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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“This year, HDB has received applications for BTO flats from 16,900 applicants who are second-timers. Amongst them, 1,400 or 8%, are divorced single parents with children. Their second-timer status allows us to differentiate them from first-timer applicants who have not enjoyed a housing subsidy before. This way, first-timers setting up their first home get to receive top priority. However, we recognise that it can sometimes be difficult for divorced single parents to afford alternative housing after they have sold their matrimonial flat, and have taken additional measures to help them. For divorcees in financial hardship, HDB can help them source for a flat that is within their budget, consider incorporating resale levy into the price of the flat, or extend loans to reduce the upfront cost of purchasing another flat. HDB can also offer them temporary accommodation under the Interim Rental Housing Scheme while they rebuild their savings or work out more permanent housing arrangements. If home ownership is out of reach, HDB can consider offering them a public rental flat. Page: 1143”
“We do review and adjust the housing subsidies regularly to ensure that HDB flats are affordable, especially for first-timer buyers. The most recent adjustment was last year when we introduced the Special CPF Housing Grant (SHG). Currently, a low-income family buying their first Build-to-order (BTO) flat can enjoy housing grants of up to $60,000. These grants are on top of the substantial market discount they are already getting for BTO flats. For first-timers who buy resale flats, we have given housing subsidies of up to $80,000. However, pegging the housing grant to a percentage of the purchase price of the flat would mean that a higher-income family who buys a more expensive flat would receive more housing grants than a lower income family who chooses a less expensive flat. This would not be equitable. Page: 1137”
“Block 31 is managed by HDB for needy Singaporeans. It is not leased to foreigners. Blocks 32 and 33 are vacated Selective En-bloc Redevelopment Scheme (SERS) flats. In 2009, HDB, as an interim arrangement, leased them to EM Services at market rates. The latter has, in turn, leased them out to Resorts World Sentosa (RWS) to house its employees. This is a commercial arrangement between EM Services and RWS. It is at market rate, and there is no rental concession. Page: 1135 RWS has since returned Block 32 to EM Services and is only leasing Block 33. HDB's leasing contract with EM Services will end in December 2012. The flats will then be demolished for redevelopment. Page: 1136”
“In 2010 and 2011, the take-up rates for BTO exercises were above 90% for all flat types except for 2-room flats. Take-up rates for 2-room flats were 29% in 2010 and 44% in 2011. Nonetheless, the unsold flats will eventually be taken up during the Sale of Balance Flats Exercise when they are nearer completion. For the resale market, there were about 32,300 resale transactions in 2010; 3-room and 4-room flats were the most commonly transacted flat types, at 30% and 36% of total transactions respectively. In 2011, there were about 24,600 resale transactions. 3-room and 4-room flats were again the most commonly transacted flat types, also at 30% and 36% of total transactions respectively. As for Executive Flats, HDB no longer builds them. A small number of repossessed Executive Flats were offered for sale under Sale of Balance Flats exercises. Their numbers are small and HDB has consolidated them with the 5-room flats to give flat applicants more choices. Page: 1134”
“There are 8,700 HDB sold shops. Singaporeans and Singaporean-owned companies own about 95% of the sold shops. The remaining 5% are owned by PRs, foreigners and foreign-owned companies. Since 1998, HDB has ceased the direct sale of HDB shops. Over the last five years, resale transactions involving HDB sold shops made up 3% to 7% of the total stock of HDB sold shops. From January to August 2012, there were 216 such transactions. Of these, 14 shops, or 6%, were resold within one year of purchase. This does not suggest a speculative element in HDB shops. Page: 1024 HDB sold shops are transacted in the market on a willing-buyer-and-willing-seller basis, without restrictions and in accordance with demand, similar to other private commercial properties. It will not be tenable for HDB to impose new restrictions, such as stricter citizenship eligibility. Page: 1024”
“There are plans to develop the land around Woodlands MRT Station into a regional centre. These plans form part of our strategy to bring jobs closer to homes in our housing towns. Now that the location of the Thomson Line MRT Station at Woodlands has been finalised, URA has begun to review the development plans for the area as part of the current Master Plan review exercise. Page: 1023”
“HDB stopped building executive maisonettes (EMs) in 1995 when the Executive Condominium (EC) Housing Scheme was implemented. Page: 1023 ECs provide a wider range of flats to cater to Singaporeans' diverse preferences. While EMs ranged from 138 to 243 square metres, ECs have unit sizes ranging from 69 to 324 square metres. ECs also typically come with more unique design features than EMs, including duplexes for those looking for two-storey units similar to EMs. New EC units are sold with initial eligibility and ownership restrictions to help keep prices affordable. First-timer citizen families can enjoy the CPF Housing Grant for the purchase of ECs, which will become an unrestricted private property after 10 years, thus meeting the private housing aspirations of Singaporeans. As the EC is better placed to meet the diverse needs of Singaporeans, there is no need to re-introduce EMs. Page: 1023”
“Town Councils can put in place by-laws to regulate the use of the common property, such as HDB lift lobbies. They typically follow the SCDF's guidelines. The guidelines require a free passage of minimally 1.2 metres for mass evacuation or the movement of casualties in an emergency. Placement of combustible items is strictly disallowed, no matter how much clearance there is at the lobby. It is important that residents comply with these by-laws to ensure that the common areas are not cluttered with items that could pose as fire hazards and hamper fire-fighting and evacuation in emergencies. Besides SCDF's guidelines, most Town Councils will also discourage residents from placing objects at the lift lobbies as these areas require wider passageways to accommodate the residents who wait for the lifts. This is a good practice as such considerate behaviour would help avoid neighbourly disputes, and ensure a safe and pleasant living environment for all. Page: 1022”
“Singles have been able to buy resale flats since the introduction of the Joint Singles (JS) Scheme in 1990 and the Single Singapore Citizen (SSC) Scheme in 1991. Between 1992 and 2011, singles bought an average of 4,600 resale flats yearly. There is no rising trend of more singles buying resale flats. In fact, the number of singles buying resale flats has fallen from an average of 5,600 flats a year between 2002 and 2006 to an average of 4,300 flats a year between 2007 and 2011. Singles have been allowed to buy any flat type on the resale market since 2004. Prior to this, they were only allowed to buy 3-room or smaller resale flats. 3-room flats remain the most popular flat type purchased by singles, although the proportion of singles-buyers buying 4-room and 5-room flats has increased. In 2005, 60% of singles-buyers bought 3-room flats, 26% bought 4-room flats, and 9% bought 5-room flats. In 2011, 48% of singles-buyers bought 3-room flats, 33% bought 4-room flats and 13% bought 5-room flats. Page: 1021”
“Since 2011, BCA has also conducted three BMSMA-related briefing sessions in partnership with grassroots organisations and had received requests for more of such briefings. BCA will continue its outreach programmes to update existing and new management corporations of the latest requirements of the BMSMA. Page: 1018”
“As part of the review of the Building Maintenance and Strata Management Act (BMSMA), the Building and Construction Authority (BCA) conducted a public consultation exercise from April to May 2012 to solicit wider public views and suggestions on specific areas of the BMSMA that need to be improved. A total of 1,325 participants took part in the exercise. Out of these, 350 participated in the online survey and the remaining 975 participated in face-to-face interviews. Page: 1018 The number of strata-titled developments rose by about 28%, from 2,271 developments in 2005 to 2,916 as at September 2012. BCA only has information on the number of managing agent companies in Singapore from 2011. Currently, the managing agent industry is quite well developed with about 113 companies, which is an increase of about 18% from the estimated 96 managing agent companies in 2011. This gives the management corporations of strata-titled developments an adequate pool of managing agents to choose from. On average, about 70% of management corporations have engaged managing agent companies to help them look after their estates. There is a Chinese saying "家和万事兴", which translates to "family prospers when members live in harmony". The same can be said of strata living. In 2005, BCA published a guidebook "Strata Living in Singapore" to provide homeowners with information on living in strata-titled properties and help facilitate better management of the estates. The electronic version of the guidebook is also available on BCA's website. The BCA Academy also conducts training courses, such as the "BMSMA for Building Management Personnel" and "Good Governance for Management Corporation" for interested council members and managing agents to enhance their knowledge.”
“There is no such evidence. The number of marriages eligible for subsidised housing has been quite stable, at about 15,000 each year in the past decade. There is also no correlation between private housing demand and household formation. Page: 1014”
“Valuers look at evidence of selling price. Selling price would, of course, be the final price that the buyer pays to the seller. And if it exceeds valuation, then it includes COV. 3.00 pm”
“Sir, the basis of valuation is the same for all HDB flats, whether they are resale flats transacted in the open market, flats affected by the Selective En bloc Redevelopment Scheme (SERS), or flats that are compulsorily acquired. Their values are assessed by a panel of professional valuers based on established valuation principles, taking into account factors such as location, size, storey height, and the extent of renovations. Cash-Over-Valuations, or COVs, refer to the cash amounts which resale flat buyers pay above the market valuations to secure the purchase. With COV, the buyers are paying above the value as assessed by professional valuers. In a seller's market, this can happen. HDB has always advised buyers to think carefully before commiting to a price which is substantially above what the professional valuers have estimated. Page: 974 Resale prices are determined by willing buyers and sellers. The Government cannot intervene to determine the transaction prices for buyers and sellers. But we help players make informed decisions through timely release of pricing data via the HDB website. Buyers are naturally anxious about the rise in HDB resale prices in recent years. This is due to a temporary mismatch in supply and demand, coupled with global liquidity, low interest rates, and strong economic growth in Singapore. To restore market equilibrium, the Government has already put in place a number of demand management and supply measures. We will continue to monitor the public housing market closely.”
“The rise in HDB resale prices in recent years is due to a temporary mismatch in supply and demand, coupled with global liquidity, low interest rates, and strong economic growth in Singapore. To restore market equilibrium, the Government has put in place a number of demand management and supply measures. The resale market has shown signs of stabilising. Yearly RPI growth has come down from 14.1% in 2010, to 10.7% last year and to 3.9% in the first three quarters of this year. Quarterly average RPI growth has correspondingly trended down from 3.4% in 2010 to 2.6% last year. The current average is 1.3% per quarter; with an uptick in 3Q2012 (2% based on flash estimates). So, we are not yet out of the woods. Ample global liquidity and low interest rates continue to contribute to the strong demand for residential property. MAS has recently announced new rules on loan tenures to encourage greater financial prudence among property purchasers in both the public and private housing markets. On the supply side, HDB has ramped up its BTO supply significantly and we will keep up the pace of new flat supply into 2013. This will enable us to provide more options to suit individual housing needs and budgets. It will take some time for the ramped up supply to catch up with demand. We continue to monitor the public housing market closely. Page: 925”
“The number of housing units completed in the last two years and the projected completion of units in next three years are shown in the table below: For public housing, any supply of unsold flats is ad-hoc in nature, comprising balance supply from earlier Build-to-Order (BTO) exercises, surplus replacement flats from the Selective En bloc Redevelopment Scheme and repurchased flats. They will be accumulated and offered for sale to the public via a Sale of Balance Flats exercise once there are sufficient flats. Currently, all of HDB's unsold completed stock (1,500 units) is being offered for sale together with other unsold flats at various stages of completion (5,600 units) under the 2012 Sale of Balance Flats exercises. For private housing, about 39,600 units from projects in the pipeline remain unsold as of 2Q2012. Details for the Government Land Sales Programme for next year are not yet finalised. Page: 924”
“The so-called "Pasir Ris greenbelt" is a piece of land which has been zoned for residential use since Master Plan 1998. The URA has development plans for the area. It was left fallow pending development and is a secondary forest with a limited range of biodiversity. It is located adjacent to the popular Pasir Ris Park and near to the mangrove-rich Sungei Api Api. Page: 916 MND has received the petition from some residents and is currently reviewing their petition. We will give them a reply once the review is completed. We appreciate the importance of having green and natural spaces in Singapore. However, in land scarce Singapore, we need to take a holistic approach to balance conservation and development. We have set aside 10% of the land for parks and nature reserves but it is not possible to preserve every green area. Page: 917”
“In designing new flats, HDB takes into account the need for weather protection, and will consider providing 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 moderate rain to allow for natural ventilation. In doing so, HDB balances between shielding the rain off completely with achieving good natural ventilation and lighting. In tropical Singapore, especially during monsoon seasons, it is inevitable to have rainwater splashing along the more open areas like the common corridors in a heavy downpour. To assist residents, HDB does provide rain screens along common areas, such as corridors or lift lobbies, on a case-by-case basis if splashing is severe. We are mindful of the subsequent maintenance efforts and costs for the solutions provided. HDB also works with residents to install a simple weather strip underneath their entrance doors to prevent rain water from seeping into the flat. Page: 915”
“For the Conservatories, a suite of ticket concessions is available to ensure that all Singaporeans will find it inexpensive to make multiple repeat visits. Singaporeans have warmed up to the Gardens by the Bay, which has attracted more than 1.7 million visitors since its opening in June this year. Many have told us that they intend to return regularly. Page: 915”
“The accounts are still being finalised but the final cost of developing the Gardens by the Bay will be within the approved budget of $1.035 billion. The budget does not include the cost of land, but it includes the cost of creating the supporting infrastructure, such as a major access road (Marina Gardens Drive), the drainage works to channel surface run-off from the Marina Bay Downtown into the Marina Reservoir (via a lake and a subterranean canal) and the cost of soil improvement works to strengthen the reclaimed site. The project was first budgeted at $893 million in 2006. In 2009, approval was obtained to raise it to $1.035 billion, to accommodate the sharp rise in construction cost during the construction boom period of 2006 to 2008. Unforeseen difficult site conditions, together with technological and construction complexity of the Gardens, also contributed to the additional costs. The National Parks Board (NParks) took active steps to manage the costs down. For example, the Conservatories were reduced in size, and the number of Super Trees was halved from 36 to 18. The annual operating cost for the Gardens is estimated to be $53 million, of which $28 million is for operating the two Conservatories, and the remaining $25 million, for the outdoor gardens. The Government will subsidise half of the cost of operating the outdoor gardens. The rest of the operating cost, including for the two Conservatories, will be recovered through admission fees, commercial rentals, carparking charges and corporate sponsorships. Page: 915 Like the Singapore Botanic Gardens, there is no entrance fee for most of the Gardens by the Bay. This is unlike other top gardens around the world.”
“Since May last year, HDB has adopted a new approach and would proceed to call tenders for construction as soon as architectural drawings and tender documents are ready. They no longer wait for the 70% take-up rate. Page: 914”
“The three LUP blocks in Bukit Batok in question have internal voids and balconies. Such blocks require a long lift landing bridge to connect the new lift shaft to the existing staircase. To address concerns over privacy and security arising from the proximity of these bridges to their balconies, the residents selected a design solution with high walls at the bridges. This design solution, however, reduces cross ventilation at the landing bridge and hinders smoke dispersion in the event of a fire. To comply with the fire safety requirements, a fire-rated door has to be installed at the end of the bridge to separate the lift lobby area from the staircase. This is to provide a safe and smoke-free escape route in the event of a fire. Page: 912”
“HDB does not provide window grilles as standard features in its flats, whether sold or rental, as they are not considered as essential by all households. Page: 912 Public rental tenants may, however, install window grilles in their flat if they wish. If they need financial assistance, HDB will refer them to the local Community Development Council or grassroots organisations for assessment. Alternatively, on a case-by-case basis, HDB can transfer the tenant to a unit on a lower level, or to one which has window grilles installed, if one is available. Page: 912”
“BCA requires safety barriers at balconies in condominiums to be designed by a Qualified Person who must be a Registered Architect or a Professional Engineer. Among other things, the barriers must be able to withstand the required horizontal loading as specified in our building codes. The latter are based on the British Standards for barriers in buildings. Prior to July 2011, the BCA allowed tempered glass in panels to be used as safety barriers because tempered glass is known for its strength, and can withstand the horizontal loading and impact. Tempered glass does have a risk of spontaneous shattering which is caused by the expansion of nickel sulphide (Nis) crystals over time in the glass. Spontaneous shattering is, however, rare. That is why its use as safety barriers continues to be allowed in many countries, including USA, UK, Australia and Hong Kong. Page: 907 Notwithstanding this, we decided to prescribe the use of laminated glass if glass is used as a safety barrier in our Building Control Regulations from July 2011, so as to enhance the design safety of the barrier. Laminated glass is the bonding of two or more pieces of glass together for greater strength. If one or more of the glass layers break, the laminate will have some residual strength, while the plastic interlayer will hold the broken glass fragments together, preventing them from falling from height. Tempered glass can still be used as glass layers in laminated glass. Owners of existing buildings who wish to enhance their safety barriers may consider retrofitting and using laminated glass. Alternatively, they may install an additional layer of safety film on the tempered glass which will hold the broken glass shards together in the event of spontaneous shattering. Page: 907”
“HDB is committed to helping Singaporeans, particularly first-timers and low-income families, to own a home. The income ceiling is in place to ensure that the Government's limited housing subsidies are given to those who need them most. Last year, HDB raised the income ceiling for the purchase of new HDB flats from $8,000 to $10,000. The current income ceiling allows about eight in 10 households to qualify for new flats from HDB. We will periodically review and may revise the income ceiling when necessary. Meanwhile, our priority is to ramp up the supply of new flats, to address the imbalance in supply and demand. Any review to raise the income ceiling further would have to balance the objectives of allowing more people to enjoy subsidies, while bearing in mind the finite resources of the Government. Page: 902”
“Sir, that is what we have been trying to do in terms of meeting family formation demand, at 25,000 units per year, which was the case last year as well as this year. This is many more than the number of family formations. Every year, marriages involving citizens average 15,000; so, 15,000 family formations a year. Twenty five thousand units do provide us with some buffer. Of course, there are other additional demands coming from up-graders, down-graders and second-timers. We have been working on this quantum of 25,000 units per year for two years. In fact, if not for other upcoming policy changes, I would be beginning to wind it down a little. But we now have this new subject of catering to singles. Hence, I have to deliberately ramp it up a little higher in order to cater to singles. We are still mulling over it because it is very hard to put a figure on how much more we should cater for the singles group.”
“Sir, there are international guidelines on this particular subject. What is commonly used in practically all countries is the mortgage burden vis-a-vis wages. Typically, the guidelines suggest that if someone has to use more than 35%-40% of their monthly wages to service their mortgage, then that would not be affordable. On that score, we have done not too badly. In Singapore, certainly for the HDB BTO pricing, we always ensure that the average burden is about one quarter, or 25%, which I think is quite good. The resale market varies a little but it is generally below 35%. Page: 800”
“What is an acceptable Resale Price Index would depend on the economy. Over the medium, long term, there is a strong correlation between GDP growth – which is a proxy for wage growth – and property prices. That is quite easy to understand because if wages do not keep up with prices, then there would be no buyers. And this also answers the second question: if prices become unaffordable – that is, if people cannot afford to buy it – then there will be no buyers and there will be no market.”
“Page: 799 As these monetary conditions worldwide are far from normal, MAS has announced new curbs on loan tenures to encourage greater financial prudence among property purchasers in both the public and private housing markets. This is a calibrated step to prevent excessive speculation. There is also a significant supply of housing – both public and private – that will come onto the market over the next couple of years. In particular, HDB has ramped up its BTO supply significantly and we will keep up the pace of new flat supply into next year. This will enable us to provide more options to suit individual housing needs and budgets. We remain ready to act, if and when necessary.”
“Mr Speaker, with your permission, I will take Question Nos 1 and 2 together. Ample global liquidity and low interest rates in recent years have contributed significantly to the strong demand for residential property, exerting upward pressure on property prices. To restore market equilibrium, the Government has put in place a number of demand management and supply measures. Both the private property and HDB resale markets have shown signs of stabilising. For private property, growth in prices has moderated significantly from 18% in 2010, to 6% in 2011, and to 0.9% in the first three quarters of this year. Yearly Resale Price Index (RPI) growth has also come down from 14.1% in 2010, to 10.7% last year and to 3.9% in the first three quarters of this year. Ms Foo Mee Har cited the case of the Queenstown flat which was sold for $1 million. From time to time, there will be some buyers who are prepared to pay way above market valuation as determined by professional valuers. This is an executive flat, measuring 150 square metres at Level 16. So, this is not your typical HDB flat. In some HDB towns, there will be some such units with unique characteristics which buyers are willing to pay way above valuation. Nonetheless, we have seen an uptick in RPI in the third quarter of 2012 based on the flash estimates of 2% growth from second quarter of this year. So, while things are improving, we are not yet out of the woods. With the recent announcements of further monetary expansion in both the US and the Eurozone, we expect the current low interest rate environment to persist. This will continue to contribute to the strong demand for residential property, which could cause prices to rise beyond sustainable levels.”
“Our history, heritage and environment are important because they help define who we are and how we live as a young, multi-ethnic nation. These are considerations which we will continue to always recognise and pay attention to in our development planning to meet the practical and material needs of Singaporeans. Parts of the former Malayan Railway track, or our Rail Corridor as we call it now, will need to be developed for future housing and industrial needs, but, in doing so, we will marry development sensitively with nature and heritage. Many Singaporeans have suggested and we agree that maintaining continuous greenery along the corridor is important. In fact, the Rail Corridor will be plugged into the larger network of green spaces, park connectors and the future Round Island Route at locations such as Choa Chu Kang, Buona Vista and Henderson. This larger green network will provide our people with greater spaces for leisure and recreation. We are also studying ways to celebrate historical elements along the Rail Corridor and the surrounding areas. The old railway station at Bukit Timah is now a conserved building and the main station at Tanjong Pagar has been preserved as a National Monument. The Rail Corridor can also become a springboard for those who wish to explore World War II heritage sites near the corridor, such as the Old Ford Factory, the Bukit Timah battle site and the Kranji War Memorial. Page: 784 Our Rail Corridor is certainly a national project that Singaporeans can be involved in shaping. We will continue to gather ideas on how the Rail Corridor can be meaningfully developed and used by the community through the various outreach activities carried out under the auspices of the Rail Corridor Partnership. Page: 784”
“However, the occupier failed to cease the noise nuisance even after being convicted in Court for disorderly behaviour and being fined. HDB hence had to step in. Neighbourly disputes do not usually happen overnight. They can be prevented with continuous effort by residents and community leaders to build good neighbourliness where Singaporeans learn to live and share common spaces. Page: 780”
“Most disputes between neighbours in HDB estates concern noise nuisance, obstruction at common areas, dripping laundry and pet nuisance. HDB received more feedback on such disputes last year compared to the preceding two years. In handling such cases, HDB officers would work closely with grassroots leaders in the community to find out more details and advise the parties involved to be considerate and exercise mutual respect and tolerance. In most cases, the residents are cooperative and would take measures to minimise the inconveniences to their neighbours. However, if the issue persists, the parties would then be advised to go for mediation to reach an amicable resolution. Over the past two years, the Community Mediation Centre (CMC) mediated a total of 73 cases concerning disputes between neighbours living in HDB estates. Page: 780 HDB believes that mediation can be more widely used to help resolve disputes between neighbours, and therefore works with CMC to encourage people to consider mediation. On its part, CMC has made efforts to make community mediation more accessible and effective. For instance, CMC works closely with frontline agencies like HDB to strengthen its referral partnership. As part of these efforts, CMC is working with frontline agencies to ensure that parties comply with mediation agreements. HDB does not take enforcement action for private disputes involving only two parties. However, for persistent public nuisance that affects a group of residents, HDB may consider compulsory acquisition of the flat as a last resort. So far, it has only done so once, in 1990. In that instance, a group of affected residents had initiated a civil suit against the HDB occupier after all mediation efforts failed.”
“Sir, there has been no such public or private commitment that there would be no more BTOs in mature estates. How could it be? How would you satisfy the many needs and demands from residents in mature estates who want their children to buy flats near to where they are staying? In fact, when we launched the particular DBSS project in the Member's constituency, there were several BTO projects in other mature estates as well. As for the disputes between the Member's residents and the developer, I think HDB is playing a very active part to help them, counsel them, advise them, to resolve their conflicts. Whether we can play a mediating role depends on the specific issues involved. At the end of the day, we must be mindful that it is a contractual obligation between the buyer and the seller. We can advise the residents, perhaps with the local Member of Parliament to see what is the problem, and whether there is a way to resolve some of those issues. Page: 718”
“The Design, Build and Sell Scheme (DBSS) was introduced in 2005 to give flat buyers more choice by allowing private developers to design and build some public flats. While HDB would provide broad planning parameters, such as the mix of flat sizes and the range of social and community facilities to be provided, the developer is responsible for the design, construction quality and the pricing of the flat. Nonetheless, HDB would actively engage the developers by sharing good practices and relevant experiences in public housing development. HDB would also provide useful feedback to the developers and their consultants during the design and construction phases, with particular attention on safety, security and maintenance issues. As DBSS projects are designed and built by the private sector, HDB's primary role is to ensure that only those who are eligible for public housing can buy such housing, and to disburse housing grants and provide concessionary loans to the eligible buyers. As DBSS flats are sold directly by private developers to flat buyers, resolution of any contractual disputes, including defects, rests with the buyer and the developer. Given the current priority to ramp up the supply of Build-To-Order flats and Executive Condominium units, my Ministry has suspended the DBSS land sales, and is not rushing to complete the review of this scheme.”
“In 2009, 14,682 couples applied for a new HDB flat under the Fiance/Fiancee Scheme. The corresponding figures for subsequent periods were 12,202 (2010), 13,640 (2011) and 7,936 (1H12). Of these 48,460 couples who applied, 37,537 were invited to select and 26,174 booked a HDB flat. Subsequently, 1,135 couples, or 4.3% of those who had booked a flat, cancelled their bookings and had to forfeit their deposit. Amongst these, 367 cited relationship break-up, including annulment and divorce, as the reason for the cancellation. Buyers of standard BTO projects, comprising five building blocks of 20 storeys high, will typically wait for two-and-a-half to three years to collect the keys to their flats.”
“HDB manages about 5,900 rental and 8,700 sold shops. HDB owns all the rental shops, while Singaporeans and Singaporean-owned companies own about 95% of the sold shops. The remaining 5% of the sold shops are owned by PRs, foreigners and foreign-owned companies. The rental rates for HDB shops depend on many factors, including location, population catchment size, the nature of business and the prevailing market conditions. One important factor is the extent of competition in a particular locality. Where the supply and demand are in balance, rental stability will likely be achieved. HDB strives to ensure that there is a good supply of shops to meet demand. Periodically, HDB reviews its provision of commercial shops in HDB towns, taking into account changes in the population catchment, occupancy rate of existing shop spaces and shops’ business sales turnover. HDB shop rentals have remained relatively stable over the last 10 years. The median rental for HDB rental shops has moved from $44 per square metre in 2001 to $48 per square metre currently. As for sold shops, HDB does not collect data on their rental rates and is unable to assess the effect of foreign and private ownership of HDB sold shops on their rental trend.”
“The review of the Silver Housing Bonus Scheme is still on-going, as we continue to seek the views and understand the concerns of the seniors. We should be able to complete the review and announce the details next month.”
“The design and construction of lift shafts and the installation of lifts are subject to approval by BCA to ensure the structural safety of the new lift shaft and that of the existing building. In particular, for high-rise buildings exceeding eight storeys, the Singapore Civil Defence Force's (SCDF's) Fire Code will require one of the lifts to be operational at all times to function as a fireman's lift. HDB’s Lift Upgrading Programme fully complies with this requirement. It further requires that blocks with more than two lifts have at least two operational lifts during upgrading. In cases where there is only one lift serving the block, HDB will work with the local Town Council and the lift companies to closely monitor the performance of the lift. The lift company will also be required to respond to any fault at a shorter response time than during its normal operation. Nevertheless, in the event of an emergency requiring high floor evacuation when there is no lift service, for instance due to a lift breakdown, residents will evacuate via the staircases. SCDF will provide assistance to those who require help with the evacuation. This is similar to the procedure in an emergency such as a fire, where it is dangerous to use the lift. In medical emergencies, SCDF paramedics will similarly use the staircases to evacuate the patient. While this may take a slightly longer time, the paramedics are trained to ensure the safety and stability of the patient throughout the evacuation process.”
“Tackling bird nuisance requires a multiple-agency approach. AVA will coordinate the effort and front it. The public will only need to call one number: 1800-476-600, to report any bird nuisance. In response, AVA will conduct site surveillance to better understand the situation. AVA will then coordinate a joint response with the relevant agencies to implement the appropriate solutions. For instance, NParks or the Town Council may need to prune the surrounding trees to reduce bird roosting sites. NEA may also have to work with nearby dining establishments to cut out the birds' access to food. In extremis, there may be a need to actively reduce the bird population through periodic culling. Finally, AVA will close the loop with the feedback provider and update him on the actions taken. The bird nuisance is essentially caused by the large number of certain birds such as mynahs, pigeons and crows. This is a perennial problem, not easily eliminated, for the simple reason that it requires full cooperation from many parties food centres to keep their place clean, NEA to enforce against littering, Town Councils to maintain cleanliness and trees regularly pruned. Meanwhile, AVA is conducting a study to determine the population of mynahs and the distribution of their roosts. The study will help AVA to develop a more comprehensive plan to tackle mynah nuisance.”
“We do not have the data as requested by the Member. This is because the time between application and legal completion date depends on many factors. For example, is the applicant a first-timer or second-timer? Is the applicant looking for a flat in a mature or a non-mature estate? Is the project a low-rise or a high-rise development? Are the flats of standard design or iconic in nature? What we have are data pertaining to the construction times of projects. For typical Build-To-Order (BTO) projects of 20 storeys and below, the average construction time was 32 months in 2009. This fell to 30 months in 2010, and 29 months in the years thereafter. We certainly hope to shorten construction time of projects. Some reduction is possible through greater use of standardised fittings, including doors and windows, which allow for easy fabrication. We are also using more pre-cast components for faster installation on site. In addition, since mid 2011, HDB has been bringing forward the preparation of building designs for tender so that construction can commence soon after project launch. But often there are obstacles to our efforts to shorten construction time. For example, some projects are affected by local factors, such as poor soil conditions, site constraints, taller blocks or more complex design features. HDB will continue to explore ways to further reduce the delivery time for our building projects, but we must not compromise construction safety and quality to reap time savings.”
“Sir, I thought that was already in my reply. Page: 589”
“If the Member would like to join me in some of my cycling trips, she is most welcome. Carrying all those bicycles, as I have said, is challenging, especially for our female staff. So, I am convinced of the need for foldable bikes. Once we go in to foldable bikes, then again, there is a wide range. In fact, as I have cycled with my NParks colleagues, what I noticed was that many of them used their own bikes and when I checked with them, looked at their bikes, I found that their bikes are not cheap at all. Several thousands of dollars, but they buy it on their own. The question is, should an employer continue to take advantage of this – just because your staff have their own bicycles? The management decided that they should provide bicycles to some, not to everyone, but to some, depending on needs, and then the requirements will vary as to the requirements of the jobs. I have deliberately tried out various models of bicycles. I have tried simple bicycles. I have tried a fixed frame bicycle, unfoldable. I have tried two different brands of foldable bikes by now, with different capabilities. As I said, if the tender has attracted many more bids, the outcome might have been very different. That is the reason why I posted that first blog comment to express some misgivings, in fact, unhappiness, that I think if we had attracted a wider range of bids, even for foldable bikes, we might have received a better deal. Page: 589”
“As I have explained in the reply, the NParks officers involved in this purchase did some market research, checked out various models and ascertained their retail prices. And based on that, they made their decision or made a judgement call that $2,200 as the upper-bound of the budget would be adequate. Whether it is high or low depends on needs, which really is the second question. Are there cheaper bikes? Of course, there are all kinds of bikes. I used to cycle as a kid. I remember my bicycle, at that time, was less than a hundred dollars, but the market price of such cheap units now is probably a couple of a hundred dollars. So, there is a wide range. Members may have read in the newspapers that I have been cycling, picking up an old hobby but with a purpose because I wanted to check out our park connectors. I have covered many stretches of park connectors by now. My sense is this – the different stretches of park connectors are of different nature and the needs for bicycle type vary. For example, when I cycled with my Bruneian counterpart at the Punggol Waterway, it was an easy stretch. I think a low-cost, simple bicycle without gears, costing maybe a couple of hundred dollars, would suffice. But unfortunately, our NParks officers do not have a choice. We do have park connector stretches which the Hokkiens say "teruk". [Interruptions] Not Hokkiens. The Malays call it "teruk". [Laughter] I had problems with some of those stretches myself. But, more importantly, what convinced me about the need for foldable bikes is that I have seen some stretches where we actually had to carry the bicycles up the overhead bridges. It might be temporary but whatever it is, that is part of the design of the park connectors at this point in time. It is not easy.”
“What was material to our decision to refer the case to the CPIB investigation were some disclosures by certain parties interviewed by the Audit Team. These critical facts were duly reported to the CPIB. The CPIB investigations are still on-going. We should observe the due process of the law to allow all facts of the case to be surfaced in due course before passing any judgement. Meanwhile, MND has tightened its procurement controls and introduced new measures to enhance oversight. In line with the procurement changes announced by Deputy Prime Minister Tharman Shanmugaratnam last month, we have set seven working days instead of four, as the minimum opening period for the quotations called by our Statutory Boards in GeBIZ to encourage participation from more suppliers. Departments are also free to recall the quotations with a longer opening period if they feel that this would help secure more competitive bids. In addition, for quotations resulting in single bids, MND now requires any such awards to be cleared in person by the CEO or Deputy CEOs of our agencies. MND has also updated its internal procurement guide to sensitise and guide all our officers in their purchases. Page: 588 Let me stress that we do not and will not condone any wrong-doing. When we discover it, we will not flinch from taking the right course of action. But we must do so in a measured and reasonable way. In the pursuit of justice, we should always act and conduct ourselves in a manner that is dispassionate, balanced and fair to all parties. Er Dr Lee Bee Wah (Nee Soon): Sir, I would like to ask two supplementary questions. First, how was the budget of $2,200 determined? In my view, this is high. Second question, are there any other cheaper bicycles that can equally do the job?”
“With greater competition, I feel that NParks might have gotten a better deal. That day, on 30 June, I tasked the MND Internal Audit Team to scrutinise this transaction to see if there were shortcomings and whether there were lessons which we could learn from this episode. The MND Internal Audit Team concluded its investigation on 20 July. It went through NParks' internal investigation report, interviewed the relevant officers and external parties. It discovered several discrepancies and other evidence which collectively pointed to the possibility of bias in the procurement. As the findings were materially significant, we decided to report the matter to the Corrupt Practices Investigation Bureau (CPIB) on 23 July. The next day, we issued a press statement to keep the public informed. Mr Pritam Singh asked about the role of the online media in our investigation. In any investigation, we look at all inputs, regardless of the source or the medium through which they are expressed. We, hence, welcome information, wherever they come from. In this specific case, the online media discussion made two observations. First, some netizens shared information on the various types of foldable bikes and their price range. This was helpful as it added to the body of information that the MND Audit team had collected as part of their investigation. Second, some netizens observed that the NParks officer involved in the purchase and the successful bidder were Facebook "friends". This piece of information was not new as the MND Audit Team working with NParks management had earlier examined the officer's Facebook and had noted over 300 Facebook "friends", among whom was not only the successful bidder but the other bike suppliers as well.”
“A proposal to acquire 26 foldable bicycles at a budget capped at $2,200 per unit was then submitted to and subsequently approved by the NParks top management. I was satisfied with NParks' explanation on their decision to introduce foldable bicycles for some of its park officers, to do their work more productively. On the second question pertaining to the procurement process, NParks explained that they had followed the Government procurement procedures. An open invitation-to-quote (ITQ), based on a set of general specifications, was published via the Government Electronic Business (GeBIZ) system. All Government agencies are required to publish quotations and tenders on the open platform of GeBIZ. It is to ensure equal opportunities to all suppliers in the market. This is an open transparent system which is well established and well-known in the industry. NParks set aside a four-working day opening period for the ITQ, in line with the prevailing Government procurement rules then. When the quotation closed, NParks received two offers from one bidder: Brompton at $2,200 each and Bike Friday at $2,500 each. NParks proceeded to award the contract to the sole bidder for the less costly Brompton model. Page: 587 While NParks had adhered to the procurement rules, I had some misgivings on the procurement outcome. Whenever a quotation or a tender attracts a single bidder, my instinct is to ask "why?" There must be many bicycle dealers out there. Why did they not take part? Will a longer opening period attract more competitive bids? Although a single bid can be accepted under the public service procurement rules, I thought NParks could have recalled the quotation with a longer opening period to try and get more bids.”
“I first knew of the NParks' purchase of 26 Brompton foldable bicycles on 22 June after reading an article in the Lianhe Zaobao. That day, I asked NParks to explain and address two key questions. First, why the need for foldable bicycles; and second, whether the procurement had been conducted properly. NParks replied to me on 30 June. On the first question, NParks explained that the use of bicycles would enable the park officers to cover more ground and complete more work each day than they could otherwise manage on foot. Their work-load has increased significantly over the last two years. For instance, an additional 50 km of newly-completed park connectors have become part of the area for them to inspect. Furthermore, they have increased the frequency of tree inspections by more than 30%, in response to changing weather patterns. They decided on foldable bicycles to give the park officers greater flexibility as they can use public transport to reach their various work locations. The alternative is for an office van to fetch them and the bicycles to and from their deployment sites each day, and that will be more costly. Moreover, some of the inspection tracks require them to cross roads using overhead bridges. A foldable bicycle is easier for the park officers, especially our female officers. NParks conducted a market study of foldable bicycles which would be durable enough to meet the demands of heavy usage of up to 40 km for each field inspection and have multiple gears to manage rough terrains. They also tried out several models, bringing them on public transport to assess their portability, compactness and weight.”
“Mr Speaker, Sir, may I have your permission to take Question Nos 3 to 6 together, please?”
“Mdm Deputy Speaker, I beg to report that Committee of Supply has made further progress on the Estimates of Expenditure for the financial year 2011/2012, and ask leave to sit again on Monday, 7th March 2011.”