And with the Draft Master Plan 2008 having outlined new key growth areas, hot spots and hubs, there is no guesswork required.
So read on to find out where we will Live, Work, and Play in the future.
source: http://www.businesstimes.com.sg
Wednesday, June 4, 2008
Transforming Singapore
Regardless of the market sentiment, the three "L's" - Location, Location, Location - will always remain fundamental to the property sector. As such, it pays to know where the best real estate locations are likely to be.
And with the Draft Master Plan 2008 having outlined new key growth areas, hot spots and hubs, there is no guesswork required.
So read on to find out where we will Live, Work, and Play in the future.
source: http://www.businesstimes.com.sg
And with the Draft Master Plan 2008 having outlined new key growth areas, hot spots and hubs, there is no guesswork required.
So read on to find out where we will Live, Work, and Play in the future.
source: http://www.businesstimes.com.sg
New vision for Kallang Riverside
Published May 29, 2008
The area is set to evolve into the next prime area at the edge of the city, say NICHOLAS MAK and TEO JUNRONG
THE Kallang planning area, positioned along the picturesque Kallang River and within close proximity to the Central Business District (CBD), has enormous development potential. Made up of nine sub-zones, it covers a land area of about 920 hectares that includes 101 hectares of water body.
Taking sports to a new level: When the $1.2 billion Singapore Sports Hub is completed by 2011, it will add vibrancy to Kallang Riverside due to its close proximity to the area
Since the announcement of the 1998 Master Plan, planners have envisaged the Kallang area as an urban waterfront district. This vision includes it being a centre for sports, recreation and leisure with residential developments flanking the riverbanks. There were also plans to transform the Kallang planning area into a major commercial centre to capitalise on its proximity to the Central Area.
In particular, under the 1998 Master Plan, Kampong Bugis, a sub-zone of the Kallang planning area, was slated to be a transition between the Central Area and the sports and recreation areas at Kallang Basin.
High-density residential buildings along with recreational facilities will be orientated towards the river to take advantage of the waterfront view. Some of these plans have already materialised. Waterfront residential developments, such as Pebble Bay and Camelot, can now be found facing the Kallang Basin.
The latest Master Plan aims to build on the earlier vision for Kallang. The new planning sub-zone will be the Kallang Riverside, which refers to the areas on both sides of the Kallang River, bounded by Nicoll Highway, Kallang Road and Sims Way. With a total land area of 64 hectares available for development, Kallang Riverside is to be transformed into a new lifestyle district, offering waterfront homes with an exciting mix of retail and entertainment facilities.
In addition, the area will also be developed into a commercial hub outside the city centre, providing various business alternatives and employment opportunities. Kallang Riverside will embrace the nationwide vision to make Singapore a great city in which to live, work and play.
Work
As mentioned earlier, Kallang Riverside aims to become a major commercial hub outside the city centre. There will be over 200,000 square metres of new office space added to the area. Its proximity to the CBD will be an advantage, as it will provide an alternative location to the existing CBD. The resulting projected increase of 21,000 office workers in Kallang could provide the necessary pool of demand for the upcoming retail and entertainment outlets.
Live
Homes with waterfront views usually command a premium and the prices of some of these homes fall within the high-end price segment in Singapore. Distinctive waterfront homes within a lush park setting are planned to be developed on the western side of the Kallang River.
The proposed 4,000 new waterfront homes will have a range of heights to ensure that scenic views of the beachfront will not be obstructed. For instance, there will be varying residential plot ratios of 3.5 to 5.6 under the 2008 Master Plan for the area to the west of the Kallang River. Future developments can also adopt a resort-style design, to take advantage of the beaches and water edge location. These new homes could also be relatively more affordable and could be priced in the mass market and mid-tier segments.
In order to allow the water features and landscaping elements to seamlessly extend the lush park setting, developments here will be encouraged to go 'fenceless'. This will be similar to one-north Residences, where such a fenceless environment was created to enable pedestrian connectivity and interaction among the community.
This will also pose challenges and opportunities for architects, as they need to create this seamless environment for the developments in Kallang Riverside without compromising on the security of the residents.
With the presence of the various live-work-play elements, together with its waterfront location and proximity to the CBD, these developments are likely to be attractive to homeowners and investors.
Kallang Riverside will also take advantage of its distinctive tropical character and surrounding water features by forming a substantial hotel cluster to cater to family and business travellers. Under the 1998 Master Plan, the area to the east of the Kallang River had been zoned for residential purposes. Under the 2008 Master Plan, the zoning has now been changed to hotel and white sites.
The hotel zoning will have plot ratios ranging from 2.1 to 3.5 while the white sites zoning will have plot ratios ranging from 1.5 to 4.9. There are plans for up to 3,000 hotel rooms available along the banks of the Kallang River.
Due to tourism initiatives such as the Formula One race, Youth Olympics and the integrated resorts, the number of visitors to Singapore is anticipated to rise over the medium term from the 10 million in 2007 to about 17 million by 2015. As a result, more hotels are needed to meet the rising demand. Tourists should find hotels along the Kallang Riverside an attractive choice, with their scenic views, proximity to the CBD as well as major tourist attractions.
Play
Kallang Riverside will go through a metamorphosis to become a new lifestyle hub, with a vibrant mix of retail, food and beverage outlets, and entertainment facilities. It is close to key attractions such as the Sports Hub and the Illuma entertainment centre.
Costing some $1.2 billion, the Singapore Sports Hub would be completed by 2011. The integrated complex includes a 55,000-seat capacity stadium with a retractable roof, a 6,000 capacity aquatic centre, a multi-purpose arena and over 41,000 square metres of commercial space. It will be Singapore's premier land and sea sports, entertainment and lifestyle hub, hosting major international events and playing a critical role in taking sports in Singapore to a new level. Due to its close proximity, the Sports Hub is likely to add vibrancy to Kallang Riverside.
Illuma, located in the Bras Basah-Bugis district, is slated to be Singapore's first urban entertainment centre. Spanning a site area of 8,921 sq m, the complex aims to provide an exciting mix of arts and entertainment facilities all in one location, drawing both locals and tourists alike.
Within the development, public spaces will be provided to serve as venues for street performances, bazaars and open-air concerts. Likewise, this upcoming project would be something that the residents in Kallang can look forward to.
With its sandy beaches, waterfront views, and close proximity to the city, Kallang Riverside is indeed situated in a unique spot in Singapore. As the Master Plan gradually materialises, Kallang Riverside will evolve into the next prime area at the edge of the city. The growing population in the area would provide the critical mass to support these upcoming residential and commercial developments. In time to come, Kallang Riverside might become one of the places in which residents can truly live, work and play.
The writers are with Knight Frank's Research & Consultancy Department
Source: http://www.businesstimes.com.sg/
Sunday, May 25, 2008
Kallang property prices set to go up
Desmond Ng
Mon, May 26, 2008
The New Paper
Kallang property prices set to go up?
A BUSTLING beachfront precinct with waterfront homes, offices, hotels, shopping malls and entertainment outlets.
Think Sentosa Cove, but on a smaller scale. And perhaps, not so pricey.
That will be the new face of Kallang Basin in years to come.
This makeover is one of the initiatives of the Draft Master Plan 2008, launched by Minister of National Development Mah Bow Tan yesterday.
For property speculators and homeowners in that area, this makeover can spell only one thing -higher property prices.
The one thing some residents want to know is: how much is the value of my place expected to rise?
There are two small Housing Board (HDB) estates with less than 20 blocks in that area, and both overlook Kallang Basin.
The Riverine, a 96-unit apartment project which was launched a year ago, will be the first private residential project to be completed in Kallang Riverside.
Auditor Justin Lee, who lives in a four-room HDB flat there, said: 'The redevelopment sounds exciting. At last, they're going to spruce up this area. I think this place has potential, since there's a beach here and it's near to town.
'It'll be a while before the whole place is revitalised and, by then, I'm sure the value of my place would have gone up.'
Mr Lee, who is in his 30s, paid more than $200,000 for his place some two years ago.
Property-watchers we spoke to agreed that property prices in that area will certainly head up once construction there starts.
But it's still early days yet, especially for those hoping to cash in now.
PropNex's chief executive Mohamed Ismail said: 'There won't be any immediate impact on prices today. If anything, the value of homes there will hold well now because of the news.
STILL EARLY
'We may not see the price increase today, tomorrow or a few months to come. But in a few years' time, this place will command a premium because of the transformation.'
He reckoned that when construction begins, buyers can be expected to pay a premium of 10 to 15 per cent above its usual price.
The proximity to town, the Marina Bay Sands integrated resort, and the new Sports Hub will bode well for homeowners there, he said.
'People who want to invest in that place now will not be wrong in the long run. When things start coming up, such as the Sports Hub, the new MRT station and basic infrastructure, rentals and prices in that area will go up too,' he added.
Mr Eugene Lim, an assistant vice-president with ERA Realty Network, also believes that one can expect a run-up in terms of property prices there.
But don't expect a 10-per-cent increase in price now because nothing is concrete yet, he said.
'It's a 10 to 15 years' project and will not happen straightaway.
'But when plans are more concrete, land parcels are sold and developers start to announce their projects, prices in that area will increase. In 15 years' time, prices there could even double what it is today.'
The Kallang Riverside area today is a quiet neighbourhood, home to a few flatted factories and a hangout for wakeboard enthusiasts.
While some are relishing the thought of a mini Sentosa Cove by their doorstep, others are not so hot about it.
Fishball noodle seller Tan Boey Khim, who lives in a four-room HDB flat just opposite the Kallang Basin, would prefer the area to remain status quo.
Mr Tan has been selling his noodles in a market there for the last 30 years.
The 66-year-old paid about $190,000 for his flat two years ago.
Right now, he enjoys an unblocked, picturesque view of the Kallang Basin all the way to Tanjong Rhu, the Marina Bay area, East Coast Park and even the Singapore Flyer.
For him, redevelopment means more noise, dust and traffic inconveniences from the construction.
Mr Tan said in Mandarin: 'The plans don't matter to me. I don't even know if I will still be around when this whole area is redeveloped. Anyway, it's still too early for me to think about selling this place for a profit.
'I like the area, the view and proximity to town. I just hope it doesn't become too crowded.'
(Source :http://business.asiaone.com/Business/My%2BMoney/Property/Story/A1Story20080525-66970.html)
Saturday, May 24, 2008
Kallang River surroundings poised for boom time
Kallang River surroundings poised for boom time
Fiona Chan
Sun, May 25, 2008
The Straits Times
Finally, a bit of news to cheer the ailing housing market: The drab, neglected area north of Kallang River is to be Singapore's next lifestyle hot spot.
Four thousand new waterfront homes, all to be built by private developers, are slated to come up in the area in the next 15 years.
They will offer cool green living in a lush park setting, as well as resort-style beachfront housing near the water's edge.
Kallang Riverside will also be transformed into a lively commercial hub and leisure destination, with enough space for 400,000 sq m of offices and shops and 3,000 hotel rooms.
All this was announced by the Urban Redevelopment Authority (URA) on Friday as part of its latest Master Plan, which guides Singapore's land use policy in the medium term.
Property consultants say the new Kallang district, bounded by Lavender and Kallang MRT stations on the northern corners and the Kallang River to the south, has the potential to become a premier residential enclave.
'The area is near town, yet next to the beach, it reminds me of places like the Gold Coast,' said Mr Danny Yeo, the deputy managing director of property firm Knight Frank.
He lauded the exclusivity of the area, which is bounded by waterways on all sides except for Kallang Road to the north.
'It's resort living on the fringe of the city. Many people will want to live there.'
Jones Lang LaSalle (JLL)'s head of South-east Asia research, Mr Chua Yang Liang, called the area 'a hybrid of the current two waterfront areas, Marina Bay and Sentosa'.
Over the last couple of years, demand for waterfront homes has strengthened and the limited supply of such properties has led to their prices surging to a level beyond the grasp of many Singaporeans, he said.
'This new district may help make similar projects available to the man in the street.'
Mr Karamjit Singh, the managing director of property consultancy Credo Real Estate, drew a comparison with Novena, another prime city-fringe area, instead.
He highlighted the fact that Kallang is served by two MRT stations, making it a very desirable residential and office location.
'Kallang has the potential of becoming the new Novena, purely because it's that close to town.'
Lots to choose from
A range of housing options will be available in Kallang Riverside, if all goes according to the Master Plan.
Most of the homes will be set on the western bank of the river in an area called The Green, which will have a park running down the middle.
Low-rise apartment blocks will face the park, with high-rise condominiums soaring behind them.
The Government has set aside several plots for high-density housing here, with varying plot ratios for different building heights, noted Mr Li Hiaw Ho, the executive director of CB Richard Ellis Research.
This will allow for a 'step-down' range of storey heights that descend towards the waterfront, enabling residents in the top floors of each building to enjoy views of the water.
Homes that are directly fronting the park or the river will also be encouraged to go 'fenceless' to create a seamless blend of parkland, beachfronts and buildings, said the URA.
Landed homes may also make an appearance nearer the beaches, said JLL's Mr Chua.
City-fringe prices
Kallang may sound like a first-class place to live, but expect to pay top dollar for homes there.
Property values are expected to soar in the area, especially for the planned new homes. The surrounding residences will not feel any impact for the next few years, but prices may rise once the area starts taking shape, predicted property experts.
Most of the housing estates nearby are made up of HDB flats.
Currently, the only condominium in the area is the upcoming Riverine by the Park, along Kallang Road near the river. Nearby is Citylights, at Jellicoe Road near Lavender MRT station.
Units were recently sold at Riverine for $1,600 per sq ft (psf) and at Citylights for $1,000 to $1,300 psf.
Across the river, condos in Tanjong Rhu have been sold for as low as $750 psf at Tanjong Ria Condo and for more than $1,600 psf at Casuarina Cove.
Knight Frank's Mr Yeo believes home prices in the new Kallang will be 'a shade below those in Orchard, and probably comparable to those in Newton and Novena', with waterfront homes costing even more.
Mr Chua expects prices to be about 10 per cent to 15 per cent lower than those currently commanded by Marina Bay and Sentosa, which range from $1,700 psf to $2,700 psf.
'The plans will bring the population back into Kallang and increase demand for the surrounding properties,' he said.
Already, buyers are being drawn to HDB flats in the area because of the high prices of private homes and the conservation charm of Kallang, Mr Chua said.
'It's still a little sleepy town now, and there won't be much short-term impact, but in the medium to long term, we should see price movements there.'
fiochan@sph.com.sg
(Source: http://news.asiaone.com/News/The%2BStraits%2BTimes/Story/A1Story20080525-66885.html)
2008年新加坡发展总蓝图草案
2008年新加坡发展总蓝图草案
（2008-05-24）
● 龚慧婷 吴汉钧 李韵琳 联合报道
旧加冷机场主建筑获保留
加冷河畔发展
人民协会前面大树成荫的体育场连路，不会因为大规模发展计划而消逝。
市区重建局制订发展总蓝图草案时，特别征询各界意见，决定保留人协目前使用的旧加冷机场主建筑、前方的体育场连路、两旁两座细长建筑和一座旧飞机库。
保留下来的旧建筑还没有明确的发展计划，市建局希望有发展商能提出创意点子，把它发展成集娱乐、零售、饮食、酒店和办公楼于一体的旧机场广场（Old Airport Square）。
为增加旧建筑的实用面积，蓝图允许发展商在旧建筑周围建造新大厦。同时，发展商也必须建造一条数百公尺长的高架人行天桥，衔接加冷地铁站、旧机场广场和未来的体育城，增进加冷地铁站和体育城之间的人潮流动。
火城旧址将建4000私宅
加冷地铁站旁的巴士转换站也会发展成综合商场。巴士转换站前途未定，可能与商场结合，也可能搬迁。人协和沈氏大道间的大片空地被规划为办公楼和综合用途地段。
将在火城旧址兴建的4000个住宅都会是私人住宅，可高35层，并俯瞰体育城，远眺新加坡摩天观景轮和滨海湾。
虽然火城旧址将供发展商发展私宅，可是市建局通过蓝图规定，各发展商必须协调设计一条林荫人行道，从加冷路和哥罗福街路口连接加冷河岸，方便公众从劳明达地铁站步行到加冷河岸。
由于是私人住宅区，发展商必须动脑筋设计隐藏式篱笆，既能保护住户的隐私，又不阻碍公众使用林荫人行道。
加冷河两岸建筑高度也受限制，最靠近河岸的高度介于6层楼至8层楼，离河岸越远，楼层越高。加冷河沿岸有6个地段供发展沙滩酒店，可建造多达3000间客房。
加冷河畔公园也将提升，增添人工湖及新桥连接两岸，沿岸走道也会同滨海湾花园及体育城衔接，各种水上活动也不会消失。
目前，“火城”旧址仍矗立着新柔工厂大厦（Singapore Johore Factories Building）和曼玛达克鲁尼瓦印度教庙（Sri Manmatha Karuneeswarar Temple）。印度教庙地段被规划为备售地（Reserve Site），市建局和相关部门将在完成规划后确定这个地段的用途。目前用作仓库的新柔工厂大厦最终会拆除。
市建局不担心加冷河畔及巴耶利峇中心的发展会冲淡芽笼的特色。局长蔡君炫在记者会上说：“新加坡很小，所有地方都很靠近，这是无法改变的。不过，芽笼不会改变，它还会在那里，芽笼是个很（狭）长的地区，依然会充满活力。”
马宝山：酒店办公楼没供应过剩问题
小印度酒店地段吸引不到竞标者是个别例子
国家发展部长马宝山认为，最近小印度一块酒店地段无法吸引发展商竞标只是个别例子，本地的酒店需求还是很高。
他说，总蓝图草案规划的酒店地段是长期规划，政府也会通过备售地名单按市场需求推出地段。因此，酒店和办公楼并不会出现供应过剩的问题。
马宝山答复记者询问时说，发展商不投标的原因很多，可能是地段靠近施工中的地铁站，也可能同目前的高建筑成本有关，但“这只是短期现象”。
客房租用率近90％
显示供应仍短缺
“长期焦点是我国需要更多酒店客房，目前的客房租用率近90％，创下许久以来的新高，也显示供应依旧短缺。若以此估算，加上接下来推出的一些旅游业相关发展项目，政府需要向旅游局作出保证，已拨出足够土地作为酒店用途。”
政府也向私人业界保证，供应将视市场需求而定，政府不会在没有需求的时候强行推出许多新酒店，而是把地段放在备售名单中，若有需求，发展商自然会去将它“勾”出来。马宝山说：“这个原理也适用于办公楼和住宅市场。”
他指出，在2010年和2011年推出的新办公楼楼面，预计会全部找到租户，接下来就属于“未知领域”了。
去年，来自银行和相关领域的强劲需求，加上供应不足，使优质地段办公楼市场的租用率和租金都创下新高，也使政府供应更多办公楼地段，供发展商竞标。在2010和2011年，市场上的办公楼供应相信将达到650万平方英尺。
但高纬物业新加坡董事经理韩永利说：“问题是2010年以后情况如何？随着供应增加，或许租金会开始下滑。”
目前房地产市场淡静，政府推出总蓝图，是否要传达什么市场信息？
马宝山答说：“无论市场好坏，政府每5年都会推出总蓝图，因此不是要传达什么信息，而是要列出下来10至15年的规划。”
他说，经历了不同的上下周期，如果打算以一个点进行规划，结果会令人非常失望。
马宝山也透露，政府将在下月如期推出下半年的售地计划，并不打算停止售卖官地。
根据2008年发展总蓝图草案，除三个增长区域—裕廊湖区、加冷河畔和巴耶利峇，全岛各地的容积率（plot ratio）基本上维持不变。
马宝山说，同1998年大幅度调高容积率让土地增值的作法不同，这回除了一些地铁站周围地段外，政府觉得没有必要调高其他地区的土地容积率。
更改购屋优先权条例
对其他购屋者更公平
国家发展部长马宝山认为，让屡次放弃购屋机会的首次购屋者在短期内失去优先权，对其他购屋者而言会更公平。
建屋发展局前天更改条例，那些被抽中选购组屋，却连续两次放弃选购机会的首次购屋者，在接下来一年将不再享有首次购屋优先权。
马宝山昨天受访时说：“他们有两次选购机会，如果他们都放弃，我想惟有把他们排到轮后队伍的后面，对其他真正想买组屋的人才算公平。我们并不是说不准他们再回来申购组屋，我们只是说‘请排到轮后队伍后面，因为很显然地，你们不是真的很需要组屋’。”
芽笼士乃马来村将拆除巴耶利峇发展
根据总蓝图草案，有近20年历史的芽笼士乃马来村（Malay Village）将被拆除，原址将建造民事中心（Civic Centre）大厦，可以集民众俱乐部、社区发展理事会办事处，甚至社区图书馆于同一屋檐下。
民事中心前也将有社区广场，面积相等于大巴窑建屋局中心广场，可举办社区活动，如节庆和市集（bazaars）。当局也考虑在民事中心内设立展览厅，展示本地传统和芽笼士乃的历史。
市区重建局在为巴耶利峇发展为区域中心作出规划时，也计划沿着芽笼路建造更宽敞的人行走道广场，为在马来传统节日摆摊的小贩提供更大空间。
国家发展部长马宝山指出，市建局将与利益相关者和基层组织紧密合作，在发展新民事中心时保留这个地区丰富的马来文化和传统色彩。
新加坡建筑师学会前会长陈干从告诉本报，从建筑师的角度来说，拆除建筑都是可惜的，但由于我国土地有限，若能拆除重建，赋予地区新的生命，并保留原有特色，一些情感上的“牺牲”还是值得的。
芽笼士乃马来村占地2.2公顷，建于1989年。马来甘榜式建筑原本要展示传统马来村生活风貌，但建成后发展一直不理想。
由于年久失修，管理又数度易手，马来村里的70间商店中有不少已停业。目前管理马来村的是马来文化村私人有限公司。马来文化村的地契租约将在2011年到期。
市建局局长蔡君炫说，在地契租约到期后，马来村将被收回，供重新发展，但目前正在翻新重建的芽笼士乃巴刹／熟食中心将在2009年第一季竣工。
翻新后的芽笼士乃巴刹保留传统的“马来元素”，也将继续作为专卖符合回教条规食品的菜市场。
市建局回答本报询问时也指出，如切大厦（Joo Chiat Complex）、城市购物中心（City Plaza）和以修车业为主的单层工厂区，将不会受到巴耶利峇重新发展影响。
建屋发展局正在翻新如切大厦，预计今年8月完工。但同属政府房地产的丹戎加东大厦则会在现有租户的租约到期后，并在有需要时重新发展。这些租户签的是短期租约，而市建局也还未决定丹戎加东大厦的重新发展日期。
新的巴耶利峇中心可建造540万平方英尺的商业楼面，芽笼河也会融入未来发展项目中。当滨海堤坝（Marina Barrage）今年完工后，芽笼河的水位将稳定，市建局的设计构思是让芽笼河穿过拟议中的地铁站广场（Station Plaza）与河边商场内部，其他河畔地段也将建造办公楼，提供新的河畔购物、工作和用餐体验。
此外，新的巴耶利峇地铁站（地铁环线与东西线转换站）在2010年竣工。芽笼地区也将保留原有特色。
发展商分析师反应
有助提升市场情绪
带动市区周边房价
多数受访的发展商和分析师欢迎2008年新加坡发展总蓝图草案，认为这能为目前低迷的市场带来正面情绪，同时也使房地产增值从市中心扩大到周边地区。
但他们也认为，政府这回不调整容积率，意味着集体出售热潮下来几年不会重现，让希望从调高容积率中获益者感到失望。
莱坊（Knight Frank）研究部主管麦俊荣说，这回容积率调高和更改用途的地段，主要集中在新的发展区，而且是国有土地，例如加冷河东岸地段，最高容积率从3.5增加到介于3.5至5.6。
他说，这意味着私宅集体出售的“牛市”已结束，这一轮发展总蓝图将不会引发另一波集体出售热潮，因此政府将是这一回
容积率上调的最大获益者，私人发展商或投资者大概需要多等五年，待下一轮总蓝图出炉。
齐乐行董事经理卡南吉星说：“这将进一步打击淡静的集体出售市场。今年仅有一个集体出售项目成功，由于市场情绪非常低迷，而且买卖双方的期望仍存在非常大的差距，相信今年不会再有集体出售项目。但若差距缩小，市场情绪回稳，集体出售活动将能起死回生。”
次贷危机未明朗前
最好不要打乱市场
房地产发展商公会会长钟世平说：“我之前非常担心政府会宣布调整容积率，很庆幸政府没那么做。目前的市场存在许多未知数，在次贷危机未明朗前，政府比较关注的是不打乱市场。不调高容积率将能够控制土地供应，不会掀起另一波集体出售风
，也不会给吃紧的建筑业进一步施压，让市场有机会喘息，稳定下来。”
他说：“加冷濒水地段有发展豪华私宅的潜质，周围则能发展其他类型住宅、办公楼和酒店等，每个发展商都能有份参与。”
永泰产业在加冷河畔建有嘉滨轩项目。它的执行董事庄志淼欢迎发展总蓝图草案以发展加冷河畔为重点，并表示早已看好这个地段的潜能。
他说，嘉滨轩去年正式推出前，单位已被抢购一空。根据市区重建局去年7月份的数据，这个项目的中位数售价是每平方英尺1588元。
城市发展集团总经理谢仰丰说：“这一系列的中长期发展计划，将大大改善市容和人们的生活素质，希望能给目前低迷的市场注入活力，激起兴奋情绪。”
他认为，加冷河畔和巴耶利峇有潜能发展成像诺维娜（Novena）的市区边缘中心。
卡南吉星说：“如果发展总蓝图在未来10至15年如期落实，新项目预计将带动那一带的房地产价格和租金上扬20％至50％。不过，实际价格和租金增值要在5年后当基础建设建成、附近地段开始发展后才会动起来。首先受惠的是住宅，接着是零售商店，过后是办公楼。”
仲量联行（JLL）研究部主管（东南亚与新加坡）蔡炎亮博士说：“三个新的商业中心不但能将商业活动带到市区周围、舒缓进入市区的交通拥挤情况和改善人们的生活素质，也能产生溢出效应，带动这些中心周围的房地产价格和租金增长，使未来的价格增长分布比较平均，不会过于集中在中央商业中心。”
(Source: http://www.zaobao.com/sp/sp080524_514_7.shtml)
（2008-05-24）
● 龚慧婷 吴汉钧 李韵琳 联合报道
旧加冷机场主建筑获保留
加冷河畔发展
人民协会前面大树成荫的体育场连路，不会因为大规模发展计划而消逝。
市区重建局制订发展总蓝图草案时，特别征询各界意见，决定保留人协目前使用的旧加冷机场主建筑、前方的体育场连路、两旁两座细长建筑和一座旧飞机库。
保留下来的旧建筑还没有明确的发展计划，市建局希望有发展商能提出创意点子，把它发展成集娱乐、零售、饮食、酒店和办公楼于一体的旧机场广场（Old Airport Square）。
为增加旧建筑的实用面积，蓝图允许发展商在旧建筑周围建造新大厦。同时，发展商也必须建造一条数百公尺长的高架人行天桥，衔接加冷地铁站、旧机场广场和未来的体育城，增进加冷地铁站和体育城之间的人潮流动。
火城旧址将建4000私宅
加冷地铁站旁的巴士转换站也会发展成综合商场。巴士转换站前途未定，可能与商场结合，也可能搬迁。人协和沈氏大道间的大片空地被规划为办公楼和综合用途地段。
将在火城旧址兴建的4000个住宅都会是私人住宅，可高35层，并俯瞰体育城，远眺新加坡摩天观景轮和滨海湾。
虽然火城旧址将供发展商发展私宅，可是市建局通过蓝图规定，各发展商必须协调设计一条林荫人行道，从加冷路和哥罗福街路口连接加冷河岸，方便公众从劳明达地铁站步行到加冷河岸。
由于是私人住宅区，发展商必须动脑筋设计隐藏式篱笆，既能保护住户的隐私，又不阻碍公众使用林荫人行道。
加冷河两岸建筑高度也受限制，最靠近河岸的高度介于6层楼至8层楼，离河岸越远，楼层越高。加冷河沿岸有6个地段供发展沙滩酒店，可建造多达3000间客房。
加冷河畔公园也将提升，增添人工湖及新桥连接两岸，沿岸走道也会同滨海湾花园及体育城衔接，各种水上活动也不会消失。
目前，“火城”旧址仍矗立着新柔工厂大厦（Singapore Johore Factories Building）和曼玛达克鲁尼瓦印度教庙（Sri Manmatha Karuneeswarar Temple）。印度教庙地段被规划为备售地（Reserve Site），市建局和相关部门将在完成规划后确定这个地段的用途。目前用作仓库的新柔工厂大厦最终会拆除。
市建局不担心加冷河畔及巴耶利峇中心的发展会冲淡芽笼的特色。局长蔡君炫在记者会上说：“新加坡很小，所有地方都很靠近，这是无法改变的。不过，芽笼不会改变，它还会在那里，芽笼是个很（狭）长的地区，依然会充满活力。”
马宝山：酒店办公楼没供应过剩问题
小印度酒店地段吸引不到竞标者是个别例子
国家发展部长马宝山认为，最近小印度一块酒店地段无法吸引发展商竞标只是个别例子，本地的酒店需求还是很高。
他说，总蓝图草案规划的酒店地段是长期规划，政府也会通过备售地名单按市场需求推出地段。因此，酒店和办公楼并不会出现供应过剩的问题。
马宝山答复记者询问时说，发展商不投标的原因很多，可能是地段靠近施工中的地铁站，也可能同目前的高建筑成本有关，但“这只是短期现象”。
客房租用率近90％
显示供应仍短缺
“长期焦点是我国需要更多酒店客房，目前的客房租用率近90％，创下许久以来的新高，也显示供应依旧短缺。若以此估算，加上接下来推出的一些旅游业相关发展项目，政府需要向旅游局作出保证，已拨出足够土地作为酒店用途。”
政府也向私人业界保证，供应将视市场需求而定，政府不会在没有需求的时候强行推出许多新酒店，而是把地段放在备售名单中，若有需求，发展商自然会去将它“勾”出来。马宝山说：“这个原理也适用于办公楼和住宅市场。”
他指出，在2010年和2011年推出的新办公楼楼面，预计会全部找到租户，接下来就属于“未知领域”了。
去年，来自银行和相关领域的强劲需求，加上供应不足，使优质地段办公楼市场的租用率和租金都创下新高，也使政府供应更多办公楼地段，供发展商竞标。在2010和2011年，市场上的办公楼供应相信将达到650万平方英尺。
但高纬物业新加坡董事经理韩永利说：“问题是2010年以后情况如何？随着供应增加，或许租金会开始下滑。”
目前房地产市场淡静，政府推出总蓝图，是否要传达什么市场信息？
马宝山答说：“无论市场好坏，政府每5年都会推出总蓝图，因此不是要传达什么信息，而是要列出下来10至15年的规划。”
他说，经历了不同的上下周期，如果打算以一个点进行规划，结果会令人非常失望。
马宝山也透露，政府将在下月如期推出下半年的售地计划，并不打算停止售卖官地。
根据2008年发展总蓝图草案，除三个增长区域—裕廊湖区、加冷河畔和巴耶利峇，全岛各地的容积率（plot ratio）基本上维持不变。
马宝山说，同1998年大幅度调高容积率让土地增值的作法不同，这回除了一些地铁站周围地段外，政府觉得没有必要调高其他地区的土地容积率。
更改购屋优先权条例
对其他购屋者更公平
国家发展部长马宝山认为，让屡次放弃购屋机会的首次购屋者在短期内失去优先权，对其他购屋者而言会更公平。
建屋发展局前天更改条例，那些被抽中选购组屋，却连续两次放弃选购机会的首次购屋者，在接下来一年将不再享有首次购屋优先权。
马宝山昨天受访时说：“他们有两次选购机会，如果他们都放弃，我想惟有把他们排到轮后队伍的后面，对其他真正想买组屋的人才算公平。我们并不是说不准他们再回来申购组屋，我们只是说‘请排到轮后队伍后面，因为很显然地，你们不是真的很需要组屋’。”
芽笼士乃马来村将拆除巴耶利峇发展
根据总蓝图草案，有近20年历史的芽笼士乃马来村（Malay Village）将被拆除，原址将建造民事中心（Civic Centre）大厦，可以集民众俱乐部、社区发展理事会办事处，甚至社区图书馆于同一屋檐下。
民事中心前也将有社区广场，面积相等于大巴窑建屋局中心广场，可举办社区活动，如节庆和市集（bazaars）。当局也考虑在民事中心内设立展览厅，展示本地传统和芽笼士乃的历史。
市区重建局在为巴耶利峇发展为区域中心作出规划时，也计划沿着芽笼路建造更宽敞的人行走道广场，为在马来传统节日摆摊的小贩提供更大空间。
国家发展部长马宝山指出，市建局将与利益相关者和基层组织紧密合作，在发展新民事中心时保留这个地区丰富的马来文化和传统色彩。
新加坡建筑师学会前会长陈干从告诉本报，从建筑师的角度来说，拆除建筑都是可惜的，但由于我国土地有限，若能拆除重建，赋予地区新的生命，并保留原有特色，一些情感上的“牺牲”还是值得的。
芽笼士乃马来村占地2.2公顷，建于1989年。马来甘榜式建筑原本要展示传统马来村生活风貌，但建成后发展一直不理想。
由于年久失修，管理又数度易手，马来村里的70间商店中有不少已停业。目前管理马来村的是马来文化村私人有限公司。马来文化村的地契租约将在2011年到期。
市建局局长蔡君炫说，在地契租约到期后，马来村将被收回，供重新发展，但目前正在翻新重建的芽笼士乃巴刹／熟食中心将在2009年第一季竣工。
翻新后的芽笼士乃巴刹保留传统的“马来元素”，也将继续作为专卖符合回教条规食品的菜市场。
市建局回答本报询问时也指出，如切大厦（Joo Chiat Complex）、城市购物中心（City Plaza）和以修车业为主的单层工厂区，将不会受到巴耶利峇重新发展影响。
建屋发展局正在翻新如切大厦，预计今年8月完工。但同属政府房地产的丹戎加东大厦则会在现有租户的租约到期后，并在有需要时重新发展。这些租户签的是短期租约，而市建局也还未决定丹戎加东大厦的重新发展日期。
新的巴耶利峇中心可建造540万平方英尺的商业楼面，芽笼河也会融入未来发展项目中。当滨海堤坝（Marina Barrage）今年完工后，芽笼河的水位将稳定，市建局的设计构思是让芽笼河穿过拟议中的地铁站广场（Station Plaza）与河边商场内部，其他河畔地段也将建造办公楼，提供新的河畔购物、工作和用餐体验。
此外，新的巴耶利峇地铁站（地铁环线与东西线转换站）在2010年竣工。芽笼地区也将保留原有特色。
发展商分析师反应
有助提升市场情绪
带动市区周边房价
多数受访的发展商和分析师欢迎2008年新加坡发展总蓝图草案，认为这能为目前低迷的市场带来正面情绪，同时也使房地产增值从市中心扩大到周边地区。
但他们也认为，政府这回不调整容积率，意味着集体出售热潮下来几年不会重现，让希望从调高容积率中获益者感到失望。
莱坊（Knight Frank）研究部主管麦俊荣说，这回容积率调高和更改用途的地段，主要集中在新的发展区，而且是国有土地，例如加冷河东岸地段，最高容积率从3.5增加到介于3.5至5.6。
他说，这意味着私宅集体出售的“牛市”已结束，这一轮发展总蓝图将不会引发另一波集体出售热潮，因此政府将是这一回
容积率上调的最大获益者，私人发展商或投资者大概需要多等五年，待下一轮总蓝图出炉。
齐乐行董事经理卡南吉星说：“这将进一步打击淡静的集体出售市场。今年仅有一个集体出售项目成功，由于市场情绪非常低迷，而且买卖双方的期望仍存在非常大的差距，相信今年不会再有集体出售项目。但若差距缩小，市场情绪回稳，集体出售活动将能起死回生。”
次贷危机未明朗前
最好不要打乱市场
房地产发展商公会会长钟世平说：“我之前非常担心政府会宣布调整容积率，很庆幸政府没那么做。目前的市场存在许多未知数，在次贷危机未明朗前，政府比较关注的是不打乱市场。不调高容积率将能够控制土地供应，不会掀起另一波集体出售风
，也不会给吃紧的建筑业进一步施压，让市场有机会喘息，稳定下来。”
他说：“加冷濒水地段有发展豪华私宅的潜质，周围则能发展其他类型住宅、办公楼和酒店等，每个发展商都能有份参与。”
永泰产业在加冷河畔建有嘉滨轩项目。它的执行董事庄志淼欢迎发展总蓝图草案以发展加冷河畔为重点，并表示早已看好这个地段的潜能。
他说，嘉滨轩去年正式推出前，单位已被抢购一空。根据市区重建局去年7月份的数据，这个项目的中位数售价是每平方英尺1588元。
城市发展集团总经理谢仰丰说：“这一系列的中长期发展计划，将大大改善市容和人们的生活素质，希望能给目前低迷的市场注入活力，激起兴奋情绪。”
他认为，加冷河畔和巴耶利峇有潜能发展成像诺维娜（Novena）的市区边缘中心。
卡南吉星说：“如果发展总蓝图在未来10至15年如期落实，新项目预计将带动那一带的房地产价格和租金上扬20％至50％。不过，实际价格和租金增值要在5年后当基础建设建成、附近地段开始发展后才会动起来。首先受惠的是住宅，接着是零售商店，过后是办公楼。”
仲量联行（JLL）研究部主管（东南亚与新加坡）蔡炎亮博士说：“三个新的商业中心不但能将商业活动带到市区周围、舒缓进入市区的交通拥挤情况和改善人们的生活素质，也能产生溢出效应，带动这些中心周围的房地产价格和租金增长，使未来的价格增长分布比较平均，不会过于集中在中央商业中心。”
(Source: http://www.zaobao.com/sp/sp080524_514_7.shtml)
加冷河畔与巴耶利峇将“大整容”
加冷河畔与巴耶利峇将“大整容”
前者成高级住宅休闲商业区 后者发展为小型区域中心
（2008-05-24）
吴汉钧
市区边缘空置多年的加冷河畔将被赋予新生命，打造成高级濒水住宅及休闲商业区；巴耶利峇则将发展为小型区域中心，发挥辅助中央商业区的角色。
包括俗称“火城”的加冷煤气厂旧址和旧加冷机场的加冷河畔将建造4000个私人住宅。目前是人民协会总部的旧加冷机场部分建筑也获得保留，以发展成旧机场广场。
巴耶利峇的芽笼士乃马来村和丹戎加东大厦将被拆除，以重新发展。但市区重建局承诺尽力保存芽笼士乃的马来传统色彩。
加冷河畔和巴耶利峇中心是2008年新加坡发展总蓝图（Master Plan）草案的重点内容之一。其他重点包括已公布的裕廊湖区及全国消闲规划图。
国家发展部长马宝山昨天为在市区重建局举行的发展总蓝图草案展览主持开幕仪式时公布发展草案内容。
他说，总蓝图草案的3个目标是确保有足够土地供经济发展、为人民提供优质住屋及休闲设施、增加住家附近的就业机会。
展望2020年的新加坡
将适合世界各地人民居住
马宝山说：“草案展望新加坡在2020年成为既有活力、又适合居住的环球都市，一个有蓬勃商机、生气勃勃及环境良好，并与其他城市不一样的都市，适合世界各地人民居住。”
发展总蓝图按新加坡发展需要拟订未来10年至15年的土地使用原则，每5年检讨一次。市建局从去年开始检讨2003年发展总蓝图。
与上次相比，这个总蓝图草案着重市区外规划，因为以滨海湾为中心的地区已具雏形，而且有必要分散市区的发展压力，所以着重规划裕廊、加冷和巴耶利峇。
加冷河畔位于市区边缘，潜能不容忽视。马宝山去年中接受本报专访时已透露要在加冷河畔发展住宅区。加冷河两岸也将有6块濒水酒店地段，可提供3000间客房。
人协使用的旧加冷机场建筑还没有明确的发展计划，市建局希望有发展商能把它发展成集娱乐、零售、饮食、酒店和办公楼于一体的旧机场广场。
旧加冷机场一带可兴建总共40万平方公尺的综合用途项目，巴耶利峇中心则可建造50万平方公尺的商业楼面，分别是新达新加坡国际会议与展览中心的四倍和五倍。
芽笼士乃马来村现址将建造民事中心和社区广场，与建造中的芽笼士乃巴刹遥遥相对，方便举行开斋节市集和各种活动。市建局相信，这个概念能为芽笼士乃的马来传统特色保留一个空间。
马宝山受访时说：“看现在的马来村，我想我们有必要以另一种方法来达到原来的目的，也就是保留那一带的丰富马来文化遗产。这正是我们的打算，我们要以另一种方式引进更多活动与活力来达到这个目的。马来村的概念，大家都认为行不通。”
他估计，政府就快要为裕廊的一两个地段招标。不过，只要市场有需求，裕廊、加冷及巴耶利峇的发展引擎可同时开动。
房地产发展商公会（REDAS）会长钟世平受访时说：“这是个非常有远见的城市发展规划，能打造一个可持续发展的环球都市，同时塑造可持续生活方式。这将为发展商带来很多投资机会，不管是住宅、办公楼或酒店，人人都有机会参与。此外，在都市化时不忘平衡环境和休闲，这将有益于金融中心的形成。”
上月初公布的裕廊湖区规划图由裕廊商业区和裕廊湖畔区组成：商业区将建造办公楼、商场、住宅、酒店、娱乐、餐饮和其他设施；湖畔区则是重点休闲区。
消闲规划图在2002年公园与河道计划的基础上制订，是第一个明确制订的全国休闲规划，涵盖各区河流及蓄水池的使用、建造体育设施、激活夜生活场所等。
总蓝图经过多方咨询草拟，不过市建局仍需要公众提出看法。总蓝图草案即日起公开展出至下月20日。市建局将在年底在宪报公布总蓝图。
(Source: http://www.zaobao.com/sp/sp080524_502_2.shtml)
前者成高级住宅休闲商业区 后者发展为小型区域中心
（2008-05-24）
吴汉钧
市区边缘空置多年的加冷河畔将被赋予新生命，打造成高级濒水住宅及休闲商业区；巴耶利峇则将发展为小型区域中心，发挥辅助中央商业区的角色。
包括俗称“火城”的加冷煤气厂旧址和旧加冷机场的加冷河畔将建造4000个私人住宅。目前是人民协会总部的旧加冷机场部分建筑也获得保留，以发展成旧机场广场。
巴耶利峇的芽笼士乃马来村和丹戎加东大厦将被拆除，以重新发展。但市区重建局承诺尽力保存芽笼士乃的马来传统色彩。
加冷河畔和巴耶利峇中心是2008年新加坡发展总蓝图（Master Plan）草案的重点内容之一。其他重点包括已公布的裕廊湖区及全国消闲规划图。
国家发展部长马宝山昨天为在市区重建局举行的发展总蓝图草案展览主持开幕仪式时公布发展草案内容。
他说，总蓝图草案的3个目标是确保有足够土地供经济发展、为人民提供优质住屋及休闲设施、增加住家附近的就业机会。
展望2020年的新加坡
将适合世界各地人民居住
马宝山说：“草案展望新加坡在2020年成为既有活力、又适合居住的环球都市，一个有蓬勃商机、生气勃勃及环境良好，并与其他城市不一样的都市，适合世界各地人民居住。”
发展总蓝图按新加坡发展需要拟订未来10年至15年的土地使用原则，每5年检讨一次。市建局从去年开始检讨2003年发展总蓝图。
与上次相比，这个总蓝图草案着重市区外规划，因为以滨海湾为中心的地区已具雏形，而且有必要分散市区的发展压力，所以着重规划裕廊、加冷和巴耶利峇。
加冷河畔位于市区边缘，潜能不容忽视。马宝山去年中接受本报专访时已透露要在加冷河畔发展住宅区。加冷河两岸也将有6块濒水酒店地段，可提供3000间客房。
人协使用的旧加冷机场建筑还没有明确的发展计划，市建局希望有发展商能把它发展成集娱乐、零售、饮食、酒店和办公楼于一体的旧机场广场。
旧加冷机场一带可兴建总共40万平方公尺的综合用途项目，巴耶利峇中心则可建造50万平方公尺的商业楼面，分别是新达新加坡国际会议与展览中心的四倍和五倍。
芽笼士乃马来村现址将建造民事中心和社区广场，与建造中的芽笼士乃巴刹遥遥相对，方便举行开斋节市集和各种活动。市建局相信，这个概念能为芽笼士乃的马来传统特色保留一个空间。
马宝山受访时说：“看现在的马来村，我想我们有必要以另一种方法来达到原来的目的，也就是保留那一带的丰富马来文化遗产。这正是我们的打算，我们要以另一种方式引进更多活动与活力来达到这个目的。马来村的概念，大家都认为行不通。”
他估计，政府就快要为裕廊的一两个地段招标。不过，只要市场有需求，裕廊、加冷及巴耶利峇的发展引擎可同时开动。
房地产发展商公会（REDAS）会长钟世平受访时说：“这是个非常有远见的城市发展规划，能打造一个可持续发展的环球都市，同时塑造可持续生活方式。这将为发展商带来很多投资机会，不管是住宅、办公楼或酒店，人人都有机会参与。此外，在都市化时不忘平衡环境和休闲，这将有益于金融中心的形成。”
上月初公布的裕廊湖区规划图由裕廊商业区和裕廊湖畔区组成：商业区将建造办公楼、商场、住宅、酒店、娱乐、餐饮和其他设施；湖畔区则是重点休闲区。
消闲规划图在2002年公园与河道计划的基础上制订，是第一个明确制订的全国休闲规划，涵盖各区河流及蓄水池的使用、建造体育设施、激活夜生活场所等。
总蓝图经过多方咨询草拟，不过市建局仍需要公众提出看法。总蓝图草案即日起公开展出至下月20日。市建局将在年底在宪报公布总蓝图。
(Source: http://www.zaobao.com/sp/sp080524_502_2.shtml)
Kallang, Paya Lebar to be developed as new commercial hubs
Title : Kallang, Paya Lebar to be developed as new commercial hubs
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2029 hrs (GMT + 8hrs)
SINGAPORE : Kallang and Paya Lebar will be developed into new commercial hubs, just like the Jurong Lake District. This is part of the government's Draft Master Plan, which charts land use over the next 10 to 15 years.
Marina Bay and the city centre will continue to be the key commercial node in Singapore. New growth areas like Tanjong Pagar, Beach Road and the Ophir-Rochor corridor will also be developed.
However, more commercial hubs will be needed outside the city, to offer alternatives to businesses and bring jobs closer to homes.
One regional centre will be in Paya Lebar. About 12 hectares of land are available for development, and half a million square metres will be set aside for office, hotel and retail spaces.
The Urban Redevelopment Authority (URA) said at least 1,400 hotel rooms can be built in the area. And in the near future, residents will be able to shop and dine by the Geylang riverfront.
National Development Minister Mah Bow Tan said: "When the Marina Barrage is completed some time later this year, we will be able to stabilise the water levels in Geylang River.
"Around the Geylang River area, we will be able to integrate very attractive public spaces, malls and so on. The plan is to realign the Geylang River so that it runs through the new commercial developments."
The proposals will build on the area's distinctive Malay identity, so there will be a new Geylang Serai Market and Civic Centre. The Civic Centre will house a Community Club, community development offices and even a library.
More activities and bazaars can also be staged at a new plaza, next to the upcoming Paya Lebar MRT interchange.
As for Kallang Riverside, it has been earmarked as the next lifestyle precinct. Urban planners said new parks, waterfront residences and recreational spaces can be developed at the 64-hectare area.
About 600,000 square metres of land will also be devoted to commercial use, with 3,000 new hotel rooms in the pipeline.
About 4,000 waterfront homes have been planned for the area. And the new properties will have a variety of storey heights, stepping down towards the waterfront. This will allow those living further inland to also enjoy the views of the waterfront.
Parts of the historic Kallang Airport will also be conserved and redeveloped into a new entertainment and retail attraction. Also in the works are an integrated second-storey linkway to connect Kallang MRT station to the Old Airport Square and the future Sports Hub.
All in, URA said there are plans to add 327,200 new homes around the island over the next 15 years.
Members of the public can send their feedback on the Draft Master Plan through the URA website.
The Master Plan 2008 will be gazetted after incorporating views from the public at the Draft Master Plan exhibition at the URA Centre. - CNA/ms
(Source: http://www.channelnewsasia.com)
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2029 hrs (GMT + 8hrs)
SINGAPORE : Kallang and Paya Lebar will be developed into new commercial hubs, just like the Jurong Lake District. This is part of the government's Draft Master Plan, which charts land use over the next 10 to 15 years.
Marina Bay and the city centre will continue to be the key commercial node in Singapore. New growth areas like Tanjong Pagar, Beach Road and the Ophir-Rochor corridor will also be developed.
However, more commercial hubs will be needed outside the city, to offer alternatives to businesses and bring jobs closer to homes.
One regional centre will be in Paya Lebar. About 12 hectares of land are available for development, and half a million square metres will be set aside for office, hotel and retail spaces.
The Urban Redevelopment Authority (URA) said at least 1,400 hotel rooms can be built in the area. And in the near future, residents will be able to shop and dine by the Geylang riverfront.
National Development Minister Mah Bow Tan said: "When the Marina Barrage is completed some time later this year, we will be able to stabilise the water levels in Geylang River.
"Around the Geylang River area, we will be able to integrate very attractive public spaces, malls and so on. The plan is to realign the Geylang River so that it runs through the new commercial developments."
The proposals will build on the area's distinctive Malay identity, so there will be a new Geylang Serai Market and Civic Centre. The Civic Centre will house a Community Club, community development offices and even a library.
More activities and bazaars can also be staged at a new plaza, next to the upcoming Paya Lebar MRT interchange.
As for Kallang Riverside, it has been earmarked as the next lifestyle precinct. Urban planners said new parks, waterfront residences and recreational spaces can be developed at the 64-hectare area.
About 600,000 square metres of land will also be devoted to commercial use, with 3,000 new hotel rooms in the pipeline.
About 4,000 waterfront homes have been planned for the area. And the new properties will have a variety of storey heights, stepping down towards the waterfront. This will allow those living further inland to also enjoy the views of the waterfront.
Parts of the historic Kallang Airport will also be conserved and redeveloped into a new entertainment and retail attraction. Also in the works are an integrated second-storey linkway to connect Kallang MRT station to the Old Airport Square and the future Sports Hub.
All in, URA said there are plans to add 327,200 new homes around the island over the next 15 years.
Members of the public can send their feedback on the Draft Master Plan through the URA website.
The Master Plan 2008 will be gazetted after incorporating views from the public at the Draft Master Plan exhibition at the URA Centre. - CNA/ms
(Source: http://www.channelnewsasia.com)
Industry players upbeat about plans for 2 new commercial hubs
Title : Industry players upbeat about plans for 2 new commercial hubs
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2115 hrs (GMT + 8hrs)
Title : Industry players upbeat about plans for 2 new commercial hubs
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2115 hrs (GMT + 8hrs)
SINGAPORE : Industry players are upbeat about the plans for two new commercial hubs, noting that both Kallang and Paya Lebar have great potential for growth, given their close proximity to the city.
However, they said the timing of the various projects will have to be calibrated carefully, so as not to place additional strain on the construction sector.
In the next 15 years, Singapore will have three new commercial hubs. Jurong Lake District, Paya Lebar Central and Kallang Riverside will cost billions of dollars to develop.
According to the National Development Minister, Mah Bow Tan, one or two sites in these new regional centres will be released for sale fairly soon. But market demand will mostly dictate the pace of the developments.
Industry players warn against over-developing and easing plot ratios, which they said could trigger another wave of en-bloc sales.
Simon Cheong, President, Real Estate Developers' Association of Singapore, said: "We are one of the highest in the world - higher than Dubai, Tokyo, Sydney, New York and Hong Kong - in terms of construction costs. By not increasing the plot ratio, I think the government is giving some relief to the construction industry."
The government has already announced that it will defer some S$3 billion worth of public sector projects. Other projects may also join the list.
Mr Mah said: "I've asked the public agencies to consider deferring more projects if necessary. It makes good sense, (with) construction cost being so high, you won't get as much value for money.
"It also helps to even out the cycles - when construction demand in other areas goes down, this is one way for us to even out the cycle."
Some infrastructural works have already started at the Jurong Lake District, which is being transformed into a regional centre for the western part of Singapore. - CNA/ms
(Source: http://www.channelnewsasia.com/cna/cgi-bin/search/search_7days.pl?status=&search=kallang&id=349634)
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2115 hrs (GMT + 8hrs)
Title : Industry players upbeat about plans for 2 new commercial hubs
By : Wong Siew Ying, Channel NewsAsia
Date : 23 May 2008 2115 hrs (GMT + 8hrs)
SINGAPORE : Industry players are upbeat about the plans for two new commercial hubs, noting that both Kallang and Paya Lebar have great potential for growth, given their close proximity to the city.
However, they said the timing of the various projects will have to be calibrated carefully, so as not to place additional strain on the construction sector.
In the next 15 years, Singapore will have three new commercial hubs. Jurong Lake District, Paya Lebar Central and Kallang Riverside will cost billions of dollars to develop.
According to the National Development Minister, Mah Bow Tan, one or two sites in these new regional centres will be released for sale fairly soon. But market demand will mostly dictate the pace of the developments.
Industry players warn against over-developing and easing plot ratios, which they said could trigger another wave of en-bloc sales.
Simon Cheong, President, Real Estate Developers' Association of Singapore, said: "We are one of the highest in the world - higher than Dubai, Tokyo, Sydney, New York and Hong Kong - in terms of construction costs. By not increasing the plot ratio, I think the government is giving some relief to the construction industry."
The government has already announced that it will defer some S$3 billion worth of public sector projects. Other projects may also join the list.
Mr Mah said: "I've asked the public agencies to consider deferring more projects if necessary. It makes good sense, (with) construction cost being so high, you won't get as much value for money.
"It also helps to even out the cycles - when construction demand in other areas goes down, this is one way for us to even out the cycle."
Some infrastructural works have already started at the Jurong Lake District, which is being transformed into a regional centre for the western part of Singapore. - CNA/ms
(Source: http://www.channelnewsasia.com/cna/cgi-bin/search/search_7days.pl?status=&search=kallang&id=349634)
Remaking Kallang
Loh Chee Kong
cheekong@mediacorp.com.sg
BEFORE Changi International Airport came along, there was Singapore's first civil airport that was hailed at its 1937 opening as the "best airport in the British Empire" — and went on to serve in World War II as the principal airfield for the Allies' fighter jets.
More than half a century on, the old Kallang Airport, which has since been converted into the People's Association's (PA) headquarters, is set to charm its way back into Singaporeans' hearts — complete with al fresco eateries and spa resorts, under the new name of Old Airport Square and retaining its Art Deco facade.
The PA will shift its HQ to Tyrwhitt Road next year. And come 2020, the former airport would be part of the new Kallang Riverside precinct, a key proposal in the Urban Redevelopment Authority's latest Draft Masterplan.
Unveiling the blueprint for Singapore's urban planning for the next 10 to 15 years, National Development Minister Mah Bow Tan said on Friday: "Together with the Sports Hub, Kallang Riverside will be a significant sports and lifestyle cluster with a slice of history, supported by beachfront hotels."
Bounded by Nicoll Highway, Kallang Road and Sims Way, Kallang Riverside would see 64 hectares of land developed into retail and food and beverage shops and a residential enclave flanking the Kallang River.
A network of walkways will serve the area, including an elevated pedestrian path linking Kallang MRT station to the Sportshub.
A new park connecting Lavender MRT station to the waterfront would also be developed.
Some 600,000 sq m of commercial space would be set aside for development, with 3,000 hotel rooms expected to be built. In addition, 4,000 new private waterfront homes would offer "more opportunities for Singaporeans to enjoy city living", said Mr Mah.
Developers gave the proposal the thumbs up with some describing it as the jewel in the latest Draft Masterplan, given its "great" potential.
Mr Simon Cheong, president of the Real Estate Developers' Association of Singapore, described the timing of the proposal as "fantastic", given that Singapore's waterways would be cleaned up by then with the construction of the Marina Barrage.
Housewife Molly Tan, who lives near the Indoor Stadium, said: "It's a bit too quiet and it's time we have a shopping mall or something."
However, Knight Frank's research director Nicholas Mak noted that it would take "at least five years" for Kallang Riverside developments to take shape — although a buzz would be generated in the next few years by the Youth Olympics.
Jones Lang Lasalle head of research Chua Yang Liang noted that the concept of urbanising Singapore's waterways has been "given a greater push" by the strong positive market response to similar developments in Sentosa.
Dr Chua felt that providing more waterfront homes would "greatly enhance social equity by making such homes more affordable".
The Draft Master Plan would be exhibited at the URA Centre from now until June 20.
(Source: http://www.todayonline.com/articles/255512.asp)
cheekong@mediacorp.com.sg
BEFORE Changi International Airport came along, there was Singapore's first civil airport that was hailed at its 1937 opening as the "best airport in the British Empire" — and went on to serve in World War II as the principal airfield for the Allies' fighter jets.
More than half a century on, the old Kallang Airport, which has since been converted into the People's Association's (PA) headquarters, is set to charm its way back into Singaporeans' hearts — complete with al fresco eateries and spa resorts, under the new name of Old Airport Square and retaining its Art Deco facade.
The PA will shift its HQ to Tyrwhitt Road next year. And come 2020, the former airport would be part of the new Kallang Riverside precinct, a key proposal in the Urban Redevelopment Authority's latest Draft Masterplan.
Unveiling the blueprint for Singapore's urban planning for the next 10 to 15 years, National Development Minister Mah Bow Tan said on Friday: "Together with the Sports Hub, Kallang Riverside will be a significant sports and lifestyle cluster with a slice of history, supported by beachfront hotels."
Bounded by Nicoll Highway, Kallang Road and Sims Way, Kallang Riverside would see 64 hectares of land developed into retail and food and beverage shops and a residential enclave flanking the Kallang River.
A network of walkways will serve the area, including an elevated pedestrian path linking Kallang MRT station to the Sportshub.
A new park connecting Lavender MRT station to the waterfront would also be developed.
Some 600,000 sq m of commercial space would be set aside for development, with 3,000 hotel rooms expected to be built. In addition, 4,000 new private waterfront homes would offer "more opportunities for Singaporeans to enjoy city living", said Mr Mah.
Developers gave the proposal the thumbs up with some describing it as the jewel in the latest Draft Masterplan, given its "great" potential.
Mr Simon Cheong, president of the Real Estate Developers' Association of Singapore, described the timing of the proposal as "fantastic", given that Singapore's waterways would be cleaned up by then with the construction of the Marina Barrage.
Housewife Molly Tan, who lives near the Indoor Stadium, said: "It's a bit too quiet and it's time we have a shopping mall or something."
However, Knight Frank's research director Nicholas Mak noted that it would take "at least five years" for Kallang Riverside developments to take shape — although a buzz would be generated in the next few years by the Youth Olympics.
Jones Lang Lasalle head of research Chua Yang Liang noted that the concept of urbanising Singapore's waterways has been "given a greater push" by the strong positive market response to similar developments in Sentosa.
Dr Chua felt that providing more waterfront homes would "greatly enhance social equity by making such homes more affordable".
The Draft Master Plan would be exhibited at the URA Centre from now until June 20.
(Source: http://www.todayonline.com/articles/255512.asp)
Master Plan 2008 – “Where our future is. Great opportunities, good life”
OPENING ADDRESS BY MR MAH BOW TAN, MINISTER FOR NATIONAL DEVELOPMENT AT THE LAUNCH OF THE DRAFT MASTER PLAN 2008 EXHIBITION AT URA CENTRE ATRIUM ON 23 MAY 2008 AT 10.10 AM
Mr Alan Chan, Chairman URA
Mrs Cheong Koon Hean, CEO URA
Ladies and Gentleman,
Master Plan 2008 – “Where our future is. Great opportunities, good life”.
1. It gives me much pleasure this morning to open the Draft Master Plan 2008 exhibition.
2. We have seen significant transformation of our city over the past 10 years. Marina Bay is fast shaping up as a premier live-work-play destination, and new developments such as the Integrated Resorts will bring added economic vitality.
3. The next 10 years can be just as exciting, if not more. Despite the current economic uncertainties, I am optimistic that we can grow from strength to strength. The draft Master Plan 08 envisions Singapore in 2020 as a lively yet liveable global city – a city that is distinctive in its ability to offer a unique combination of economic opportunity, vibrant lifestyle and quality environment, for a cosmopolitan population.
4. The challenge for our planners is to make it possible for this vision to be realised given our limited land resources. With this in mind, we have developed the draft Master Plan 2008, which will guide our land use for the next 10 to 15 years, taking three key objectives into account. First, ensure that we have sufficient land to support economic growth. Second, provide quality housing and leisure options for our people. Third, enhance accessibility and reduce commuting by bringing jobs closer to home.
Building Capacity for Growth
5. Let me touch on the first thrust of supporting future growth by creating the needed physical capacity. While Marina Bay and the city centre will remain the key commercial district to meet the demand for space for financial, business services and tourism sectors, we will open up new commercial nodes outside the CBD. These new commercial nodes, each with its own unique characteristics and supported by amenities and infrastructure, will offer businesses a choice of attractive business locations.
6. We had announced earlier this year the plans to grow new areas in Beach Road and the Ophir-Rochor corridor. These areas, together with a rejuvenated Tanjong Pagar, will become strategic gateways to the city centre. Last month, I unveiled proposals to transform Jurong East into the Jurong Lake District, a lakeside destination for business and leisure serving the western part of Singapore.
7. Today, I would like to focus on two other growth areas in the Draft Master Plan 2008 – Paya Lebar Central and Kallang Riverside.
Paya Lebar Central – Commercial Node with Character
8. We plan to develop the area around Paya Lebar MRT station into a suburban commercial node called Paya Lebar Central. Nestled between Tampines and the city centre, it will complement the other existing fringe centres like Buona Vista and Novena, while differentiating itself with its unique local character.
9. Paya Lebar Central will be a very attractive location for businesses that do not need to be located within the city centre but still want to be close by. It is located close to the CBD, in fact, just a 10-minute drive away. It enjoys excellent connectivity, being connected to the PIE and ECP expressways. In the future, with the completion of the new Paya Lebar MRT interchange station in 2010 for the Circle and East-West lines, getting to Paya Lebar Central will become even more convenient.
10. With about 12 hectares of land in the area available for development, more than 500,000 sq m of commercial floor space, for office, retail and hotel uses, will be injected into Paya Lebar Central, to give it critical mass.
11. Paya Lebar Central will be a great place to work in. There will be ample landscaped public spaces within the area. With the completion of the Marina Barrage this year, water levels in Geylang River will stabilise. The River will be integrated with future developments here, creating attractive public spaces at the new commercial centre.The plan is to re-align a stretch of Geylang River so that it runs through new commercial developments along Tanjong Katong Road. A mix of office, retail and hotel developments will bring life to the riverbanks. And there will be life after work, when the day is done.
12. Paya Lebar Central will be distinctive in character. The area is currently well known for its distinctive local Malay character with its many shops, eating places and activities such as the popular Geylang Serai Market and the Hari Raya Bazaars that line Geylang Road every year during the Ramadan period. URA will initiate and encourage new developments that will enhance the area’s local character.
13. A new pedestrian mall will be created along Geylang Road to give more space for stalls during the popular annual Hari Raya bazaar. A plaza space in front of a new civic centre, about the same size as the open atrium space at HDB Hub, could also provide additional space for activities and stalls to further enhance the Hari Raya celebrations. Located next to the rebuilt Geylang Serai Market, the proposed civic centre and plaza space will allow grassroots and community organisations to organise activities and events throughout the year. The civic centre will house a Community Club, the Community Development Council office and possibly a community library.
14. In recognition of the rich Malay heritage of the area, URA will work closely with the relevant stakeholders and grassroots organisations to preserve this cultural element when developing the new civic building. There is also opportunity to incorporate a gallery in the civic building, showcasing the local heritage and history of the area.
Kallang Riverside – lifestyle precinct by the waterfront
15. Next, Kallang. Located at the edge of the city, Kallang is close to Orchard Road, the CBD and Marina Bay. It is part of the Greater Marina Bay District and will be home to the Sports Hub. The area is well connected by the KPE and two existing MRT stations. Getting there will be even easier with the completion of a new Marina Coastal Expressway and the future Circle Line MRT station at the Sports Hub.
16. This prime area will be renamed Kallang Riverside. It will be transformed into the next lifestyle destination on the edge of the city, with an eclectic mix of shops and restaurants set in historic buildings, beachfront promenades and new park spaces. About 4,000 new waterfront homes are planned for the area, offering more opportunities for Singaporeans to enjoy city living. These homes will have a range of storey heights that step down to the waterfront, enabling residents to enjoy views of the water. Waterfront homes here will also be encouraged to go “fenceless” to complement the lush park setting.
17. The existing Kallang Riverside Park at Kampong Bugis will be upgraded with beachside lagoons and facilities for new recreational activities like boating or canoeing. A new Central Green linear park will be developed, linking Lavender MRT to the waterfront. Land will be set aside for about 3,000 hotel rooms to capitalise on the tropical setting along the beachfront. An additional 400,000 sq m of commercial space for a mix of offices, retail and entertainment developments will inject more amenities and facilities into the area.
18. The former Kallang Airport, along with the office buildings, former hangar, as well as the lawn and other historical structures, will be conserved and adapted to new uses. All these will form part of a future development centred around the conserved lawn, offering a wide range of lifestyle, entertainment and retail facilities. Together with the Sports Hub, Kallang Riverside will be a significant sports and lifestyle cluster with a slice of history, supported by attractive beachfront hotels.
Enhancing our quality of life
19. Even as we plan for growth areas, we are clear that economic growth should not be at the expense of the quality of our living environment. The plans under the draft Master Plan are geared towards making Singapore an even better place to live in.
A home of choice
20. We will inject new housing options and rejuvenate public housing estates so that Singapore will continue to be a home of choice for our people. New towns are being developed in Punggol and Sengkang. Mature towns like Queenstown and Yishun will be rejuvenated. New housing choices will be available in familiar places like Bukit Merah, Bedok and Clementi. Other housing estates will be upgraded through HDB schemes such as the Home Improvement Programme and Neighbourhood Renewal Programme.
21. To make Singapore an endearing home, the Draft Master Plan 2008 will seek to retain places of identity and heritage. Particular emphasis will be placed on retaining familiar places and structures that residents identify with, such as markets within older HDB towns like Queenstown. Improvement works will be carried out to enhance areas identified in the 2003 Identity Plan like Upper Serangoon, Siglap Village, and Punggol Waterfront promenade.
An exciting playground
22. Singapore will not only be a great home but a fun place to live in. As I announced two days ago, the Draft Master Plan 2008 will include a new Leisure Plan that identifies a full range of new recreational options. Our aim is to make Singapore an exciting playground with recreational choices round-the-clock. The buzz in the city centre will be turned up a few notches with improvements to the range and quality of arts and urban entertainment as well as progressive infrastructural enhancements to liven the streetscape at Orchard Road, Bras Basah-Bugis, Singapore River and Marina Bay.
23. Those who love the great outdoors can look forward to new parks and more facilities and activities at the various waterbodies, and access them through a 150km round-island-route comprising park connectors, trails and promenades. New areas in Mandai, Kranji, and Lim Chu Kang will be developed as rustic retreats featuring lush greenery, waterways, and farmlands for Singaporeans within our highly urbanised city.
Enhancing Accessibility
24. The third and final thrust of the Draft Master Plan 08 is to enhance accessibility and reduce the need for commuting, by bringing jobs closer to home. You can see from the exhibition how the planned expansion of the public transportation network will support our growing population. The rail network will be expanded, with new rail lines such as the Downtown Line Stages 2 and 3, Thomson Line, Eastern Region Line, and the Tuas extension to the East-West Line. The road network will also be improved with the addition of two new expressways: the Marina Coastal Expressway and the North South Expressway.
25. Planners will consciously seek to bring jobs closer to home, and homes closer to jobs. Additional employment will be introduced in the North, Northeast and East Region. This includes as the North Coast Wafer Fab Park and Woodlands Regional Centre in the North, Seletar Aerospace Park, Sengkang West and land around Paya Lebar Airport in the Northeast, and Tampines Regional Centre and Changi Business Park in the East. This will bring new job opportunities to the growing population in these regions. Conversely, more housing will be introduced in the West, such as in Jurong Lake District, Hillview and Choa Chu Kang, as Jurong supports a robust industrial and business base with abundant job opportunities.
26. We have planned for the new growth areas outside the city – Jurong Lake District, Paya Lebar Central and Kallang Riverside – to be located around MRT stations so that workers can easily commute to work via public transport. With jobs, amenities and leisure options closer to home, the need to commute to the city centre is reduced and the burden on our transportation infrastructure is thus lightened.
Conclusion
27. The draft Master Plan 2008 sets out for all to see what we hope to achieve in the next 10 to 15 years. But, it will not be complete without your views. In preparing the draft Master Plan 2008, Singaporeans from all walks of life have been consulted through various feedback channels such as focus groups and dialogue sessions to canvas as wide a range of perspectives as possible. The draft plans exhibited today is a result of this effort. Today, I would like to invite the public to visit the exhibition to see for themselves the vision and plans in store for Singapore and to shape their future by giving us their views and ideas.
28. Together, we will strengthen Singapore’s position as a vibrant and distinctive global city with its own identity – a Singapore with great opportunities and a good life.
29. Thank you.(Source: http://www.mnd.gov.sg/newsroom/Speeches/speeches_2008_M_23052008.htm)
New URA Masterplan: Kallang, Paya Lebar the new stars
New URA Masterplan: Kallang, Paya Lebar the new stars
Fiona Chan, Property Reporter
Fri, May 23, 2008
The Straits Times
GOOD news, Kallang and Paya Lebar: It is your turn to shine.
The two sleepy industrial estates have been identified as Singapore's next big urban hotspots, as the nation's land planners draw up blueprints for the next 15 years.
Now colourless and underdeveloped, these towns will burst into full bloom over the next decade. Paya Lebar will be transformed into a thriving commercial and civic centre, while Kallang will become a residential and lifestyle hub with homes and offices set among green parks and sandy beaches.
They are the stars of the Urban Redevelopment Authority's (URA) highly anticipated Draft Master Plan, which was released by National Development Minister Mah Bow Tan on Friday.
The Master Plan, which guides Singapore's land use over the next 10 to 15 years, is revised every five years to provide more housing and leisure options and ensure that sufficient space is set aside to support a growing population.
The plan also continues a sustained effort to decentralise and reduce congestion in the Central Business District by building offices all across the island, bringing jobs closer to homes.
Some of the plan's highlights, such as the new Jurong Lake District and the new MRT lines, have already been revealed.
Other plans were more fully fleshed out on Friday, such as the expansion of the city's commercial centre, which will double in size to include Marina Bay and Tanjong Pagar, as well as the Beach Road/Ophir-Rochor corridor.
The Government also announced that it has earmarked enough land for 328,200 new homes around the island. More than a third will be in the central region bordered by Bishan, Sentosa, Marine Parade and Queenstown.
'We have seen significant transformation of our city over the past 10 years,' said Mr Mah on Friday.
'The next 10 years can be just as exciting, if not more. Despite the current economic uncertainties, I am optimistic that we can grow from strength to strength.'
Property players were impressed by the new Master Plan, saying it proves Singapore can remain a sustainable global city and a promising investment destination.
Equally importantly, there is 'a piece of action for every developer, no matter what kind of homes or offices or hotels they build', said Mr Simon Cheong, chief of developer SC Global and president of the Real Estate Developers' Association of Singapore.
(source: http://news.asiaone.com/News/AsiaOne%2BNews/Singapore/Story/A1Story20080523-66735.html)
Fiona Chan, Property Reporter
Fri, May 23, 2008
The Straits Times
GOOD news, Kallang and Paya Lebar: It is your turn to shine.
The two sleepy industrial estates have been identified as Singapore's next big urban hotspots, as the nation's land planners draw up blueprints for the next 15 years.
Now colourless and underdeveloped, these towns will burst into full bloom over the next decade. Paya Lebar will be transformed into a thriving commercial and civic centre, while Kallang will become a residential and lifestyle hub with homes and offices set among green parks and sandy beaches.
They are the stars of the Urban Redevelopment Authority's (URA) highly anticipated Draft Master Plan, which was released by National Development Minister Mah Bow Tan on Friday.
The Master Plan, which guides Singapore's land use over the next 10 to 15 years, is revised every five years to provide more housing and leisure options and ensure that sufficient space is set aside to support a growing population.
The plan also continues a sustained effort to decentralise and reduce congestion in the Central Business District by building offices all across the island, bringing jobs closer to homes.
Some of the plan's highlights, such as the new Jurong Lake District and the new MRT lines, have already been revealed.
Other plans were more fully fleshed out on Friday, such as the expansion of the city's commercial centre, which will double in size to include Marina Bay and Tanjong Pagar, as well as the Beach Road/Ophir-Rochor corridor.
The Government also announced that it has earmarked enough land for 328,200 new homes around the island. More than a third will be in the central region bordered by Bishan, Sentosa, Marine Parade and Queenstown.
'We have seen significant transformation of our city over the past 10 years,' said Mr Mah on Friday.
'The next 10 years can be just as exciting, if not more. Despite the current economic uncertainties, I am optimistic that we can grow from strength to strength.'
Property players were impressed by the new Master Plan, saying it proves Singapore can remain a sustainable global city and a promising investment destination.
Equally importantly, there is 'a piece of action for every developer, no matter what kind of homes or offices or hotels they build', said Mr Simon Cheong, chief of developer SC Global and president of the Real Estate Developers' Association of Singapore.
(source: http://news.asiaone.com/News/AsiaOne%2BNews/Singapore/Story/A1Story20080523-66735.html)
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