Lawrence Wong
Singapore
“Sir, we will provide more information. I see the value of getting Ministries to put out more information, to share more about how their resources are being used and what outcomes they have achieved.”
“Sir, I agree fully with Mr Azhar that human capacity, human capital is critical. In fact, I would say the long-term potential of Singapore, how far we go really depends on us being able to maximise our human potential. That is key and that is why we have long invested in education. And it is not just about the investments.”
“Sir, we have been maintaining that commitment of 1% for some time now. I do not think it is about saying that we just have to do more and spend more. As many have highlighted, we want to ensure good outcomes from our R&D spending as well. So, we will continue if the outcomes are good.”
“This has never been the case. Temasek, when it started, was always very clear about its mandate from the very beginning – commercial, not doing national service, focused on commercial outcomes.”
“Sir, the MOF economists when they look at fiscal projections use Government's forecast of the economy, which is also published. We would typically use the mid-point of the range and then, of course, because these are in nominal terms, you have to factor for that. And the projections are done on those basis.”
“Sir, I was relieved that Mr Loh said he only has one question, but he asked the most difficult question. To answer the question, we will continue to monitor cost of living across all segments of society.”
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“Mr Chairman, I thank Members for their comments and interest in MND matters. MND's mission is to plan and build our city and home. It is a major undertaking and responsibility that span not just one or two years, but multiple years and even decades. The Singapore we have today is the result of hard work by those who came before us. They master-planned our whole city, revamped our city centre, developed our housing estates. Now, it is our turn to take Singapore forward. We must build a better Singapore for our children and future generations. We must plant the trees for them so that they can enjoy the shade. And we have a tremendous opportunity ahead of us to do this. In his Budget Statement, Minister Heng Swee Keat shared the vision for Singapore to be a Global-Asia node of technology, innovation and enterprise, and there was broad support in this House for this vision. Mr Low Thia Khiang himself affirmed this in his speech during the Budget Debate. So, we have to work hard now to make this vision a reality. There are many aspects to this work, but a major part of it is to build the infrastructure for our future Singapore. That is why we have a major pipeline of projects over the coming decade. Sir, with your permission, may I display some slides on the LED screens?”
“Mr Chairman, I would not have the specific figure of how much they would want to borrow. But all I would reiterate is that, as I have mentioned, they have transferred $1.3 billion into capital reserves. The capital reserves are set aside and used for future investments. And, indeed, when you look at future investment plans, PUB is committed to setting aside or investing $4 billion in additional water infrastructure. So, obviously, some of this, besides coming out from its capital reserves, will need to be financed through borrowing. Exactly how much and when, I think that is something that PUB will have the information and they will reveal it in due course when they need to go to the markets.”
“Mr Chairman, I am happy to take both questions in both capacities, too. Seeking inputs for design is an ongoing process. We already do that and we want to continue to do that to improve design, not just for aesthetics, like I have said, but for functionality and maintainability. It is an ongoing process. There will always be areas for improvement, I am sure, and we will continue to get feedback from all stakeholders, different agencies, Town Councils, different building users, so that we can continually improve. And this improvement is not, as I have said earlier, specific only to Government projects. There are many other buildings that are being developed by the private sector. So, we really have to get the whole architectural profession to start paying greater attention to designing for these purposes. On leveraging the private sector, we are in some ways already doing that. The Member would realise we have made some adjustments to some of the requirements. URA has required private developers now, for new buildings, to put in place more connectivity, linking up buildings to another, and then enabling some of the last-mile connectivity within the building development. That is already being done. It was not done previously, but we have stepped up our efforts to do this. Again, it is an area which we will continue to improve.”
“In the planning of mature estates, such as Dakota Crescent, we have to find a balance between preserving the built heritage and identity of the area, and injecting new facilities and homes to rejuvenate the precinct. To understand what was important to the community, URA engaged the grassroots advisor, grassroots leaders, community and heritage interest groups, residents and other relevant stakeholders. A common feedback was that the central courtyard, where the Dove Playground was located, holds special meaning for the residents as it was where they used to gather. The central courtyard includes a cluster of six blocks which contains all the distinctive building typologies and architectural features of the Singapore Improvement Trust (SIT) flats found in the estate. Hence, the decision to keep the central courtyard and the six blocks. We have received suggestions for the central cluster of buildings to be put to civic and institutional related uses. This is currently being studied. The Government will continue to work closely with the relevant stakeholders in planning such uses. The remaining land will be redeveloped and intensified for public housing.”
“Over the last three years, of a total of about 405,000 households with outstanding Housing and Development Board (HDB) loans, about 32,000 households (or 7.9%) were ever in mortgage arrears of three months or more. Of these 32,000 households, almost half are in the 41-55 age group (based on the age of the oldest owner). Another 38% are above 55, and the rest are in the 21-40 age bracket. At the end of 2017, 57% of these households (about 18,200) were no longer in mortgage arrears of three months or more. Common reasons why households fall into mortgage arrears include a drop in the household income, prolonged unemployment or illnesses. To help households in mortgage arrears, HDB provides financial counselling and refers the household to agencies that can assist with employment, financial aid and social support. If the household’s financial problems are temporary, HDB can help by reducing or deferring their mortgage instalment payments to ease their cash flow. For owners in prolonged financial difficulty, HDB will also help them explore long-term solutions. For example, they may include working adult children as joint owners to help with the mortgage instalments, or right-size to a flat within their means.”
“Mr Speaker, I thank the Member for her clarification. As I have said, we have made this change to align with URA standards and we will continue to study and review if further modifications and enhancements are needed.”
“Mr Speaker, as I had mentioned earlier, we do not prescribe minimum standards of space for Singaporean families who purchase their own flats. It may be a family with five children, three children, four children, what flat type you wish to choose is entirely up to you. The different flat types are made available. There are generous grants given, and then you decide what flat you choose. That is a policy that has served us well and will remain. The occupancy standard applies for rental and that standard applies really to minimise over-crowdedness and to maintain the residential character of the HDB estate as one meant primarily for families to live and stay in. That is why there is this occupancy cap and it is applied to unrelated persons.”
“Mr Speaker, I thank the Member for the question. In fact, I vaguely recall, and I stand corrected if my memory is wrong, that we had an earlier debate on this under the Planning Act, and it was Er Dr Lee herself. At that time, the HDB occupancy cap was still 9-6-4, but we had moved or we were planning to move it to six for private residential units. And Er Dr Lee had passionately advocated for HDB to align its standards to the Urban Redevelopment Board (URA) standard, which is six, and this is what we have done. So, Er Dr Lee has now asked for more flexibility for the jumbo flats. We will have to look at whether or not this is feasible. But we have aligned the standards between HDB and URA; and it is a standard of six for the larger flat types in the HDB case presently.”
“Mr Speaker, I think we should look at this in context and perspective. Different countries have different standards. Not all countries have a minimum space standard and, even those that do, use these standards as guidelines. These are not necessarily legislated in some of the countries that Mr Louis Ng mentioned. In Singapore's context, all of us know that space is limited and we have to optimise space to the best of our abilities. What we do for HDB flats is that we publish the size for the different flat typologies – 1-room, 2-room, 3-room, 4-room – all of different flat sizes. The floor space for each of these HDB unit types is made public and families can choose which ones they would like to apply for.”
“Mr Speaker, as I had mentioned earlier, the cap on flats is applied only for flats which are rented out to unrelated parties. There is presently no occupancy cap on families living together in their own HDB flats and that should be the standard we apply similarly, whether or not it is a family or it is a single unwed parent.”
“Mr Speaker, as Housing and Development Board (HDB) flats primarily serve to meet the housing needs of flat owners and their family members, there is no limit imposed on the number of family members who can live together in an HDB flat. However, HDB imposes an occupancy cap on flats which are rented out to unrelated persons. This is to minimise the disamenities caused by overcrowding and to maintain a conducive living environment in our public housing estates. HDB reviews the occupancy cap from time to time to ensure that it remains relevant. Currently, the cap is four persons for 1- and 2-room flats, six persons for 3-room flats, and nine persons for 4-room and larger flats. From 1 May 2018, the occupancy cap for 4-room and larger flats will be reduced to six persons, in line with the rule for private residential properties, and these rules are published on HDB InfoWeb. Appropriate action will be taken against the flat owners if the number of tenants exceeds the occupancy cap.”
“The land sales for the Design, Build and Sell Scheme (DBSS) has been suspended since 2012, and the Ministry of National Development has no plans to reactivate the scheme. We remain focused on ensuring that home buyers have access to a variety of affordable housing options, especially young couples who are buying their first home. These objectives can be met with new Build-To-Order (BTO) flats and Executive Condominiums, as well as the many housing options available in the resale market.”
“Owners of landed properties require their neighbour's consent if they wish to enter the latter's property to carry out works on party walls or adjoining fences. Owners who face difficulties in seeking their neighbours' cooperation should first engage Neighbourhood Committees or mediation/dispute resolution channels like the Community Mediation Centre to try to resolve the issues amicably. Alternatively, landed property owners can check with their consultants or contractors to explore methods of work that do not require access to their neighbours' properties. The Building and Construction Authority (BCA) regulates construction with a focus on the structural safety of buildings. If there is reason to suspect that the structural integrity of any building is compromised, including adjoining walls, BCA officers can enter the premises to carry out inspections. If BCA assesses that there are any structural safety concerns, the Commissioner of Building Control can serve a Dangerous Building Order under the Building Control Act requiring the owner to take immediate precautionary measures to remove the danger and carry out permanent rectification work within a specified timeline. Those who fail to comply with the Order may be subject to a fine of up to $100,000, or imprisonment of up to 12 months, or both. Nevertheless, it is preferable for neighbours to try to work things out with each other rather than allowing conditions to deteriorate to such an extent as to pose a danger to both parties.”
“The Government takes any tampering of water, electrical and gas meters as well as telecommunications facilities very seriously. Such tampering is an offence under the Public Utilities Act, Electricity Act, Gas Act and Telecommunications Act respectively, with offenders liable for fines, imprisonment, or both. This is backed up by regular checks by Town Councils and Singapore Power to detect potential tampering. In addition, meters are designed in ways to make tampering difficult, such as through the installation of physical meter seals, or tightly integrating the meter with the pipes. Telecommunications facilities at residential blocks are secured under lock and key. These measures have been effective. In the last three years, there were about 220 cases of electricity meter tampering at residential premises, which is a small fraction of the 1.5 million utility accounts in Singapore. There were no recorded cases of tampering of gas, water or telecommunications meters/facilities over the same period. As for smart meters, households will have the option to install smart electricity meters if they sign up for retail packages that offer such meters when the Open Electricity Market is launched later this year. Separately, the Energy Market Authority (EMA) and the Public Utilities Board (PUB) are exploring various technical solutions to enable the remote reading of meters. One such study is a joint testbed conducted by EMA, PUB and Singapore Power Group to explore smart metering for water and town gas. The testbed is currently scheduled to commence later this year.”
“Spalling concrete is the flaking of concrete from the ceiling due to the corrosion of steel reinforcement bars in the concrete floor slab. The corrosion is caused by the ingress of moisture and acidic elements and can lead to cracking and bulging of the concrete cover over time. This is a natural wear and tear process and is generally a surface maintenance issue which can be mitigated through regular painting of the ceiling. With regular maintenance, spalling concrete is usually minor and can be easily repaired. The repair of spalling concrete is one of the essential improvements carried out under the Home Improvement Programme (HIP), where it is fully funded by the Government. However, this does not preclude the re-occurrence of spalling concrete or occurrence in another area of the flat, as wear and tear will continue over time. This is why there will be cases of spalling concrete even after the completion of HIP or its defects liability period (DLP). Based on experience, after the one-year DLP, an average of about 13 such cases per 1,000 dwelling units are reported to the Housing and Development Board (HDB) per year. For all spalling concrete cases after DLP, flat owners can request for assistance under the Goodwill Repair Assistance scheme, where HDB will help to carry out the repairs and co-pay 50% of the repair cost.”
“Mr Speaker, I believe we have a framework where the En bloc decisions are in a way left to the market to decide. That is the framework that I have put in place in the Land Titles (Strata) Act. The consent thresholds are clearly specified but there are also safeguards in place. Even if the consent thresholds are reached, the developer will have to submit their development plans to the Urban Redevelopment Authority (URA) for approval. URA will go through the plans, look at planning considerations, make sure that heights and unit sizes are kept to regulations; that adequate provisions, for example, are made for parking, and we have now put in place a new provision, which is, to do a traffic impact analysis before the developer gets planning approval. So, with all these frameworks in place and safeguards, we would allow En bloc developments to go through if, indeed, the consent thresholds are reached, if the market feels that an En bloc is economically viable. But there are safeguards and controls in place which I have just described.”
“Mr Speaker, the main objective of the collective sales framework is to give owners the choice on whether to go for redevelopment. Such redevelopment allows rejuvenation and land use optimisation in residential developments. The collective sales framework imposes higher consent thresholds for newer developments. The Land Titles (Strata) Act requires buildings less than 10 years old to obtain 90% consent from owners before allowing the collective sale to go through, compared to 80% for older developments. Of the 40 developments sold En bloc in the past three years, 13 were less than 30 years old at the point of sale. That said, most of them were more than 20 years old at the point of sale and were small developments of less than 20 units each. In terms of the number of housing units, around 240 units, or 6% of the approximately 4,000 units sold En bloc in the last three years, were less than 30 years old.”
“Mr Speaker, the Ministry of National Development and the Urban Redevelopment Authority have held meetings and discussions with various stakeholders on the issue of short-term accommodation. There are different views among home owners who are keen to put out their units for short-term accommodation and those who are concerned about privacy and safety in their homes. There are also competing interests between hotel operators and short-term stay platform operators like air bed and breakfast (Airbnb). Nevertheless, from these discussions, we believe there is scope to allow short-term accommodations in Singapore, subject to proper safeguards and controls. We are working out these regulatory parameters and will consult the public on the proposed measures before finalising them.”
“The Lift Upgrading Programme (LUP) was launched in 2001 to provide direct lift access to flats and enhance convenience for residents, especially the elderly and the less mobile. LUP is a heavily subsidised programme, with the Government paying 75% to 90% of the cost, depending on flat type. For the Hougang Single Member Constituency, the cost of LUP works that have been completed so far is around $77 million, and the Government's share is around $64 million. The remaining amount is shared between households and the Town Council. In particular, Singapore Citizen households pay 5% to 12.5% of the cost, depending on flat type, subject to a cap of $3,000 per household.”
“Land subsidence refers to the loss of surface elevation when soil gradually settles and compacts over time. Some degree of land subsidence happens in all countries, due to natural phenomena, such as tectonic motion, as well as human action, such as building and construction. Singapore lies away from the margins of tectonic plates, and our ground predominantly consists of stable geological materials. Hence, we have not seen evidence of land subsidence in Singapore that would raise cause for concern.”
“The Selective En bloc Redevelopment Scheme (SERS) is implemented on a highly selective basis. The Government will announce SERS for suitable precincts only where feasible, after a careful evaluation on a site-by-site basis, taking into consideration various factors, such as the redevelopment potential, availability of suitable replacement sites, and the Government's financial resources. \We do not share details on the blocks to be redeveloped or other related information ahead of the SERS exercise, as these are market-sensitive information.”
“About 381,000 Singapore Citizens, Singapore Permanent Residents and foreigners own one private residential property in Singapore. About 59,000 own two private residential properties; 20,000 own three to 10 private residential properties; and fewer than 200 own more than 10 private residential properties. Of these private residential property owners, 15% also own an HDB flat.”
“As of 31 December 2017, developers have paid about $200 million in Additional Buyer’s Stamp Duty (ABSD) fees, and about $180 million in Qualifying Certificate (QC) extension charges, since the regimes were implemented. As of 31 December 2017, no residential development has been subjected to both ABSD and QC extension charges on their unsold units. Around 80 developments with a total of about 750 unsold units could be subjected to these fees and charges in 2018 if either or both disposal conditions are not met.”
“In planning for the supply of Executive Condominiums (EC), the Government takes into consideration many factors, such as the existing unsold stock of ECs, take-up rate of new EC units, and prevailing market sentiments. These factors fluctuate from year to year. Hence, the Government monitors the EC market closely and calibrates the supply of ECs accordingly. For the first half of 2018, there are three EC sites in the Government Land Sales Programme, which could yield a total of about 1,700 units. One of the sites is on the Confirmed List. The other two sites are on the Reserve List and could be triggered for sale if there is strong demand from developers.”
“The Home Improvement Programme (HIP) was introduced in 2007 with more than 300,000 eligible flats. The Housing and Development Board has received nominations for the remaining 74,000 HIP-eligible flats and is working to complete the selection exercise by the first half of 2018. This constitutes approximately 23% of the flats eligible for HIP when it was introduced in 2007. In general, a typical HIP project takes about two to three years to complete after announcement. Nonetheless, the time taken differs from project to project due to site-specific issues and conditions.”
“We have already introduced initiatives, such as the Lift Replacement Fund and Lift Maintenance Grants, for this purpose.”
“The Lift Upgrading Programme (LUP) was launched in 2001 to provide direct lift access to flats and enhance convenience for residents, especially the elderly and the less mobile. At the start of the programme, there were more than 5,300 HDB blocks without 100% lift access. Among them, more than 1,000 blocks were initially found to be unfeasible for LUP due to prohibitive cost or technical constraints. Over the years, the Housing and Development Board (HDB) has adopted innovative technical solutions, such as lifts that do not have a machine room at the top of the shafts, that is, machine room-less lifts, and the use of smaller "home lifts" to help such blocks to have direct lift access. Through these efforts, the vast majority of the 5,300 blocks are now able to benefit from LUP. There remain only about 150 blocks where it is still not possible to implement LUP due to prohibitive cost, or existing technical or site constraints. On a flat basis, less than 1% of our sold flats do not have direct lift access. Residents who are in urgent need of direct lift access due to medical conditions or disability may approach HDB for housing and financing assistance. They have to submit relevant documents, such as the doctor's certification of their medical condition. Over the past five years, HDB has received 23 such appeals, and has acceded to 22% of them. HDB will continue to assess such requests on a case-by-case basis and see how best to render help. The Member also asked whether blocks with lifts approaching 28 years of age could be granted LUP. I would like to clarify that LUP is not intended to assist Town Councils with their statutory duty to carry out renewal or replacement of common property, such as lifts.”
“We will continue to explore more new models in both public and private housing in consultation with our community partners and the real estate industry. We will share more information on these plans when ready.”
“The Ministry of Health and the Ministry of National Development have studied retirement village models, including those in Western countries like Australia and the United States, and in Asia like Hong Kong and Japan. However, we cannot simply transplant these overseas models and will have to adapt them to Singapore’s context and needs. In particular, during our earlier public consultations for the Action Plan for Successful Ageing, many of our seniors had expressed a strong preference to age in place, in the communities where they live. Hence, the Government has been designing public housing developments that can provide care and support for our seniors within the community. Over the years, we have been placing more eldercare facilities, such as Senior Activity and Senior Care Centres, in our Housing and Development Board estates. We have taken this one step further with Kampung Admiralty, where senior residents can access a continuum of social and health services at the Active Ageing Hub to support them as their needs evolve. These include active ageing programmes, assisted living services, such as housekeeping and grocery delivery, for seniors requiring assistance with their daily activities, and rehabilitation, home medical care and home nursing for seniors who require more care. Residents at Kampung Admiralty also have amenities, such as a supermarket, hawker centre and medical centre, all within walking distance. To expand the range of housing options available to seniors, the Government is studying measures to facilitate private housing projects which support the needs of seniors. For example, we are reviewing our Development Control guidelines to provide more clarity on retirement housing developments.”
“The Agri-food and Veterinary Authority (AVA) started tracking dog abandonment data since 2015 and does not have data from the previous Lunar Year of the Dog in 2006. But we understand from anecdotal feedback that some Animal Welfare Groups, or AWGs, observed an increased in the number of dogs taken into their shelters shortly after 2006. Hence, AVA is stepping up its outreach efforts with AWGs and industry partners to promote responsible adoption and pet ownership. The key message is not to acquire pets on impulse, as keeping them is a lifelong commitment. This year, AVA is working on a social media campaign to promote responsible ownership and to encourage potential dog owners to consider adoption first. AVA will also continue to work with AWGs, schools and other partners to organise road shows, adoption drives, school talks and community events to create awareness about animal welfare and responsible pet ownership. Aside from public outreach, AVA has tightened the dog licensing regime as an upstream measure to deter abandonment. As of 1 March 2017, all dogs have to be licensed to the new owner at the point of sale or adoption. This improves traceability and ensures that owners can be held accountable for their pet dogs. Pet abandonment is an offence under the Animals and Birds Act. First-time offenders can be fined up to $10,000 and/or jailed up to 12 months. Last year, AVA successfully prosecuted eight cases of pet abandonment. AVA will continue to monitor the situation closely and carry out enforcement actions where required.”
“The Tailgating Detection System's (TDS') primary function is to detect motorcyclists who evade parking charges by tailgating other vehicles. The TDS is also able to detect motorcyclists who bypass the car park gantries by riding on the pavements flanking the Electronic Parking System gantries. The Housing and Development Board (HDB) will take enforcement action against motorcyclists who are detected by the TDS. This serves as a deterrent against such errant behaviour and, in turn, enhances the safety of pedestrians. As TDS was only recently introduced for HDB car parks, HDB will monitor its effectiveness against such motorcyclists.”
“Sheltered walkways are intended to provide cover against elements, such as sun and rain, while allowing natural light and ventilation. The design of such walkways takes into consideration both functionality and ease of maintenance. For example, in Housing and Development Board (HDB) developments, the design of the sheltered walkways takes into consideration the effective width to height ratio of the walkways, and whether there are sufficient roof overhangs, appropriate roof slopes and proper alignment of the roof eave to drains. Through effective design, users are adequately protected from the weather. To minimise the need for maintenance, HDB's sheltered walkways are designed to be self-cleansing and for rainwater to drain off directly from the roof wherever possible. The design avoids the use of roof gutters which would trap leaves and other debris, thus requiring regular cleaning and maintenance to avoid any blockage and water stagnation that could lead to mosquito breeding. In recent years, sheltered walkways built by HDB and the Land Transport Authority also have roof designs such that they are sloped to one side, so that discharge of water during heavy rain only occurs on the side where pedestrians are less expected to cross. The relevant agencies will take in the Member's feedback and will continue to study how the design of our infrastructure can be improved.”
“Owners of landed properties require their neighbour’s consent if they wish to enter the latter’s property to carry out works on party walls or adjoining fences. Owners who face difficulties in seeking their neighbours' cooperation should first engage Neighbourhood Committees or mediation/dispute resolution channels like the Community Mediation Centre, to try to resolve the issues amicably. Alternatively, landed property owners can check with their consultants or contractors to explore methods of work that do not require access to their neighbours' properties. The Building and Construction Authority (BCA) regulates construction with a focus on the structural safety of buildings. If there is reason to suspect that the structural integrity of any building is compromised, including adjoining walls, BCA officers can enter the premises to carry out inspections. If BCA assesses that there are any structural safety concerns, the Commissioner of Building Control can serve a Dangerous Building Order under the Building Control Act requiring the owner to take immediate precautionary measures to remove the danger and carry out permanent rectification work within a specified timeline. Those who fail to comply with the Order may be subject to a fine of up to $100,000 or imprisonment of up to 12 months or both. Nevertheless, it is preferable for neighbours to try to work things out with each other rather than allowing conditions to deteriorate to such an extent as to pose a danger to both parties.”
“Mr Deputy Speaker, from January 2013 to November 2017, there were 118 cases of completed mortgagee sale of Housing and Development Board (HDB) flats by banks. HDB does not buy back flats from flat owners and does not keep records of requests by flat owners who wish to sell their flats to HDB. HDB flat owners who have met the minimum occupation period may sell their flats in the open market. Such open market sales are a mutual agreement between the respective sellers and buyers, and HDB does not intervene in the transaction. HDB does, however, facilitate the sale of flats on the open market through measures such as publishing information on recent resale transactions on its website, and providing a resale checklist to guide sellers and buyers through the process. On the Member's fourth question, from January 2013 to November 2017, 6% of the HDB flats sold in the open market generated insufficient proceeds for the lessees to make a full Central Provident Fund (CPF) refund.”
“Mr Deputy Speaker, as I mentioned earlier, the agencies are already paying attention to this and they would continue to do their best in, firstly, staging the projects so that we manage the tempo of the projects as the Member had asked, and then subsequently, even when the projects are being implemented, working their best to manage activities on-site – and that would include complying with NEA's noise limits, but even going beyond that. We know there are more advanced construction methods that allow for construction to be done more productively, and importantly, in a quieter fashion. In fact, NEA also has a Quieter Construction Fund which co-funds construction activities that may be more expensive, but can do things in a quieter way.”
“Mr Deputy Speaker, in the planning of public and private development projects, agencies take into account several considerations, which will include the impact of construction works on nearby residents. However, given our built-up urban environment and land constraints, it is not always possible to totally avoid noise-generating activities such as construction works. In areas that are being developed fairly rapidly such as new housing estates, residents who moved into the area earlier may go through the experience of several nearby upcoming developments being constructed subsequently. Nevertheless, public sector agencies are committed to reducing construction noise levels. For instance, the Land Transport Authority takes reference from the National Environment Agency (NEA)’s guidelines when implementing road and rail infrastructure projects. Housing and Development Board’s contractors also include measures like the staggering of noisy activities, using quieter equipment and construction methods, shielding of noise sources and restricting the duration of noisy activities like piling, to minimise inconvenience to residents during the development process. During the construction process, noise limits are imposed on construction sites under the Environmental Protection and Management Act. Construction companies which violate these limits are liable to enforcement action by NEA, which could include a fine of up to $40,000 upon conviction, and a "stop-work order" may also be imposed on repeat offenders. A "no-work rule" has also been in place since September 2011 which prohibits noisy work activities on Sundays and public holidays at construction sites within 150 metres of residential premises and noise-sensitive premises.”
“Mr Deputy Speaker, to be eligible for the Lease Buyback Scheme, all flat owners should be aged 65 or older. Age 65 corresponds to the CPF Payout Eligibility Age, which is the minimum age when they can start to receive their monthly payouts from the CPF. Nevertheless, should there be exceptional circumstances such as medical or financial reasons, HDB will exercise flexibility for households who do not meet the age requirement fully to take up the Lease Buyback Scheme on a case-by-case basis.”
“Residents who face pest and overgrown tree problems from neighbouring properties that have been abandoned or are poorly maintained should first engage Neighbourhood Committees or other community dispute resolution channels to try to resolve the issues amicably. If this is not possible, for example, if the property has been abandoned and there is reason to suspect public health or safety concerns, the National Environment Agency (NEA) and the National Parks Board (NParks) officers can enter such premises to carry out inspections. If NEA assesses that vectors are present or that the premises may harbour or propagate vectors, NEA can serve the occupier with an order under the Control of Vectors and Pesticides Act to carry out preventive measures. If NParks assesses that trees or plants in the premises pose a danger to public safety or property, NParks can issue a maintenance notice under the Parks and Trees Act for the occupier to carry out mitigating measures to abate the danger. Non-compliance with these orders and notices may result in a fine of up to $20,000. If an immediate threat to property, public health or public safety is observed, NEA and NParks officers may enter the premises to carry out works and measures to reduce or remove the threat. In such a scenario, the occupier would need to compensate agencies for the costs incurred, in addition to any fines which may be imposed.”
“Within the first three years of divorce, divorcees with joint custody may apply for a subsidised flat without their ex-spouse's consent, provided they are awarded sole care and control of all the children from the marriage, and all their children are aged below 18 at the time of the divorce. Divorcee parents who do not fulfil the aforementioned conditions and are unable to obtain their ex-spouse's consent may be granted flexibility on a case-by-case basis. In the last three years, the Housing and Development Board granted more than 200 requests to waive the consent requirement on grounds, such as financial hardship and lack of family support.”
“Unmarried parents aged at least 21 and above can apply to buy or rent a flat from the Housing and Development Board (HDB) with their parents. They are encouraged to live with their parents for mutual care and support to raise the child. Nonetheless, for those without family support, HDB exercises flexibility on a needs-basis to allow them to buy or rent a flat from HDB. They have to meet the eligibility criteria set for singles, such as the income ceiling of $6,000 for buying a flat. To assess their housing options, HDB will look at their housing budget based on their income and Central Provident Fund savings, taking into account estimated living expenses.”
“The Enhancement for Active Seniors (EASE) programme was launched in July 2012. To date, the programme has benefitted close to 149,000 households. The Housing and Development Board (HDB) partners hospitals, volunteer welfare organisations (VWOs) and healthcare professionals to study the risk factors leading to falls by the elderly, as well as to develop and review the list of improvement items under EASE. The current list includes (a) ramps for single-step level differences, (b) grab bars, and (c) slip-resistant treatment to bathroom floor tiles. The specifications for the items, as well as the locations where they should be installed in the flat, were worked out with healthcare professionals to reduce fall risk for the majority of seniors. In cases where occupational therapists make specific recommendations when referring seniors to HDB, we strive to accommodate their needs as much as possible when installing EASE items for them. HDB regularly reviews EASE to ensure it meets the needs of our seniors. This includes engaging healthcare sector stakeholders, such as the Ministry of Health, to obtain feedback on potential enhancement items. The Member has highlighted sensors and alarms. HDB is currently conducting a trial of the Smart Elderly Monitoring and Alert System in Yuhua estate and will study the outcome of the trial before deciding on the next steps.”
“Mr Deputy Speaker, the Ethnic Integration Policy (EIP) was introduced in 1989 to ensure a balanced mix of ethnic groups living in our Housing and Development Board (HDB) estates, to promote racial harmony and strengthen social cohesion. It applies to the sale and purchase of all HDB flats and is implemented in a fair and transparent manner. Prospective buyers and sellers of resale flats can check their ethnic eligibility to buy or sell a flat through the HDB InfoWEB. The ethnic proportions are updated on the first day of every month and they apply to all completed resale applications received during that month. Based on our experience, most flat sellers are able to secure buyers from eligible ethnic groups, given the large number of buyers on the market every year. For those who are unable to sell their flats, HDB may grant them an extension of time and advise them to be realistic with their asking prices. Additionally, HDB has and will continue to exercise flexibility for households of mixed parentage or marriages, or where there are exceptional circumstances.”
“Mr Deputy Speaker, as far as non-compliance with the limits is concerned, as I mentioned earlier, HDB takes this very seriously, and if there are advisors or residents who suspect that there may have been breaches of the quota or the HDB approvals, then please let HDB know. We do enforcement, surprise inspections even, and we will take these errant flat owners to task, as I mentioned earlier. The quotas that were set for non-citizens were put in place in 2014. In putting in place these quotas, I think we also have to bear in mind and calibrate it carefully because there will be genuine flat owners who want to let out their flats and earn some extra income. If we tighten it too much, then they will find it difficult to rent out their flats, and that may deprive them of some income for their families and households. So, we have set the quota in place in 2014. So far, there has not been any breach of the quota for the neighbourhood in Bukit Batok East. What we have seen is that the numbers are well within the quotas that we have set. But we will continue to monitor and see, as we progress along, whether there is a need to update and review these limits.”
“Mr Deputy Speaker, the Ethnic Integration Policy (EIP) applies to the sale and purchase of all Housing and Development Board (HDB) flats, as well as HDB public rental flats. But tenants who rent HDB flats out on the open market are not subject to the EIP, as their stays are typically temporary in nature and do not affect the ethnic proportions in our public housing estates in the longer term. Instead, flat owners who rent out their flats to one or more non-citizen tenants are subject to the Non-Citizen Quota. The quota helps to maintain the Singaporean character of our HDB heartlands. All HDB owners are required to seek HDB's approval and ensure that they meet the quota before renting out their flats. HDB conducts regular inspections of flats to ensure that all flat owners adhere to HDB's regulations. Unauthorised renting out of HDB flats is a serious infringement of the lease, and HDB will take firm action against any errant flat owners.”
“The Housing and Development Board (HDB) sets aside a large proportion of the new public flat supply for first-timer families. On average, about eight in 10 buyers of Build-To-Order flats in the mature estates are first-timers. The Special Central Provident Fund (CPF) Housing Grant (SHG) is intended to help lower- to middle-income households own their first home. To encourage financial prudence, SHG is limited to the purchase of new 4-room and smaller HDB flats in the non-mature estates. There are currently no plans to extend the SHG to the purchase of flats in the mature estates. Eligible first-timer households can continue to enjoy up to $40,000 in the Additional CPF Housing Grant when they purchase a flat in the mature estates.”
“The Agri-Food and Veterinary Authority (AVA) adopts a multi-pronged approach to address noise and nuisance caused by birds roosting in trees. For the case along Upper Serangoon Road, AVA has taken several steps. First, as mentioned by Mr Sitoh, AVA has worked with the National Parks Board to prune the trees to discourage birds from roosting in them. Second, AVA conducted a trial in September, using lasers to disperse the birds. AVA is currently assessing the effectiveness of this measure. Third, AVA will continue to work with the National Environment Agency (NEA) and the Potong Pasir Town Council to ensure that food waste is properly disposed of. This will reduce food sources for birds and discourage them from roosting nearby. Fourth, AVA will also work with NEA and the Town Council to educate residents not to feed the birds.”
“Public education is only part of a multi-pronged approach the Government takes to reduce the occurrence of falling windows. First, there are upstream design and performance requirements for window systems to ensure that structural frames, hinges and other components can safely support the weight of the whole window system. Second, windows can only be installed by approved contractors that are registered with the Building and Construction Authority (BCA). These contractors must have trained installers who have taken a course on window safety and who have at least 12 months of practical experience. Third, home owners also play an important role in ensuring that their windows are properly and regularly maintained. Under the Building Maintenance and Strata Management Act, BCA can issue notices to owners to repair and maintain their windows if they are found to be poorly maintained. If a window falls due to lack of maintenance, the person responsible could be subject to a fine not exceeding $10,000, or imprisonment for a term not exceeding 12 months, or both. BCA will take enforcement action against home owners or contractors who contravene the requirements. We will continue to work with home owners to reduce the risk of falling windows.”
“The Lease Buyback Scheme (LBS) was implemented on 1 March 2009. As at 30 November 2017, about 2,500 households have taken up the scheme. The LBS proceeds for each household is dependent on the market value of the flat at the time of application. Specifically, the LBS proceeds are the market value of the flat with its full remaining lease, minus the value of the lease retained by the household and any outstanding monies due to the Housing and Development Board. The average LBS proceeds among the households which have benefited from the scheme to date is about $146,000.”
“The Housing and Development Board's (HDB's) credit assessment process is designed to assess the financial ability of prospective flat buyers for prudent and long-term sustainable home ownership. Regardless of the nature of the loan applicants' employment, the maximum loan amount is determined based on the applicants' average monthly income. To ensure a fair assessment of the applicants' income, HDB may require applicants with more variable income to submit documentary proof, or to be credit assessed over a longer period. For those who have difficulty meeting these requirements, HDB will look into their individual circumstances and exercise flexibility where possible, to help them attain home ownership.”
“Mr Deputy Speaker, as I had mentioned earlier, IRAS takes a risk-based approach. Taking a risk-based approach means not 100% sampling. As Minister Ong Ye Kung earlier mentioned, doing 100% checks is going to be counter-productive to a large extent because it will entail a large bureaucratic process. So, taking a risk-based approach means sampling according to risks and when IRAS says that it has done audits for 98,000 cases, then it has identified these as the higher-risk cases and done detailed audits on them. To the extent that there are cases with lower risks, then the sampling will be lower as well.”