Desmond Lee
Singapore
“The Leadership, Enrichment, Achievement, Participation and Service (LEAPS) 2.0 is a framework for recognising student participation and achievement in secondary school co-curricular programmes.”
“The Ministry of Education (MOE) is mindful of the impact that rising temperatures may have on our students, teachers and officials taking part in the National School Games. Matches are scheduled only after students have had the time to train and become progressively more heat acclimatised.”
“As shared in Parliament in March 2026, the proportion of students with special educational needs (SEN) in mainstream schools has remained stable, at around 7% of the overall student population. This stability is observed across both primary and secondary schools.”
“The Ministry recruits and assesses applicants based on merit and suitability for the teaching profession, regardless of gender. We look for individuals with a passion for teaching, a belief in the potential of every child, and who possess the values and character to make a positive difference in students' lives.”
“Over the past five years, an average of 750 teachers resigned from the Education Service annually, representing a resignation rate of around 2%.”
“MOE has also progressively strengthened open access within the Primary 1 Registration Framework through Phase 2C, which is open to students regardless of whether they have prior connections to the school. MOE had increased the number of reserved Phase 2C places from zero to 20 in 2014; and from 20 to 40 in 2022.”
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“There are about 4,000 and 18,000 children aged 18 and below currently living in 1- and 2-room rental flats respectively. The average number of occupants per unit in 1- and 2-room rental flats with children is three and four persons respectively. Most public rental households who have three or more members live in 2-room flats. Households with three or more persons living in a 1-room flat can request to move to a 2-room flat. Families that form two nuclei, such as grandparents living with parents and children, can apply for two rental flats and request for the flats to be in the same block, subject to vacancies. On a case-by-case basis, we will also be prepared to offer larger families a 3-room rental flat.”
“For older HDB developments, playgrounds and fitness corners that are designed to be accessible to all can be introduced through upgrading programmes. For instance, improvement works under the Neighbourhood Renewal Programme (NRP) include the replacement of existing playgrounds and fitness corners, and the construction of new ones in existing HDB precincts. A recent initiative that is steadily being implemented in new HDB developments is the introduction of pictograms on precinct signage to help the elderly and those with dementia to better understand the signage. HDB recognises the diverse demographics and varying needs of HDB residents, and will continue to plan and design new HDB developments to be universally enjoyed by all.”
“Town Councils are responsible for managing and maintaining the common property in HDB estates, including senior fitness corners and playgrounds. Maintenance checks on such facilities are therefore carried out by the respective Town Councils, who will decide on the schedule and frequency of such checks. Community spaces such as playgrounds and fitness corners in HDB estates are generally designed to be inclusive and accessible to all. For instance, main footpath routes along these community spaces are designed to be barrier-free, taking reference from the Building & Construction Authority (BCA)'s code of accessibility in the built environment. The selection of playground equipment within playgrounds in HDB estates is also guided by the Singapore Standard SS457:2017, which provides specifications for playground equipment that is for public use. Under this standard, playground equipment should be barrier-free and accessible by the physically challenged. All playgrounds in HDB developments since the 2000s are designed to be accessible to wheelchair users and children with different physical abilities and needs. For instance, wheelchair users are able to access ground-level equipment such as play counters and seesaws, as well as play on elevated platforms and slides via transfer platforms and accessible stairways with assistance. Wheelchair-friendly fitness equipment is also provided at elderly fitness corners in new HDB developments since the 2000s. The chest press, for instance, provides strength training and can be accessed directly by wheelchair users. With the ageing population in Singapore, HDB is looking into various aspects of health and wellness to enhance residents' physical, social and mental well-being.”
“The findings from the HDB Sample Household Survey 2018 showed that housing aspirations differed by residents' age. Younger residents were more likely to have higher housing aspirations. Overall, 35.2% of residents aspired for better housing. Among them, 4.3%-points were renters who aspired to own an HDB flat, while 15.2%-points and 15.7%-points, respectively, were existing HDB flat owners who aspired to live in a bigger HDB flat or a private property (Table 1).”
“In general, commercial vehicles with unladen weight exceeding 2,000 kilograms are not allowed to park in HDB residential car parks for safety reasons. This is because the vehicles tend to protrude from the car lot and obstruct the view of other car park users, block passengers in vehicles next to theirs from opening their doors, or generate noise and air pollution that impacts residents. However, HDB does exercise flexibility to allow drivers of commercial vehicles that marginally exceed 2,000 kilograms to park their vehicles at surface residential car parks, if the vehicle is able to fit within the car lot, does not obstruct or endanger other car park users, and does not create noise or air pollution. HDB also exercises similar flexibility for parking in multi-storey car parks (MSCPs). However, as the MSCPs are not designed to withstand vehicular weights beyond a certain limit, only commercial vehicles near the 2,000-kilogram limit, and which fit within the car lot, can be allowed. Vehicles that are unable to park in HDB car parks can park at commercial and industrial car parks, as well as purpose-built heavy vehicle parks instead.”
“NParks does not encourage the practices of declawing cats and debarking dogs. However, there could be instances where such procedures are required as a last resort, in order for owners to keep their pets. The Code of Ethics for Veterinarians considers declawing cats and debarking dogs unethical unless these procedures are performed as an alternative to euthanasia. Veterinarians are required to advise the owners of non-surgical alternatives and to ensure that all reasonable efforts have been made to manage the issue prior to performing such procedures. Failure to do so can result in written warnings, composition fines, or suspension or revocation of veterinary licences. It would not be desirable to impose a moratorium on these procedures for the purpose of monitoring changes to pet euthanasia rates, as this could lead to the unnecessary euthanasia of pets. If the public comes across suspected cases where declawing of cats or debarking of dogs have been performed without due justification, we ask that they inform NParks, so that it can investigate the cases and take enforcement action if warranted.”
“Over the last 12 months, NParks did not take action or did not have to take action for unauthorised tree clearances as part of development works. The last case that NParks pursued was in 2019.”
“I recognise the Member's longstanding advocacy for the legislative codification of the EIA process. As I said previously, there is legislative gatekeeping and legislative empowerment in the entire process, but this is not just a legal process. It is an environmental process, a conservation process, a scientific process and it requires flexibility depending on the habitats and on the ecology of the area. And therefore, I think what we have today is an evolving system with recent enhancements. So, let us work on that and continue to study how we can improve. As for the Biodiversity Impact Assessment (BIA) guidelines, if Member has gone through them, they are very, very comprehensive. We hope through this process for developing agencies, including public developing agencies, to have a consistent baseline standard in carrying out these processes. Let us see how it is put into process and then decide what next steps to take.”
“I think the Member makes a very good point. Our position from a regulatory and planning point of view is that works cannot begin until necessary approvals have been obtained; and this may require detailed studies. But ultimately, the developer has to make a call whether they wish to proceed to call those tenders, and if so, then they run the risk of having to make major adjustments along the way.”
“Likewise, a little further east would be Sungei Khatib Bongsu. Once, it was for prawn farming and fish farming as well as housing, kampong and some human use; subsequently, kept fallow for future development, specifically housing; and those plans were forgone after we evaluated the site and decided to keep it for nature areas.”
“The answer is yes. You know that as part of the concept plan or now what we call the long-term planning process, we identify the broad strategies for Singapore and therefore, flow through the land use requirements into the masterplan. Agencies come together to look at the different sites, look at the needs that they have for housing, recreation, healthcare, nature, conservation, for heritage, so on and so forth. And then, they work out the masterplan, which is then exhibited and publicly consulted on, including by specific stakeholders and interest groups. But having said that, over the years, this is not a static process. It is an iterative process, a dynamic one. Because our land use needs, population needs, our natural spaces also evolve and change, and therefore we have to be flexible and nimble and agile, and continuously relook at our masterplan. Therefore, as I have said in my presentation earlier, there have been sites which have been zoned for other uses, but which, after discussion between agencies, after the use of scientific approaches, have had their plans changed and agencies forgo their initial intentions for that land. For example, where the Kranji site is, it was once railway land. The parcel was made complete by agreed re-routing of the rail corridor, but then, JTC then decided to put it back in again, because they felt that it was important to have that within an Agri-food Innovation Park, in consultation with NParks. But just further north, is the Mandai Mangrove and Mudflat, which is a key habitat; it is ecologically linked to Sungei Buloh Wetland Reserve and also important as part of the East-Asian Australasian Flyway for migratory birds. What was therefore originally planned for industrial purposes has been changed to Nature Park.”
“And of course, when development is about to begin and is in progress, there are powers under the Parks and Trees Act, powers to require a tree and flora survey, for which then you can decide whether to grant approval for the clearance of trees or the salvage or the conservation intitule of trees onsite that are of significance. As well as under the Wildlife Act, the imposition of EMMPs, as well as fauna surveys.”
“And of course, there are other legislation involving, say, the pollution of waterways, pollution of water bodies, rivers, earth streams, so and so forth. And so, there is a legislative framework and they all come together, not just codified, and frozen in time, but responsive, allowing gatekeeping roles, allowing agencies to come in to making impositions, to impose studies, to then look at those studies and impose the EMMP and other plants. So, the approach is holistic having said that last October last year, we sought to strengthen the capability of the sector, strengthen the capability that we have locally, strengthen both the understanding of developing agencies as well as EIA consultants. Our nature community tells us that actually what needs to be done is we need to bootstrap, up the standards and ensure consistency in our biodiversity impact assessment capability. And hence, a very comprehensive approach in our new BIA guidelines which were launched in October last year. I am not quite sure how you can codify something like the BIA guidelines which will be used across different agencies, because it is very comprehensive from a scientific basis, looking at different habitats. So, when there is a mangrove habitat, whether it is intertidal, whether it is whether it is a secondary forest, whether it is scrubland, whether it is a mature forest, whether you look at the benthic habitats. All these are specifically set out in very detailed guidelines, put together by conservationists and in deep consultation with our nature community.”
“Each site will have its own variances, its own habitat, its own set of issues. Some of it could be traffic, some of it could be hydrology, some of it could be water quality, some of it could be issues of sedimentation, some about noise, some about biodiversity. Where nature and biodiversity are concerned, NParks together with the professionals and scientists and arborists and horticulturalists and conservationists, with the support of the nature community whom we consult regularly, we will look at those sites. We will look at those sites for which a development plan is put forward for approval, and then, make an assessment and screen it – notwithstanding the upstream masterplanning phase when plans arrive. The different agencies, depending on the specific context of the site, impose or require the necessary consultations, studies, which are then pegged onto that planning approval legislative framework. This kind of approach allows for greater dexterity, greater responsiveness to the site in question. And so, it is a professional assessment, involves specific understanding of the site and the different considerations, both environmental and human. And then, in June last year, in a Private Member's Motion by Member Louis Ng, together with agencies, the Wildlife Act was brought into force. And if Members may recall, some time back there was some question about whether there is legislative teeth for NParks to enforce in relation to biodiversity environmental management and monitoring. And so, now under section 10 of the Act, there is significant legislative power for the Commissioner to impose the requisite studies, to impose the requisite measures, and penalties are as I have articulated earlier in my speech.”
“I thank the Member for the questions. I will address the questions he has asked about the EIA framework, and then, my colleague Minister Chan will respond. The first is whether we want or need to codify the Environmental Impact Assessment framework into legislation. I think we need to see what the framework is in place, currently, today, as augmented by recent developments, both in June last year and October last year; as well as the plans we have going forward. We look at EIA framework as a whole; and legislation is a tool as are other levers such as guidelines, incentives, processes, standards. They all are different tools with which we use to ensure that the framework is holistic, rigorous and comprehensive. I said previously, no development, public or private, may take place without planning permission. URA is the gatekeeper with the Planning Act and related planning legislation, as that legislative gateway. As I said earlier, there is not only a masterplanning process in which multiple agencies representing the diversity of needs of Singaporeans, both present and future, but also representing the different constituencies and causes and concerns out there, come together regularly as part of the masterplanning process to look at our land use needs, including sites that we may need for connectivity, for biodiversity, for nature, for recreation. But also, when development plans are surfaced, way in advance of even the first works beginning onsite, there is a screening process. So, URA acts as a gateway; the Planning Act and related planning legislation are the legislative tools which URA uses to provide that gatekeeping role. And a variety of technical agencies will then scrutinise the plans specifically.”
“We will be engaging Singaporeans more deeply on this issue as part of our national conversations on long-term land use planning later this year. We will continue to partner the community as stewards of our City in Nature, and we look forward to working together to achieve this vision.”
“For instance, the Mandai Mangrove and Mudflat, just further north of the Kranji site, was once a fishing village. It had initially been planned for industrial use, for factories. Yet, after careful study through biodiversity surveys and ecological modelling, we decided to keep it as a Nature Park given its high ecological value, both domestically as well as internationally as part of a flyway. Agencies, therefore, had to forego development plans for the area. For sites to be developed, we seek to preserve and integrate natural elements within the development where possible, to facilitate ecological connectivity. In JTC's masterplan for Sungei Kadut Eco-district, or SKED, 25 hectares out of 500 hectares was set aside for the first phase of the Agri-Food Innovation Park, or AFIP. This is the Kranji site in question. For the Kranji site, while a portion of the KTM railway line was re-routed along Woodlands Road in 2015 to allow the entire site to be comprehensively developed, JTC worked with NParks to relook these plans. In 2019, they decided to retain the original alignment as a green corridor within the AFIP, even though this meant for JTC that land parcellation for industry would be more challenging. This effort to retain the original railway line alignment, with additional green buffers on each side amounting to six hectares, along with a linear park along Sungei Pang Sua, is an example of our on-going efforts to balance nature conservation with land planning and development. We are very encouraged by the growing nature consciousness among Singaporeans. This is part of City in Nature – not just quantitative or qualitative or ecological, but also the DNA mainstreamed in Singaporeans.”
“And thirdly, by zoning the adjacent land parcels along the railway tracks, including the Kranji site, for development, to meet our people's needs for homes, jobs and amenities and so on. So, we struck balance in three ways, and if Members may recall in the last Parliamentary Question (PQ) over Ulu Pandan Forest, as I sought to provide the broad outline of how we steward our land to meet various needs, including that for nature, for housing, for jobs and so on and so forth, we include a strategy of big moves – for example, Greater Southern Waterfront, Paya Lebar air base relocation and, of course, this KTM line that we brought back, including the land parcels adjacent, along the way – was one of those moves as well. For the Kranji site, as Minister Chan Chun Sing had explained earlier, it comprised mostly scrubland scattered with trees when it was returned to Singapore in 2011. Until the detailed plans were finalised and works begun, the site was left vacant, with vegetation and trees allowed to grow to provide green cover until the time of development. Non-native Albizia trees sprouted in recent years – and biologists would know that Albizia trees grow at a very quick rate, they self-sow and they grow as fast as four to five metres a year and can mature in as fast as five years or less – and in Singapore's hot and humid climate, progressively dominated the site within a few years. So, sites that have been cleared and with intention for some form of development, even as they are left fallow and bare, we allowed vegetation, green cover, so we enjoy that for the few years. As I have explained in this House recently, we adopt a science-based approach to identify which areas of significant biodiversity to conserve.”
“We will do this in a science-based manner, on an islandwide scale, and we will conduct baseline studies for specific sites to understand their ecological profile and role in ecological connectivity. Members of the nature community will be invited to join us in this upstream work. The findings from these studies will add to the data and connectivity models that NParks has built up over the years, and help guide Government in carrying out longer term planning. In addition, we have been reviewing whether it would be better to centralise the management of EIA consultants, instead of having individual developers or agencies manage their own. We are still studying this. Separately, we will explore how we can make better use of technology to strengthen project management. Sir, Members may recall that we had negotiated for the return of the KTM railway line to Singapore in 2011, to meet, among other things, our land use needs. The land that we got back included the 24-km railway line, from North all the way South to Tanjong Pagar Railway Station, as well as adjacent parcels of land at various points along the track. These parcels of land were used by the railway for storage, for housing and for other purposes. We struck a careful balance between conservation and development in our land use planning for the land that was returned, as follows. First, by conserving the entire 24-km Rail Corridor from Woodlands all the way down South to Tanjong Pagar for recreation, community activities and for nature. Second, by conserving the railway station building in Tanjong Pagar and the old Bukit Timah Railway Station, or BTRS, as part of our heritage and history.”
“The study findings will be used to design measures such as enhanced habitats, buffers and connectivity for wildlife. Now, I move on to the third part of the presentation which is on steps to strengthen processes. Members have asked how we will seek to prevent such incidents from happening again. As Minister Chan Chun Sing had announced on Monday, a review will be undertaken of this incident, to identify gaps and learning points for project management, supervision and execution, as well as inter-agency coordination. Agencies involved in site clearance projects are conducting checks to ensure that their project supervision and implementation processes are in order. In parallel, MND will continue our efforts to strengthen the Environmental Impact Assessment, or EIA, framework, in close consultation with the nature community and partner agencies. We are currently working to implement the following enhancements which we had announced publicly last October, namely: (a) increase the vigour or rigour of our environmental studies through a set of Biodiversity Impact Assessment Guidelines; (b) strengthen our enforcement regime through the amended Wildlife Act; (c) build up local expertise on ecological matters; and (d) make all environmental study reports publicly available, unless there are security considerations. In our discussions with the nature community last year, we had identified several other ways to further strengthen the EIA process beyond what we had just rolled out in October. We will develop a more comprehensive picture of the islandwide eco-system and connectivity, so that we can better consider how the specific sites connect to our nature cores, buffers and corridors.”
“Planning permission for the project to go ahead is only granted after a project has met the requirements imposed by the respective regulatory agencies. These include completing necessary detailed technical studies, such as environmental and traffic impact assessments, as well as putting in place mitigating measures. Let me move on to the clearance of this Kranji site. Many Members have asked for updates on the investigations and the possible penalties on the site clearance at Kranji site. As I have said on 22 February, in the press conference, NParks is currently investigating whether there had been breaches of the Wildlife Act and/or the Parks and Trees Act. We therefore cannot go into more detail at this point, and we ask that Members not speculate further. After investigations are complete, NParks will refer the case to the Public Prosecutor for directions, before sharing the findings with the public. There are penalties for breaches of the Parks and Trees Act and the Wildlife Act. For instance, infringement of the Wildlife Act that came into force in June last year, may attract a fine not exceeding $50,000 or imprisonment up to six months, or both. Members have also asked if the site clearance at the Kranji Road/Kranji Close site had affected the fauna baseline study. Thirteen hectares of vegetated areas, which includes the safeguarded green corridor and vegetated buffers along Sungei Pang Sua, remain. All clearance works onsite are currently suspended, while the study is underway. The results of the study will be made public when ready. Thereafter, JTC will engage relevant stakeholders on the findings, including the measures to enhance the greenery and connectivity of the site and its surrounding environs.”
“The studies enable agencies to better assess the possible environmental impact of the development plans and the adequacy of the proposed mitigation measures, to guide the planning and potential development of the site. For instance, NEA assesses the potential for noise, water or air pollution, MPA assesses impacts on navigation and SFA on sea-based farms, NParks assesses impacts on terrestrial and marine biodiversity, covering both flora and fauna. We adopt this calibrated approach across all development projects, whether they are for industrial or other uses. While developers can call tenders for works while the environmental studies are on-going, activities on site can only proceed when the developer has received the necessary approvals from relevant agencies. This applies for both private and public projects. Let me give an example of site clearance which involves the felling of trees. Under the Parks and Trees Act, the felling of any tree more than one metre in girth either on vacant land or in Tree Conservation areas can only proceed with the Commissioner's approval. NParks will require a tree survey, in order to assess the potential impact of the tree felling plan. If NParks assesses that conducting a further environmental baseline, or other forms of study, is not required, it may allow for some types of works to begin. However, NParks may require mitigation measures, such as the installation of hoarding or an Environmental Monitoring and Management Programme (EMMP) to be in place. For past incidents of tree felling without prior approval, NParks had conducted investigations and penalties ensued. The environmental impact of such incidents varies depending on the site context and the extent of works undertaken.”
“As the details of the site clearance at the Kranji site have been shared publicly by JTC at a press conference on 22 February, I will focus my response today on: one, environmental considerations in the planning process; two, on-going investigations into the incident at the Kranji site; and three, steps that we plan to take to strengthen our processes, including the environmental impact assessment (EIA) framework. Let me start with the planning process. Under the Urban Redevelopment Authority's (URA’s) Planning Act, development proposals require planning permission from URA before they are allowed to proceed. As part of this process, every development proposal goes through a thorough screening process, which reviews not only its potential environmental impact, but also other aspects such as its impact on traffic, public health and heritage. Developments projects that: one, are near sensitive areas such as Nature Reserves, Nature Areas and other areas with significant biodiversity; or two, which are in marine and coastal areas; or three, which have potential trans-boundary impact, are subject to greater scrutiny. The developers of such projects will be required to undergo an in-depth consultation process with relevant technical agencies, namely NParks, National Environment Agency (NEA), the Maritime Port Authority (MPA) and the Singapore Food Agency (SFA). Depending on the context of the site, the scope of the project works, and its potential impact on the environment, more detailed studies may be required. This can be an Environmental Baseline Study (EBS), or in some cases, a more detailed Environmental Impact Study (EIS), which sets out the environmental baseline, expected impact and mitigation measures.”
“Mr Speaker, Sir, in order to address the House comprehensively on the issue of the site clearance at the Kranji site, my response today will also cover issues raised by Members who had filed related Parliamentary Questions (PQs) for subsequent Sittings. To be specific, this includes PQs filed by Members Mr Dennis Tan, Mr Louis Ng1, Mr Gerald Giam Yean Song2, Ms He Ting Ru3, Miss Cheryl Chan Wei Ling4, Dr Tan Wu Meng5, Dr Lim Wee Kiak6, Ms Nadia Samdin7, Mr Gan Thiam Poh8, Mr Leong Mun Wai9, Mr Alex Yam Ziming10, Mr Shawn Huang Wei Zhong11, Mr Vikram Nair12, Mr Yip Hon Weng13 and Miss Rachel Ong14. I seek your understanding on this approach.”
“For specific development proposals, agencies work closely with local stakeholders and interest groups, as well as regular expert panels such as the Heritage and Identity Partnership (HIP), to ensure that heritage aspects are adequately addressed upfront and sensitively integrated into the planning and design of the development. The HIP advises URA on strategies to manage built heritage, and represents diverse backgrounds and specialisations, including the heritage and arts sector, academia, business, and the building and real estate industry. URA also engages other industry experts and the wider public through design competitions and Requests-for-Proposals on plans for specific sites, such as the former Bukit Timah Fire Station, the former Pasir Panjang Power District, and the site of the Paya Lebar Air Base. We look forward to partnering stakeholders in shaping our future plans, striking a careful balance to protect our built heritage as we develop and rejuvenate our city.”
“We value our built heritage as it strengthens our sense of identity and history. As a small city-state, we need to balance the importance of our built heritage with the need to develop and renew our cityscape to meet current and future needs. There is currently a systematic framework to incorporate heritage considerations in our planning and development process. Every development proposal is subject to a robust planning evaluation process that considers the development’s impact on traffic, public health, environment, as well as built heritage. We adopt a consultative and calibrated approach to balance heritage preservation and development needs. URA works closely with NHB, along with expert panels and key stakeholders, to incorporate heritage considerations upstream in our land use planning process. For example, NHB conducts studies, such as the tangible heritage survey, to research and document the history of buildings and sites in Singapore. Such studies help inform agencies, to better incorporate heritage considerations into the planning and development of each site. URA also obtains NHB’s and its expert panel’s views in determining the conservation merit of our buildings. As part of our ongoing review of long-term land use plans and strategies, URA will be engaging researchers to carry out research on areas of heritage interest. This will help to form the basis for our assessment of longer-term development options, and guide downstream planning strategies. URA will be seeking feedback and views on our long-term plans later this year.”
“Housing developers licensed under the Housing Developers (Control & Licensing) Act are required to provide intending purchasers with information relating to the housing project, as prescribed under the Housing Developers Rules. These would include scaled unit floor plans, building specifications, as well as any conditions and requirements imposed by authorities on the housing project, which are pertinent for intending purchasers to make a considered decision. LTA works with developers to ensure that public roads leading to private developments are safe, and that traffic flow is smooth. This includes evaluating where on-street parking may be allowed. However, as this process is iterative, information about on-street parking may not always be ready at the point of sale. Intending purchasers can request such information from developers, if they wish to factor this into their housing purchase decision.”
“The land parcel at the junction of Keat Hong Link and Choa Chu Kang Avenue 7 and the parcel at the junction of Choa Chu Kang Avenue 5 and Choa Chu Kang Avenue 6 are both zoned Education Institution, and are planned for a primary and secondary school respectively. The land parcel at the junction of Choa Chu Kang Avenue 7 and Choa Chu Kang Grove is zoned for future housing and community uses. However, there are no immediate plans to develop these parcels. More details will be released when the development plans have been firmed up.”
“The Minimum Occupation Period (MOP) helps to ensure that flat owners purchase HDB flats with the intent of living in the flats themselves, instead of quickly reselling the flats for profit. This safeguards HDB flats for households with genuine housing needs. It also deters the speculative purchase of HDB flats, and thus helps to keep HDB flats affordable. That said, for households facing extenuating circumstances, HDB can consider their appeals to sell their flat within their MOP on a case-by-case basis, taking into account the specific situation of the flat owners and their families. A waiver of the MOP can be granted on exceptional grounds, such as financial hardship, divorce, or the demise of the owner. In such cases, the flat owners may already be subject to the Seller's Stamp Duty, depending on when they purchased their flat and how long they have owned it. Imposing an additional gains tax may impose an unnecessary burden on these households and aggravate their difficulties. For households that do not face extenuating circumstances, allowing them to sell their flat within their MOP, even with a tiered gains tax, would compromise the intent of the MOP to encourage owner-occupation. It would also favour wealthier households who can afford the gains tax, and may not sufficiently deter the speculative purchase of HDB flats, by buyers who are willing to accept the post-tax profits from quickly reselling their bought flats.”
“To prioritise our limited public housing supply for Singapore Citizens (SCs), additional restrictions are placed on Singapore Permanent Residents (SPRs) and non-residents who wish to buy an HDB flat or rent one from HDB. We do not differentiate stateless persons from other SPRs and non-residents. Stateless persons who are SPRs thus have the same access to HDB flats as other SPRs. For example, if they can form an eligible family nucleus with an adult SC, they can buy a new or resale HDB flat (with housing grants if applicable), or rent a flat from HDB, provided that the SC is listed as one of the flat applicants and the family meets the prevailing eligibility conditions. SPR families without an SC member can only buy a resale flat on the open market, if they have been SPRs for at least three years and meet the other eligibility conditions. Stateless persons who are non-residents cannot buy an HDB flat or rent one from HDB, but can live in an HDB flat as an occupier if they are part of an SC or SPR family that is eligible to buy or rent a flat. Nonetheless, for stateless persons who face genuine housing difficulties or have no other housing options, HDB will assess their appeals on a case-by-case basis, to understand their unique circumstances and work with relevant agencies such as MSF to see how best to assist them.”
“In developing HDB towns and estates, HDB works closely with agencies such as URA, LTA, PA, NParks and SportSG to ensure that residents have convenient access to a range of facilities, such as amenities, parks, schools and community facilities. Government agencies review these plans regularly, taking into consideration changing needs and emerging trends, to ensure that they remain relevant and continue to meet the evolving needs and aspirations of Singaporeans. With changing needs due to an ageing population, we had, prior to COVID-19, already started adapting our local facilities to meet such needs. In recent years we saw lifestyle changes arising from freelance work and digitalisation. COVID-19 has now greatly accelerated these lifestyle changes. More people are working remotely, which has led to changes in commuting travel patterns. More people are shopping online, resulting in more small deliveries to homes. Our planners are studying how these changes in activity patterns may affect the way neighbourhoods and spaces should be designed and planned. URA, HDB and the relevant agencies will continue to keep a close watch on such changes to ensure that the facilities in our towns are adequate and well-placed to accommodate population needs as well as changing trends.”
“Under the Housing Developers (Control & Licensing) Act (or HDCLA), a "housing development" is defined as a housing project with more than four units. Developers undertaking such a development are required to obtain a housing developer’s licence before carrying out the housing development. Licensed housing developers are required to comply with HDCLA regulations, including opening and maintaining a Project Account for the housing project, submitting an auditor’s certification on the project account annually, and using the standard Option to Purchase and Sale and Purchase Agreement in the sale of the units. Housing projects with four units or less are mostly developed by individual owners or small developer companies. Subjecting individual owners to the regulatory requirements under the HDCLA is not necessary, as they are building the units for their own use, and not for sale. For small developer companies, they are subject to the terms of the contract agreed upon with the purchaser. Purchasers can negotiate, and seek their own legal advice, on the terms of the contract instead of using the standard Sale and Purchase Agreement. Currently, housing projects with four units or less comprise only about 0.5% of pipeline supply. In addition, we have not received adverse feedback from purchasers of housing projects with four units or less in the past three years. Nevertheless, the Government will periodically review the HDCLA, and explore necessary regulations, to ensure that purchasers’ interests are safeguarded.”
“As of January 2021, about 6% of the approximately 1 million sold HDB flats are being rented out. Of these, about one-third are 4-room flats, one-third are 3-room flats, and the remaining one-third are other flat types. Of all the flats being rented out, about 27% are rented out to households comprising Singaporean or Malaysian tenants, or a mix of both. The remaining 73% are rented out to households that include tenants of other nationalities. To prevent the formation of foreigner enclaves, HDB introduced the Non-Citizen (NC) Quota for Renting Out of Flat in 2014 to cap the number of flats that can be wholly rented out to non-Malaysian NCs within each block and neighbourhood. The NC quotas at the block and neighbourhood levels are 11% and 8% respectively. As of January 2021, about 1% of HDB blocks and fewer than 1% of neighbourhoods are affected by the NC quota.”
“For applicants with extenuating circumstances who need further assistance, HDB can assess their situation on a case-by-case basis, and see how best to help them.”
“While greater priority is given to first-timer applicants in HDB’s Build-To-Order (BTO) exercises, HDB does set aside part of the BTO supply for second-timer families. For example, second-timer families can benefit from priority schemes like the Assistance Scheme for Second-Timers, which helps divorced or widowed parents who are buying 2-room Flexi or 3-room flats in the non-mature estates, or the Married Child Priority Scheme, which helps married children and their parents live near or with each other. For the BTO exercises in 2019, about 3,500 second-timer families applied to downgrade to a smaller flat, of whom about 1,400 were successful. Among the successful applicants, 91%, 6% and 2% succeeded on their first, second and third attempt respectively. For the February 2020 BTO exercise, about 300 of around 1,200 second-timer families who applied to downgrade to a smaller flat were successful. Of these, 90%, 7% and 2% succeeded on their first, second and third attempt respectively. Flat selection for the other BTO exercises in 2020 is still ongoing. Besides applying for a BTO flat, second-timer families with an urgent need to downgrade to a smaller flat can also apply for one online at almost any time of the year, through the open booking of flats. They will be allocated a flat booking appointment on a first-come-first-served basis, which may be as early as the next working day. Alternatively, they can consider buying a resale flat on the open market. There is a wide range of resale flats available in terms of flat type, price and location. These flats are generally ready for immediate occupation, and there is no resale levy payable unlike when buying a second subsidised flat from HDB.”
“Based on data as at end 2016, there were about 120 ComCare beneficiaries who were HDB flat owners aged 65 and above, and were living without other co-owners, registered occupants or tenants. As at end 2020, this figure increased to 560. This may be due to an increase in the number of elderly living alone in our ageing population, and greater accessibility to ComCare through the set-up of MSF’s Social Services Offices island-wide. In addition, the Silver Generation Office has outreach efforts to provide our elderly with information on available support schemes. These ComCare beneficiaries receive a package of assistance which may include cash assistance for their daily living expenses and assistance with their household and medical bills. If they have other needs, such as being at risk of social isolation, MSF’s Social Service Offices will link them up with relevant services such as befriending support. They can also take part in active ageing programmes offered by the People’s Association and Senior Activity Centres.”
“HDB currently manages about 50,000 public rental households. Their rents are highly subsidised compared to rents in the open market, and can be as low as $26 per month for a 1-room flat and $44 per month for a 2-room flat. This translates into a rent subsidy, or a net rent revenue forgone, of about $10,000 per year on average for each household, and a total of $500 million per year across all public rental households. In addition, HDB incurs costs to build and manage public rental flats. The total cost varies from year to year; for example, it was higher in years where we carried out major upgrading and improvement works for older rental blocks. For the last three years, the total cost was about $145 million per year on average. In terms of breakdown, 60% was for building, land, finance and upgrading works, and the remaining were administrative, maintenance and ancillary costs. Each rental household has their own unique challenges, and the time they need to build up and stabilise their finances for home ownership will differ. HDB will continue to support rental households in achieving home ownership, in close partnership with MSF and social service agencies.”
“The Bukit Brown area has been earmarked for residential development since Concept Plan 1991. The planning intention is to keep the cemetery areas for as long as feasible, and only develop them for housing in the longer term if the need arises. The Mount Pleasant Thomson-East Line (TEL) station is currently being constructed within the vacated Old Police Academy site. LTA, URA and the relevant agencies are currently reviewing the future development plans for the area surrounding the Mount Pleasant TEL station, and will share more information with the public when ready.”
“Both public and private housing prices have increased for three consecutive quarters since 2Q2020. Public housing prices rose by 5.0% in 2020, following the 0.1% increase in 2019. This could be due to the stronger demand for resale HDB flats, as seen by the 4% increase in the resale transaction volume in 2020, as compared with 2019. Private housing prices rose by 2.2% in 2020, following the 2.7% increase in 2019. The price increase for private housing in 2020 was observed for both landed and non-landed properties. This similarly reflected healthy demand for private housing amongst Singaporeans. Overall, the demand for housing was likely to have been supported by the current low interest rate environment. However, prospective homebuyers should carefully consider their ability to service their mortgage obligations over many years, and not be attracted by low interest rates in the short term. Given the negative impact on global economies and continuing labour market uncertainties as a result of the COVID-19 pandemic, prospective buyers should remain prudent in their property purchase and financing decisions. The Government will continue to monitor economic and property market conditions very closely, and will adjust its policies as necessary to maintain a stable and sustainable property market.”
“In 2019 and 2020, 3,164 households participated in the Lease Buyback Scheme. A further breakdown by year and flat type is appended in Table 1.”
“The target of 0.8 hectares of green space per 1,000 people guides our planning of parks in Singapore. It is benchmarked against the park provision standards in other cities. The “green space” in the target refers to publicly accessible green spaces, including our gardens, nature parks, parks and park connectors. It does not include golf courses. Today, we have achieved 0.78 hectares or 7,800 square metres of public green space per 1,000 people, based on our current population.”
“HDB received about 35,000, 31,000 and 23,000 applications for the Sale of Balance Flats (SBF) exercises in 2018, 2019 and 2020 respectively. HDB received about 10,000 and 8,000 applications for the Re-Offer of Balance Flats (ROF) exercise in 2018 and 2019 respectively. In 2020, HDB did away with the Re-Offer of Balance Flats (ROF) exercise, so that most of the unselected flats from the SBF exercises can be offered directly for open booking, instead of first being offered through the ROF exercises. The open booking of flats was launched in June 2019, and allows home seekers to apply for a flat online. Applicants get their flat selection appointment on a first-come-first-served basis, which can be as early as the next working day. This has helped buyers who have more urgent housing needs and are less particular about flat locations to book a flat more quickly. In addition, HDB has launched about 6,500 BTO flats with shorter waiting times of about 2 to 3 years, since November 2018. These flats come with floor finishes, internal doors, and sanitary fittings, enabling home buyers to move into their new flats sooner. HDB will continue to refine its sales processes, review its sales programme, and where possible, continue to launch flats with shorter waiting times, to better meet the needs of home seekers.”
“About 2,300 or 9% of households living in 1-room public rental flats have a household size of three or more. Most public rental households who have three or more members live in 2-room flats. Households who have grown in size since they entered public rental can request to move to a 2-room flat. Those that form two nuclei, such as grandparents living with parents and children, can apply for two rental flats and request for the flats to be in the same block, subject to vacancies. On a case-by-case basis, we will also be prepared to offer larger families a 3-room rental flat. HDB carries out regular tenancy inspections to ensure that only approved occupants live in the rental flats, and that the flats are well maintained and in good condition. When HDB encounters households who may need additional assistance, HDB will link them up with MSF Social Service Offices, grassroots organisations, and/or social service agencies. During the Circuit Breaker period, HDB conducted additional checks on rental blocks to ensure the general cleanliness of common areas and that safe distancing measures were adhered to.”
“Our goal is to steward a home and City in Nature that all Singaporeans, in this generation and future ones, love and cherish.”
“As the same time, as part of such conversations, it is good for all of us to better understand the opportunities and constraints facing Singapore when it comes to balancing our land use needs. And if we recalibrate the balance between conservation and development, we also need to discuss what this would mean, in practical terms. For instance, in a TODAY commentary which I read over the weekend, a 24-year old SUSS student Mr Yeo Wei Jiang summed it up aptly. He said that preserving the natural environment should be Singapore’s “top priority” and that “I am willing to commit to it even if it means waiting longer for a BTO, living in a more inconvenient area, or paying a higher price”. Now some may resonate, others may not agree, but that’s part of the conversation. Singaporeans’ aspirations and views are evolving: on housing and property, on material pursuits, on family and society, on nature, and on the nature and form of work. At the same time, the world, the global economy around us, and technology are changing, and changing rapidly. And so too must our strategies and approaches, so that we can emerge a stronger nation, after this most difficult of tests. URA will engage Singaporeans later this year, as we do regularly every few years, to discuss our aspirations as a people, and gather ideas, inputs and partnerships, to formulate our long-term plans for a liveable and sustainable future. We invite everyone to join these conversations and to partner us in action. The Government will continue to regularly review our plans in partnership with the community, to support the aspirations and changing needs of our people, as consensus on the balance between environmental conservation and development evolves.”
“HDB has since received and continues to receive feedback and suggestions from nearby residents and members of the public. There has been a very wide range of views, and we thank everyone who has contributed so far. Some have called to retain the site fully for greenery and recreation, and to designate it as a Nature Park. Some have gone further to say that we should not build any more HDB flats, and halt all development. We can understand this sentiment too. Others have urged the Government to redevelop other sites instead, including older housing blocks, or existing school fields and running tracks in the area. Several have suggested that new housing and nature should co-exist on the site, for example, develop the eastern end where vegetation is less dense, while integrating mature trees into the new estate and preserving some of the streams. While there are diverse views, many who have written in appreciate the tension between the need for development, and nature conservation. We are studying the feedback in detail and welcome more Singaporeans to give their views and inputs, as we consider our plans for the Ulu Pandan site. Accordingly, HDB will extend the public consultation period for another four weeks, so please write in. We will carefully consider all the feedback received, and share our plans when ready. We are encouraged by the keen interest generated in our plans for Singapore and nature conservation. Indeed, mainstreaming of nature consciousness among Singaporeans is a key part of our strategy to become a City in Nature. This is a good time as concerns about sustainability are now at the top of our agenda.”
“The studies, as well as feedback received, guide the planning of the site, including mitigating measures to reduce the impact on the environment. We also seek to preserve and integrate natural elements within the development where possible, to facilitate ecological connectivity. We thank the nature groups for their close partnership in working with the relevant agencies to achieve these outcomes. Now, let me talk about the specific sites in Clementi and Ulu Pandan mentioned by Members. The site at Clementi was an abandoned rubber plantation, which has since been overgrown with Albizia trees which are not native to Singapore. In January this year, I explained to Parliament that the land had been zoned “Residential (Subject to Detailed Planning)” 23 years ago, since the Master Plan 1998. While there is no immediate need to develop the site for housing, we will retain the zoning of the site for now. This will give our future generations the option of deciding whether to use it for housing or to review its land use if the need arises. As for the site at Ulu Pandan, it used to be a rubber plantation, fruit orchard and kampongs. It is similarly overgrown with non-native trees after the settlement and agriculture were abandoned. Since the Master Plan 2003, the land had been zoned “Residential (Subject to Detailed Planning)”. HDB engaged an external consultant to conduct an environmental baseline study (EBS) for Ulu Pandan, to guide HDB’s development plans and identify the native flora and fauna and their habitats. HDB then consulted nature groups to refine their plans for Ulu Pandan, incorporating the findings from the EBS. Subsequently, the EBS report was published online for public feedback.”
“These areas were abandoned, acquired by the Government for future redevelopment, and have over time become green spaces inhabited by indigenous flora and fauna. We will not only protect and enhance existing green spaces but will also extend our network with an additional 1,000 hectares of green spaces over the next 10 to 15 years, and weave greenery more intensively into our urban areas. In tandem, we will implement species recovery plans for 130 animal and plant species by 2030, to strengthen the conservation of our endangered and rare species. These efforts will restore existing ecological habitats for our wildlife, and provide Singaporeans with greater access and a more immersive experience in nature. Let me assure Members that we are committed to stewarding and protecting our green spaces. But given our physical constraints and scarce land area, there will be some greenfield sites that we might have to develop to meet our land use needs. Any decision to proceed is made only after detailed study of the trade-offs and alternatives. And where development cannot be avoided, we proceed with care. Developments near to sites with significant biodiversity undergo an in-depth consultation with Technical Agencies and may be subject to an environmental study to assess the possible environmental impact of development plans, including ecological connectivity. We also engage stakeholders, such as those from the nature community, to take in feedback and strengthen the rigour of the studies. Unless there are security considerations, the studies will be made publicly available, so that anyone can provide feedback on the findings and recommendations.”
“In fact, the Masterplan goes further than that, and in terms of our City in Nature ambitions, it includes the mindsets of our people, and their ability to be conscious and scientific in their understanding of nature, and to understand the stresses and tensions that we deal with as we seek to protect the biodiversity on our city-island. As a result of this approach, we have retained a number of ecologically important sites as green spaces, although they had initially been designated for other, human uses. For instance, the Mandai Mangrove and Mudflat had initially been planned for factory use. Yet, after careful study through biodiversity surveys and ecological modelling, we decided to keep it as a Nature Park given its ecological value. Similarly, while other green spaces such as Dairy Farm Nature Park and Rifle Range Nature Park could have been developed for housing, they have been retained as green buffers to our Nature Reserves instead. We have done this in many other areas too over time – Sungei Buloh, Pulau Ubin and Chek Jawa, Kranji Marshes, Chestnut, Thomson, Khatib Bongsu, and Bukit Batok Hillside Nature Parks, and the Rail Corridor, to name a few. We are looking out for other areas, to enhance ecological connectivity and biodiversity. Today, we have safeguarded approximately 7,800 hectares of our land for Nature Reserves, Nature Areas, Nature Parks and other green spaces, such as parks and park connectors. These comprise key representative ecosystems and habitats for Singapore’s native biodiversity. We need to remember that not all of these areas were untouched habitats. For example, Sungei Buloh Wetland Reserve and the upcoming Khatib Bongsu Nature Park were once prawn farming areas.”
“We will continue to carry out land reclamation where appropriate, and see how we can make use of underground spaces and deep cavern spaces for infrastructure, though the costs are high. We also undertake major long-term redevelopment moves when the opportunity arises, to re-imagine Singapore to advance our children’s interests, and those of their children. For example, the height restrictions over a large part of eastern and north-eastern Singapore will be lifted after the air base moves out of Paya Lebar, allowing us to intensify land use both in and around the site. We will also progressively redevelop the Greater Southern Waterfront after the port moves to Tuas, freeing up prime waterfront land for public and private housing, and other purposes. But many of these moves take time and require complex planning and careful coordination, because they affect people, homes, livelihoods, and industries. So we cannot redevelop these spaces overnight. There are also different trade-offs to weigh, including the compatibility of a new development with surrounding land uses, and the availability and capacity of supporting infrastructure, among many other considerations. Now let me move on to explain our approach when it comes to greenfield sites. Because of our commitment to land stewardship and sustainable development, we adopt a science-based approach to identify core biodiversity areas and surrounding buffers that we want to retain for future generations. Broadly, the considerations include ecological significance and connectivity of habitats. The 4-pronged Nature Conservation Masterplan sets out the strategies to safeguard these green spaces.”