Khaw Boon Wan
Singapore
“Motor vehicle dealerships and showrooms have been closed since the start of the circuit breaker. As COE bidding is done mostly by the motor vehicle dealers on behalf of prospective owners, the Land Transport Authority (LTA) suspended COE bidding for the months of April and May.”
“Though stressed by the financial pain, they press on with the immediate priority of fighting the virus and supporting essential services. Post-pandemic, we will see how public transport evolves. Will demand for public transport services simply return to the pre-pandemic level?”
“Under our rail financing framework, the Government fully pays for the cost of building new rail lines. In other words, we do not recover the cost of building the Cross Island Line (CRL) from commuters through fares. The CRL project is being implemented and the final costs will depend on tender bids.”
“There are around 5,000 private bus operators with a combined fleet of 13,500 private buses. As we do not track the number of private bus trips and passengers, we do not have data on their carbon emissions.”
“There are nursing rooms at 50% of our bus interchanges. We will provide nursing rooms at all new bus interchanges and integrated transport hubs. For the MRT network, we will provide nursing rooms at all new interchange stations. We will also explore providing such facilities when MRT stations undergo upgrading.”
“Over the last three years, Singapore carriers have reported a total of 20 incidents of food allergies on board their flights. None required the use of epinephrine or emergency flight diversions.”
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“Dining areas that are located just outside of food and beverage (F&B) outlets are known as Outdoor Refreshment Areas or ORAs. They may be allowed on a small-scale along the covered walkways of buildings. Such ORAs are separated from roads by open walkways and planting verges, shielding diners from the road traffic. In selected areas, such as along Club Street and Ann Siang Road, F&B outlets can lease spaces on the roads to set up interim ORAs during the road closure hours. F&B operators who intend to set up ORAs have to seek permission from the Urban Redevelopment Authority. If approved, they must meet regulatory requirements imposed by various Government agencies to ensure public safety and also to minimise disamenities to pedestrians and the neighbourhood community. If the operators flout the rules, the relevant Government agencies will take enforcement action.”
“Third, the 62 farms affected by the development of military training land have been given sufficient notice so that they can decide if they wish to continue farming by bidding for the new farm sites, or to make alternative plans. Farms whose leases or tenancies are expiring between 2014 to early 2017 will be given an extension till June 2017. Those expiring after June 2017 can remain until the end of their current leases, that is, up to 2021. Finally, AVA will continue to work with the farmers to help them raise their productivity. AVA has launched the $63 million Agriculture Productivity Fund in October 2014. The Fund helps our farmers raise their capabilities and optimise their land through the use of appropriate farming equipment and productive systems. AVA has also organised study trips to countries, such as Israel and the Netherlands, for our farmers to learn best practices for greater productivity. Page: 133”
“Given the land constraint in Singapore, we have to balance different land use needs, such as housing, industry, transport infrastructure, defence, greenery and farming. We regularly review these needs to ensure optimal use for our people. The western part of Lim Chu Kang, which includes vacant land and some farm sites, will be needed for military training purposes, as the current military training land will be taken up for the development of Tengah New Town. We are taking steps to minimise the impact on our local agriculture sector. First, AVA will tender new farm sites in Sungei Tengah and other parts of Lim Chu Kang. While the total area of the new farm sites will be smaller than those of the affected farms, the long-term impact on our local food production will likely be minimal if the right production technologies are adopted. AVA will delineate the sites so that they are of optimal size for farm production. Farmers who demonstrate consistently high productivity rates will be assessed favourably in their bids for the new farm sites. They will also have to continue to maintain good farm productivity in the new sites. Second, following engagement and in response to feedback from farmers, the new farm sites will have a 10-year lease, longer than the current arrangement of ad-hoc, short-term lease extensions of three years. At the end of the 10-year period, if the land is not required for development and the farm meets the prevailing minimum production level and other prevailing criteria, AVA is prepared to extend their leases for another 10 years. The new lease model will better ensure productive use of the land for agriculture and provide the farmers with greater certainty.”
“Gardens by the Bay (GB) is a national public garden for Singaporeans. It is a people’s garden meant for all to enjoy. Except for the Conservatories, GB’s recreational garden spaces and facilities, which make up 90% of the site, are free and accessible to the public. The Government grant to GB is used to offset the operating expenses incurred in the upkeep of this as well as to support GB’s active community programming. Since its opening, GB has run a wide range of non-ticketed programmes and activities to reach out to our local community. Major festivals and events, such as the Mid-Autumn Festival @ The Gardens and the recently concluded Christmas Wonderland, were well-received by Singaporeans. There is no plan to make GB self-funding.”
“MND takes a serious view of obstructions in common areas. Not only do such obstructions inhibit the use of the common areas, they are potential fire hazards and may hamper evacuation during emergencies. Hence, Town Councils (TCs) have by-laws to regulate the use of the common property, including the placing of objects at common areas. These by-laws are typically guided by Singapore Civil Defence Force’s (SCDF) guidelines. The TCs work closely with SCDF to regulate and carry out enforcement actions on residents who cause such obstructions. To raise awareness amongst residents on the dangers of obstructions, HDB organises regular exhibitions, roadshows, public talks and school outreaches. HDB also actively promotes gracious and harmonious living in HDB towns through programmes such as the Good Neighbours Movement and the Heartland Ambassadors Programme. On the TCs’ end, the TCs use various platforms, such as the TC websites, newsletters and posters on Notice Boards at void decks, to reach out to their residents. Residents should also play their part by removing corridor clutter to ensure a safe and pleasant living environment for all.”
“Of the 50,000 rental flats, 12,000 are occupied by tenants under the Joint Singles Scheme (JSS). HDB does not set a quota on the number of rental flats for JSS tenants. Some 1,900 flats are currently occupied by single JSS tenants as their original flatmates have left and their replacements are being sought. There is a grace period of six months for the remaining tenant to find a joint tenant. We encourage the tenants to look for someone they know, like a relative or friend. HDB also provides them with a list of single applicants, or introduces them to other single tenants of a similar profile, whom they may contact before mutually agreeing to jointly rent a flat. The key is mutual respect and tolerance. Most are able to get along. In the event of dispute, HDB will advise them to settle their dispute amicably or approach the Community Mediation Centre for mediation.”
“The planning and development agencies are mindful of the possible impact of traffic noise on developments. There are planning requirements in place to ensure sufficient setback distance of public housing and schools from expressways. Page: 120 Approval must be sought from planning and relevant agencies before development takes place. Besides compliance with planning requirements, design measures, where feasible, are also adopted. These include orientating public housing blocks away from the expressway, locating Multi-Storey Car Parks next to the expressway and planting more trees as noise buffers. Similar design measures are also applied in the case of schools. HDB will continue to explore other practical noise-mitigation measures to preserve the comfort and well-being of our residents and students.”
“For BTO exercises between March 2012 and July 2014 where selection has been completed, 744 families with a monthly household income of between $1,000 and $1,200 booked a 2-room or larger BTO flat. Over the same period, 655 other families in the same income bracket were invited to select a BTO flat but they did not proceed to book one.”
“The latest study that I read suggests that among HDB households where there is already access to the gas pipes, about one quarter do not make use of it. Twenty-five percent is quite a high percentage. That is why we try to avoid any additional cost for this particular group of clientele. In terms of bottled gas – I use bottled gas – it is a common option. That is why we do not consider piped gas as essential. The deposit that you would have to pay for bottled gas is, in fact, lower than if you have to switch on the piped gas. Page: 9”
“Madam, it is to minimise the cost of providing and maintaining HDB rental flats. Having piped gas will increase both construction and maintenance costs and not all tenants cook. For those who cook, there are alternatives to piped gas, such as bottled gas, electric or induction stoves.”
“Next year, HDB intends to launch four Build-To-Order (BTO) exercises, for a total of 16,900 new flats. That will include about 4,000 2-room flats to cater to demand from singles and low-income families. In addition, HDB will conduct Sale of Balance Flat (SBF) exercises to augment the BTO supply. Several thousand units of unsold balance flats should be available next year. As the number of new Singaporean family formations is estimated at about 15,000 each year, we are confident that the proposed supply should be adequate. Moreover, as resale prices continue to moderate, we can expect more buyers to return to the resale market rather than await the building of BTO flats. Buffer stock is not cost-free and we cannot be holding empty blocks of completed HDB flats to wait for a surge in demand. What we can do is to try to project and build ahead of demand as closely as it is possible. There are bound to be temporary shortfalls or surpluses, as our market is also subject to external events which are beyond our control. At this point, our focus is on ensuring a smooth transition from the ramp-up to a more sustainable phase, as the supply and demand for BTO flats achieve a better balance.”
“The measure to impose a one-year debarment on HDB flat buyers who cancel their bookings is to discourage frivolous booking. Such behaviour is unfair to genuine flat buyers who may otherwise be crowded out. Since implementation in March 2012, about 3,500 applicants have been barred. HDB prefers to accumulate its balance flats and sell them under a Sale of Balance Flats exercise when there is a sufficiently large supply. This allows applicants more choices of flat types in various locations.”
“Repair of spalling concrete is covered under the Home Improvement Programme (HIP). However, for HDB blocks with pitched roofs, the roof ceiling for the top floor units are made of non-concrete materials. The ceiling boards in these flats form part of the roof structure which falls within the definition of "common property" under the Town Councils (TCs) Act. Whilst routine maintenance of the ceiling board rests on the flat owner, the onus to repair and replace the roof structure lies with the TC. Residents should approach their TC for assistance if they experience damaged false ceilings due to the pitched roof.”
“In the past 10 years, new HDB flats were mostly built in non-mature estates with some in the mature estates where land was available. The non-mature estates are all located in the outside central region (OCR). The few BTO projects in the mature estates straddle both the OCR and the rest of central region (RCR). OCR and RCR are terms used by the industry to group private properties in Singapore. They do not coincide with the HDB classification of mature and non-mature estates. Moreover, given the wide range of housing types in the private housing market, from shoe-box units to luxurious penthouses, price comparison between the public and the private housing markets should, therefore, be interpreted with care. As most BTO flats were built in the OCR, I will provide the price comparison for this region. Generally, the average price difference between HDB resale flats and BTO flats is 31%. It was 18% in 2004. Between private residential properties and HDB resale flats, the difference is 158%. It was 118% in 2004.”
“URA uses a set of development control guidelines to assess development applications. These guidelines regulate the building form and scale of the proposed development to help safeguard the interests of the surrounding community. For example, development control guidelines on building setback and storey height provide adequate space between developments and preserve the harmony of streetscapes. Other guidelines similarly require the proposed developments to consider visual impact and the surrounding physical context. In addition, if necessary, URA seeks input from other agencies on traffic, noise and other technical considerations before granting planning approval for each development. URA reviews these guidelines regularly and consults industry professionals and the general public where relevant. On top of these guidelines, the URA may require more major applications to be reviewed by a Design Advisory Panel. Since October 2013, URA has required developers of new Government Land Sales residential sites to inform the local community about their proposed development before works commence. Developers must also establish a channel of communication to receive and address feedback from the local community, which may include suggestions on the design or layout of the proposed development. URA will continue to review ways to take on board the views of community stakeholders while ensuring that the planning approval process remains a fair and efficient one for landowners and developers. Page: 138”
“Yes, Madam, I keep my options open and I am always open to good ideas and suggestions. My sense is that if you offer a parallel option – a 99-year lease and a 70-year option – I doubt there will be any takers for the shorter option, for the reasons I have given. But I will not rule out some future possibility when we may want to set aside an entire block, for whatever reasons, for 70-year leases without any parallel 99-year option. Then, there may be a possibility of such a scheme, as proposed by the Member. But only if we decide that it is attractive and necessary at that particular point in time. At the moment, I doubt it.”
“Madam, buyers who prefer flats on a 70-year lease can buy them from the resale market and still be eligible for housing grants if they are first-time buyers. As for new flats, HDB buys land from SLA for public housing on a 105-year lease. This has enabled HDB to build and sell new flats on a 99-year lease. We do not think it necessary for HDB to sell new HDB flats with a 70-year lease, alongside 99-year flats. We do not think there will be strong demand for such an option. First, the upfront cost which HDB has to incur to offer a 70-year lease option is the same as that of a 99-year lease. Secondly, while a 70-year lease flat should be cheaper than a 99-year lease, the cost reduction is not directly proportionate to the reduction in lease. In other words, the market value of a property with 70-year lease does not equal to 70% of an identical property which has a 99-year lease. In fact, it is significantly higher. This is due to the time value of money and the fact that flats with a shorter lease tend to depreciate faster. The fact is that we price new flats on a 99-year lease to be highly affordable for first-time buyers. With significant housing grants, first-timer families who today earn $1,000 per month can afford a 2-room BTO flat in a non-mature estate. Those who earn $2,000 can afford a 3-room BTO flat and those who earn $4,000 per month, a 4-room BTO flat. They can do so with little or no out-of-pocket cash. Page: 41 However, we do offer HDB flats with short leases where it serves specific buyers' needs. For example, Studio Apartments are sold on a 30-year lease to senior citizens as their retirement homes.”
“The use of Hong Lim Park, or any other park in Singapore, is subject to terms and conditions which are well-publicised on our website. When people apply, they also go through the rules and regulations. So, people have been reminded. They know what to do. Particularly for Speakers' Corner, it has been around for 15 years since the year 2000. There had been no incidents in the past until this recent one. Can I give an assurance that such a thing will never happen again? Can I give an assurance that nobody will speed on the road, though we all know that one should not speed?”
“Madam, Hong Lim Park is a public park. It houses two lawns which have been designated as the Speakers' Corner. However, these lawns are not for the sole use of Speakers' Corner participants. Like any other park in Singapore, Hong Lim Park is a shared space for all Singaporeans to use and to conduct community events or other activities for the residents. The Telok Ayer Hong Lim Green Community Centre and its outdoor stage are adjacent to the Hong Lim Park. Hong Lim Park users can apply to the Community Centre for the use of its facilities and the stage. Usage is subject to the usual terms imposed by the Peoples' Association. For example, the stage should not be used for political or religious activities. The park and CC facilities have been used for different types of events, such as concerts, family days, sporting activities and other community events. Generally, the stage can be booked for use from 2.00 pm to 10.00 pm, as these are the opening hours of the CC, but special arrangements can be made to use the stage earlier. For the Speakers' Corner, Singaporeans can speak, hold demonstrations and performances after seeking NParks' approval. Multiple events have been conducted on many past occasions by different groups at the same time at Hong Lim Park. There had been no untoward incident arising from this arrangement until the 27 September incident. As I had said earlier, as Police investigations and legal proceedings are on-going in relation to the 27 September incident, it is not appropriate to comment on the incident or to give a view on what could or could not have prevented such an incident.”
“Indeed, Madam, the Police investigation into the incident has yet to be completed. The legal proceedings against certain persons related to the incident are also ongoing. It is not appropriate to reply to this question.”
“That is the best outcome for most, if not all Singaporean families.”
“Usually, I try to reply fully to Er Dr Lee Bee Wah. But on this instance, I cannot because this study is still ongoing. It is work in progress and the preliminary feedback to me is, that even in many of these countries or cities, the take-up rates are really low. In other words, not particularly encouraging. We are not aware of any country where reverse mortgage is extensively taken up or has seen wide usage. I am not giving up and we want to continue to explore. But I do not want to raise hopes, too, that we will definitely do reverse mortgage. The fact that take-up rates are low, not only in Singapore but elsewhere, must suggest that the providers and the people probably find it unattractive. In fact, today, there are no regulatory impediments against any of our financial institutions from offering reverse mortgage for private properties, for example. They can offer it. In fact, a couple offered it a few years back and they also faced the same problems as what NTUC Income did. They then stopped offering the product. So, obviously, the market is probably not ripe yet. There are many ways to interpret it. I tend to interpret it positively to mean that the owners, our seniors, have additional savings or I would like to believe that many families have good children. And the good children are providing monthly allowances to their parents which I think will be lovely. And, therefore, the parents do not see a need for wanting to exercise these various monetisation options. As I said in this House a couple of sessions ago, to me, the best outcome is the parents move in at the invitation of their kids, to be with the kids and then, whilst they still own their own flat, rent it out, whole flat and collect easily more than $1,000 or $1,500 per month in rental.”
“Indeed, the two products are different and we are not embarking on both. We are only right now offering LBS. But we are studying reverse mortgage just to see whether it will be viable, although it has been tried before, but whether between 2006 and now, have there been changes in the business model that we can learn from and where we may find that the new product offering might be suitable for some clientele. Our objective is to offer a range of options. So, it is not wrong if we were to decide to offer both. Then individuals would have options to choose which one will suit them better. For some, they may find LBS attractive; others may find reverse mortgage more suitable. The key is informed decision making which means very close hand-holding and, if we were to offer such products, our staff would have to be well-trained so that they can conduct individual counselling. Get down to specifics: your flat, at what address, what is the indicative market price, how much proceeds can you get if you were to do LBS; if you do reverse mortgage, what does it mean and what are the implications? These are, as I said before long-term commitments, 30 or 40 years down the road. We want to make sure that people make Page: 39 up their minds with all the information at hand.”
“Madam, a reverse mortgage is a loan taken up by a property owner using his property as collateral. However, unlike a traditional mortgage, the borrower need not make any cash repayment during the loan tenure. Instead, he only needs to repay the loan with accumulated interest upon termination or upon death, typically, from the sales proceeds. A reverse mortgage thus allows the property owner to unlock some equity while retaining the financial upside from any appreciation in property value in a rising market. Page: 38 However, reverse mortgage has its risks. First, as it does not require periodic cash repayments, the loan balance grows with interest. Second, the owner has to bear property risks. If the market value of the property becomes less than the outstanding loan, the owner may have to sell the property to repay the loan. In 2006, the National Trades Union Congress (NTUC) Income offered reverse mortgage for Housing and Development Board (HDB) flats. Only 24 households signed up and NTUC Income has since stopped offering the product. Nevertheless, the Ministry of National Development (MND) is revisiting the subject. We are studying several countries with established reverse mortgage plans, and to learn from their experiences. But we note that these countries are also finding their take-up rates to be quite low. As the reverse mortgage is a complex financial product, we need to study it carefully, consult our people, before we decide whether to introduce it as an additional option for our seniors.”
“But I think you will find difficulty because it is a project where the emphasis is on consultation, as you want the locals to own the project. So, they need to gather to discuss, "What shall we have? More drop-off points and so on?" That process of engagement, you cannot rush it. As for LRP, it is a very specialised item. In fact, it was the Member who alerted this House to the lifts that he has in Chua Chu Kang which did not seem to be as good as some of the lifts that he had seen in the newer blocks. We probed and found that there were about 700 such lifts. For some reason, most of them were installed in his Group Representation Page: 12 Constituency (GRC), as well as in Pasir Ris. Together, they "cornered" the market! That particular model of lifts, in due course, would be replaced with a new and better model. When you need to replace them, we will fund half of the cost, which is quite substantial, because the cost of a lift is about a quarter million dollars. It will cost the Government almost $100 million. Again, this is where we leave it to you to decide when you want to replace them. When you do replace them, send us the bill and we will co-pay part of the cost. But do not waste. Although those lifts are a bit "funny", they are functional. Actually, they are not "funny" at all; they are totally functional and safe. But if you feel that you prefer some of the new features of the new lifts and you want them now, instead of waiting for the full 28 years lifespan of the lifts, and they are maybe at Year 25, you may want to advance doing it. If you decide to do it, send us the bill and we will pay half of it.”
“Madam, indeed, we are ramping up the pace of the development. There are three different projects here. For HIP, we are increasing it rapidly. For HIP, the potential universe is about 300,000 flats. Today, we have started doing – and some have been completed – about 140,000. This is almost the midway point, maybe about the 45%-mark. I am stepping up the pace of HIP so that, over the next two years, we should be able to launch 100,000 flats. The remaining would be about 60,000 flats left. We are very confident that the entire HIP can be wrapped up during the next term of Government. I remember Senior Minister of State Masagos Zulkifli giving me this advice. He said, "These are very old flats and, sometimes, they already have spalling concrete, leakages and so on". The flat owners were debating whether to do the repairs themselves or to wait for HIP. Taking his advice, we decided that starting from early next year, we will announce the selected projects for two years in one go. That means 100,000 flats will be nominated and decided upon. In fact, our circular has already gone out a few weeks ago to the Town Councils. Please think through carefully which are the important blocks that are urgently in need, and then, we will try to pace them in accordance with needs. That is for HIP. For NRP, I am prepared to do faster and to do more, but Town Councils have a problem. And that is why, for several years, we have settled at the pace of about one project per year per Town Council. They find that if there are more than one NRP project, they would have indigestion. If Chua Chu Kang Town Council can do better, you are most welcomed. Nominate them and I am game to match your pace.”
“Madam, the three enhancements are significant and will further improve the living environment in existing Housing and Development Board (HDB) towns. They will allow more residents to enjoy the benefits of upgrading. They will impose additional cost on the Government. For example, the Neighbourhood Renewal Programme (NRP) cost cap will be raised from $3,400 to $4,700 per flat, to pay for the additional works. The Selective Lift Replacement Programme (SLRP) will require the Government to fund 50% of the lift replacement cost, up to a cap of $125,000 per lift. We will set aside sufficient budget to fund all these enhancements. HDB expects to complete the selection of all eligible flats for the Home Improvement Programme (HIP) by 2018. As for NRP and SLRP, their implementation will largely be by the local Town Councils. NRP will also require the active engagement of residents in shaping their living environment. The pace of implementation will, therefore, depend on the extent of active local participation.”
“All beneficiaries of ComCare Long-Term Assistance, commonly known as Public Assistance, receive an allowance which takes into account the cost of renting a HDB rental flat. Majority of them are hence able to keep up with their rent payments. For those who are unable to, HDB will treat them sympathetically and assist them by reducing their rent or allowing them to pay the rent arrears in instalments.”
“First, we build a wide range of flat types, from Studio Apartments to 2-room to 5-room flats, as replacement flats. The sizes of the various flat types take into account functionality, lifestyle, land availability and affordability. Second, the SERS flat owners can select new replacement flats of their preferred eligible flat type, according to their budget and needs. The number of each flat type is then finalised after the SERS residents have indicated their preferences.”
“From January 2013 to June 2014, 25,000 households were granted mortgage loans from HDB. Among these households, HDB assisted 1,312 households with another HDB loan, even though they had already taken two HDB loans previously. As these are exceptions to the rule, HDB evaluates such requests on a case-by-case basis. Typically, these are flat buyers who have a steady income, in urgent need of housing, but are Page: 132 unable to secure financing from the banks due to poor credit records.”
“To support cycling within HDB towns, HDB has designed a dual bicycle rack system which allows residents to secure bicycles at multiple points using a single lock. This system helps deter bicycle theft and optimises space. Starting from the Build-to-Order Sales Launch in January 2014, all new public housing developments will have such dual bicycle racks at void deck. To cater to increasing demand, there will on average be one bicycle rack for every six dwelling units. For existing public housing estates, HDB will provide secured bicycle racks at commercial clusters and the main entrances of new common greens and neighbourhood parks. Town Councils can also install more secured bicycle parking facilities under the Neighbourhood Renewal Programme (NRP). We recently announced an increase in NRP cost norm to fund more works and extended NRP to cover more blocks and middle-age towns, such as Choa Chu Kang, Pasir Ris and Tampines. HDB will work with relevant agencies to make HDB towns and estates bicycle friendly.”
“To help more blocks qualify for the Lift Upgrading Programme (LUP), HDB is currently piloting two new lift solutions, the Vertical Platform Lift (VPL) and Pneumatic Vacuum Elevator (PVE), at two non-residential sites. One of them is a Multi-Storey Car Park and the other is a commercial block. The lifts are currently being constructed. Construction will complete by the end of this year. Upon completion, HDB will test the lift solutions, to ensure that they are safe and technically reliable. HDB will also get feedback from users, particularly the elderly and the disabled and further improve the design, before HDB pilots them at suitable residential blocks. If the pilot at the residential blocks is successful and the lifts are well-received, HDB can then offer the solution to more low-rise blocks which are presently not eligible for the LUP. Notwithstanding this, there will likely still be blocks which are unsuitable for the new lift solutions and cannot enjoy the direct lift access with current technology. HDB will continue to explore other measures to improve direct lift access for residents in these blocks. Meanwhile, those who require direct lift access due to their medical conditions can approach HDB for assistance.”
“These proposals are Community Farming – "Hobby Farming"; Ducted System LED Light for Common Areas; Community Parklets, or mini parks at HDB common areas; Solar Powered Street Light Page: 127 with Mosquito Killer and Motion Sensor Function; and Lightweight Retractable Solar Panel. Work on these proposals started in March 2014. Each project is at a different stage of construction and installation.”
“The Housing and Development Board (HDB) Greenprint was launched in October 2012 to bring sustainable living into existing public housing estates. These initiatives, which include energy and water-saving solutions such as the Rainwater Harvesting System (RWHS) and rooftop solar panels, are being piloted in Jurong East. Work on most of the Greenprint initiatives in Jurong East has commenced and we project to complete them by the end of next year. As the HDB Greenprint at Jurong East takes shape, HDB is exploring extending some of the test bedding to another pilot town to get more feedback from residents on the sustainable initiatives tested. HDB will then study the two pilots to identify the successful initiatives to replicate them in other housing estates. The RWHS piloted in Jurong East is primarily designed to collect rainwater for washing of common areas and for irrigation. To be used as a main flood mitigation measure, it would either have to be a significantly larger tank that occupies a very large part of the HDB void deck, or it would require major excavation and service diversion works in order to be buried underground. Therefore, HDB's view is that this is not viable. However, HDB is studying with PUB on the feasibility of integrating the RWHS with detention tanks which are for flood mitigation purposes in new HDB estates. The $1 million Greenprint Fund was launched in February 2013 to encourage the public to come up with original and innovative solutions to promote green living. In November 2013, five proposals were selected for test-bedding and were awarded a total of $350,000.”
“The Lease Buyback Scheme (LBS) is one of several options that elderly homeowners can consider, depending on their preference and circumstances. Under the LBS option, when the elderly owners pass on, any remaining lease will be bequeathed to the beneficiaries. The beneficiaries can either continue living in the flat for the remaining lease, or return the flat to HDB and receive the Page: 33 residual value of the remaining lease. Whether the children can buy the tail end of the lease already sold to HDB would depend on their eligibility to buy a HDB flat. For example, they may already be flat owners and under current rules will not be allowed to own a second HDB flat. In any case, any such transaction would have to be conducted at the prevailing price.”
“Madam, the qualifying age for the Lease Buyback Scheme (LBS) is set at the CPF draw-down age. This is to ensure that all LBS participants can enjoy immediate monthly payouts under CPF LIFE after topping up their CPF Retirement Accounts with the LBS proceeds. For those households which do not meet the age criterion, they can consider other options. They may sublet a bedroom or their whole flat for rental income. Alternatively, they may buy and move into a smaller flat or Studio Apartment and enjoy the Silver Housing Bonus if they meet the stipulated requirements.”
“En bloc is a private condominium term but, in HDB, we call it SERS. And, yes, we will do SERS wherever it is "SERS-able". [Laughter]”
“This particular idea, Madam, was, in fact, raised a couple of times during our recent Housing Conversations. To probe further, we asked the participants, "How much do you think will move you?" And the figure is something I cannot afford. It is six digits! As I said, we will try within our capabilities and financial limits to meet such aspiration. But if some parents can change their attitudes and be prepared to try out a new town, you may Page: 34 discover better new environment – maybe in Yishun.”
“Of course, there is, yet, another option which is the parents may decide to sell off their flats and move with their children to the new towns. Theoretically, it is logical and possible, but I know many parents are very reluctant. As we have heard yesterday, they are used to the hawkers, to a particular wet market stallholder and they find it very difficult to move to a new place. But we will try to change such mindset.”
“Madam, indeed, it is a tall order. And for mature estates, there are particular challenges for the simple reason that land for a big number of BTO construction is less available than in non-mature estates. But because this is such an important social objective, we try very hard and we continue to strive to the best of our Page: 33 abilities to fulfil those needs. There are various ways we go about it. If the Member checked back on the last three years of BTO launches, he will note that I have launched quite a number in several mature estates. Within the next 12 months, there will be several BTO launches in several mature estates. Whether these would be in the Member's ward, I do not know, but wherever possible, we try to do so. Then, there is always the possibility of en bloc or SERS development. There is yet another avenue which is resale flat. There are a large number of resale flats, more so than the number of new flats that I can build. In fact, until this current property cycle, most people buy their flats through resale transactions – the ratio was about 60-40; 60% from resale and 40% from BTO flats. But the last three years have been unusual. As I step up the number of BTO launches and kept the prices very competitive, now, almost 95% of young couples buy directly from HDB. This cannot be the steady state. But now that Cash-over-Valuation (COV) has turned negative, with many transactions settled below market valuation, it opens up huge opportunities for buyers. I see that possibility growing within the next many months. The short answer is yes. In MND, we try very hard to meet the aspirations of both parents – especially parents – and their children wanting to be able to live close by and we will do our very best.”
“In the recent series of Housing Conversations on "Closer Families, Stronger Ties", we received many valuable suggestions and feedback from Singaporeans on how we could further help extended families live together or nearby. We will take these into consideration in our on-going policy reviews.”
“Madam, helping extended families live together or close by for mutual care and support has been a long-standing priority for this Government. Currently, we help support this in six ways. First, under the Married Child Priority Scheme, those who apply for a new HDB flat near their parents or married children get double the ballot chances. Those who apply for a new flat to live together get triple the ballot chances. Second, under the Multi-Generation Priority Scheme, we allow married children and their parents to jointly apply for a pair of flats in the same Build-To-Order (BTO) project and Page: 32 we set aside flats for this purpose. We set aside up to 15% of the Studio Apartment, 2-room and 3-room flat supply for parents and the corresponding number of 2-room and larger flats for their married children. Third, under the Studio Apartment Priority Scheme, we reserve half of the new Studio Apartment supply for eligible seniors who apply for Studio Apartments near their married children or their existing home. Fourth, in September 2013, we introduced 3Gen flats, at the suggestion of Er Dr Lee Bee Wah, which feature four bedrooms and three bathrooms, to facilitate multi-generation families who wish to live in the same flat. I always credit Er Dr Lee Bee Wah as the mother of 3Gen flats. Our first 3Gen BTO was, correctly, launched in Nee Soon. Fifth, first-timers buying a resale flat to stay near or with their parents or married children are eligible for the Higher-Tier CPF Housing Grant for Family of $40,000, which is $10,000 more than the standard CPF Housing Grant. Sixth, we ensure that the income ceiling for the purchase of a HDB flat is set at a higher level for extended families who buy a flat to live together.”
“One thousand and eighty-three senior citizens (in 812 households) have benefited from the Lease Buyback Scheme (LBS) since 2009. Fifty-one percent of them are aged between 63 and 70, 42% are aged between 71 and 80 and 7% are aged 81 and above. The lowest CPF LIFE monthly payout is $50, for an owner whose CPF top-up was low because the owner had a 5% share of the flat. The highest is $1,200. The average is $550. The monthly payout depends on various factors, such as when they joined the LBS, share of proceeds and the starting balance in their CPF Retirement Account.”
“The land parcel beside Potong Pasir MRT station will be developed for commercial and residential use. When completed by 2019, the development will be integrated with the MRT station and provide residents and commuters with convenient access to more commercial facilities. To minimise inconveniences to residents and students during the construction period, the Urban Redevelopment Authority has worked with the Land Transport Authority (LTA) to require the developer to undertake the following measures: (a) Carry out a localised Traffic Impact Assessment study with LTA to ensure that the development will minimise impact on the surrounding roads, both during and after the construction period; (b) Deploy traffic marshals to guide road traffic. Construction vehicles will not be allowed to access Meyappa Chettiar Road during school peak hours. LTA will take enforcement action to ensure that the construction vehicles do not cause traffic congestion; (c) Provide parking and queuing spaces to contain construction vehicles within the development and to minimise impact on the surrounding roads; (d) Provide six metre high hoardings to minimise noise and dust. This is higher than the standard height of 1.8 metre; and (e) Provide temporary covered linkways with lighting along the perimeter of the site during the construction period to ensure continued pedestrian access to Potong Pasir MRT Page: 143 station and bus stops. Prior to construction, the developer will be required to provide project information to nearby residents, including the construction schedule and pedestrian access routes to the MRT station and bus stops. The developer will also make available a contact point for residents to provide feedback during the construction period.”
“In some parts of Singapore, birds have gathered on roof tops and ledges. This has given rise to some bird nuisance problems. In Potong Pasir, there are some blocks with sloping roof tops where birds may sometimes rest in the open area between the flat roof and the sloping roof. To prevent the birds from entering the open area, the Potong Pasir Town Council (PPTC) has provided nettings for a few blocks. HDB will continue to work with the PPTC and their Page: 142 consultant to address the bird nuisance problems.”
“In designing new flats, Housing and Development Board (HDB) takes into account the need for weather protection, and has provided canopies above windows and along corridors to reduce the impact of rainwater splashing. Typically, flats will also be provided with top-hung windows which can be opened during rain to allow for natural ventilation. In doing so, HDB balances between shielding the rain off completely and achieving good natural ventilation/lighting. In tropical Singapore, it is inevitable that some rainwater may splash into the semi-open areas such as the common corridors, especially during a heavy downpour. To assist residents, HDB provides rain screens along common areas on a case-by-case basis if splashing is severe. HDB also works with residents to install a simple weather strip underneath their entrance doors to prevent rainwater from seeping into the flat and/or to fix a panel onto the gate to minimise splashing onto the main door.”
“We plan each Housing and Development Board (HDB) town comprehensively to create a conducive environment for our residents to live, work, play and learn. HDB works closely with all relevant agencies to provide the supporting infrastructure and amenities in tandem with the new housing developments. Yishun is undergoing revitalisation under HDB's Remaking Our Heartland Programme. The intent is to transform Yishun into a vibrant hub with great outdoors. Completed projects include the upgraded Pedestrian Mall at Yishun Town Centre, the Khoo Teck Puat Hospital and the rejuvenated Yishun Pond. We have just launched an integrated development comprising a commercial complex, private apartments and a community club with an air-conditioned bus interchange at the town centre. Page: 141 Meanwhile, HDB has been working with the Land Transport Authority to enhance the accessibility and connectivity of the town, including the construction of Yishun Ave 8 to connect Yishun town to the major expressways. More parks, social and communal facilities and shops will also be added, to keep pace with the development of new housing.”
“Flat owners are responsible for the maintenance of their flats, including repairs for general wear and tear. This applies to all sold residential buildings, both public and private. Flat owners will have to engage a contractor to replace the dislodged tiles. The Housing and Development Board can assist to provide a list of repair contractors for their consideration.”
“Flat owners may sublet their flats after meeting the Minimum Occupation Period (MOP). In 2012 and 2013, the Housing and Development Board granted approvals to 57,200 flat owners to sublet their flats. Of these, 1,800 approvals (3%) were for flats within the MOP. These flat owners were unable to occupy their flats for a short period of time due to valid reasons, such as overseas work or study. Page: 117”
“The average selling prices of Build-to-Order (BTO) flats offered recently in the non-mature estates are $110,000 for a 2-room flat, $187,000 for a 3-room flat, $295,000 for a 4-room flat and $386,000 for a 5-room flat. The median prices are at similar levels. This year, there was one BTO project in a mature estate, at Toa Payoh. The prices of the 3-room and 4-room flats offered were around $321,000 and $470,000 respectively. The prices of BTO flats in mature estates are higher, given their locational advantages and wider range of facilities. For BTO projects completed in the past year, the average waiting time from booking of the flat to key collection is about three years.”