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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“More generally, the Ministry of Finance (MOF) undertakes periodic reviews of Government schemes to ensure that they are relevant and achieve the purposes that they are designed for. Programmes which continue to serve their purpose will be retained. Others, which are intended to be time-limited, will be terminated at their end-date. Yet others may be continued with revised criteria, based on the actual experience of running the schemes and the assessment of the scheme’s overall effectiveness, which includes a weighing of the scheme’s benefits against its administrative costs.”
“Mr Patrick Tay and Mr Pritam Singh also asked how Government agencies go about investigating fraudulent claims. The Minister for Higher Education and Skills has covered SkillsFuture, and so I will cover WCS and PIC. Essentially, IRAS uses a risk-based approach to safeguard against abuse. This methodology is used for all IRAS programmes, including WCS and PIC. All potential WCS payouts and PIC applications are first checked upfront against a set of predetermined criteria for signs that indicate possible gaming. This is complemented by the use of analytics, field intelligence and other sources of information, including a whistleblowing platform. Cases that are assessed to be of a higher-risk profile, say, claim amounts that are not commensurate with the scale of the business, are subject to more detailed investigations. For WCS, this may entail examination of supporting documents, such as payslips and bank statements, and conducting phone interviews to verify the authenticity and accuracy of the submitted wage increases. For PIC, this may entail examination of transaction details and verification of documents, such as suppliers' invoices and payment evidence. IRAS may also conduct field visits to understand the applicant’s business, for example, how the PIC equipment is used in the business. IRAS will continue to take strict enforcement and legal actions against those who abuse the schemes. This includes disqualifying offenders from other Government schemes and taking legal action against such offenders. Offenders can be charged under the Penal Code or the Income Tax Act for abusing the schemes. To date, IRAS has prosecuted 13 cases for fraud under the PIC scheme, and one case under WCS.”
“Sir, the Wage Credit Scheme (WCS), Productivity and Innovation Credit (PIC), and the SkillsFuture movement were designed for specific economic and social objectives. For businesses, especially small and medium enterprises, the PIC provides funding support so that they can become more productive and, hence, more profitable over time. Through WCS, the Government supports businesses by sharing in sustainable wage growth for workers, especially for our lower- and middle-income workers. As for SkillsFuture, this is a national movement to empower individuals to take charge of their own learning and adapt to a changing world. Mr Patrick Tay asked about WCS. A total of more than $4.7 billion in Wage Credit payouts has been given out to employers from 2014 to 2017. This includes the recent payout in 2017, where more than $0.6 billion of Wage Credit payouts were made to over 85,000 employers. Over the same period, which is from 2014 to 2017, the Inland Revenue Authority of Singapore (IRAS) denied or clawed back $5.57 million of WCS payouts. IRAS found a total of over 1,000 cases where employers either gave false information or contrived to fraudulently obtain payouts that they did not qualify for or which were otherwise non-compliant. The vast majority of these payouts were denied upfront, with the remainder being clawed back by IRAS largely within a year. These figures cover cases of attempted fraud which IRAS detected and acted against over the four-year period. The media had reported the figures recently, but they were not a recent phenomenon. So, the 1,000 cases were all acted upon over the entire period of WCS, since it started. But IRAS recently publicised these figures to caution employers against attempts to abuse or game the system.”
“AVA does not encourage the practice of declawing cats. Such a procedure should only be performed as an absolute last resort or as an alternative to euthanasia. The Code of Ethics for Veterinarians, which was co-developed by AVA and the Singapore Veterinary Association, requires veterinarians to advise their clients about non-surgical alternatives and to ensure that all reasonable efforts have been made to manage scratching problems prior to performing any surgery. Failure to do so can result in written warnings, composition fines or even suspension or revocation of veterinary licences. That said, there have been occasions where persistent scratching can harm the cat itself, other pets or humans in the household. For instance, repeated scratches could seriously injure a person who has severe immune-deficiencies or bleeding disorders. In such cases, if the owners are unable to resolve the issue despite having tried all other measures, declawing could well be the only option left for them to keep their cats. The other option would be to give them up. This would be a worse outcome for both the animal and the responsible owner. AVA will continue to educate cat owners and raise awareness on alternatives to declawing. Vets, animal welfare groups and the public can also help to spread the message.”
“Mr Speaker, the matrix that we have put in place is, indeed, as I have described with the Reference Portfolio, with the risk budget and the returns that we measure based on the risk that is allocated. Of course, we always look at other investors, not necessarily Sovereign Wealth investors, because GIC also engages external fund managers. So, there is always a look at what other investment entities are achieving for the risks they are undertaking and the returns they are achieving. We can also track performance by looking at the benchmarks like MSCI. There is a range of benchmarks that we look at. But, ultimately, when we look at GIC's performance, we look at the risk that we have accorded to them, how much risk they are taking based on the budget that is allocated to them and the returns that are commensurate with the risk that they have taken.”
“That is the benchmark or evaluation that we have put in place for GIC's investment strategies.”
“Mr Speaker, there is a series of questions. I will take them in turn. First, under what conditions will the Government intervene? Of course, if, on a continuous basis, there is under-performance by GIC, then certainly MOF and the Government will have to review fundamentally what has gone wrong and whether the strategies that GIC has undertaken are, indeed, the right ones. On DM equities, I think it is easy to judge the reduced weightage by GIC on DM equities on hindsight and say that, "Look, they could have easily kept the weightage on DM equities over the last five years and rode the wave", but this is looking back on hindsight. I think the assessment by most market players and investment entities are that DM equities are, indeed, high in valuation and there is considerable uncertainty in DM equities today. One can take a short-term view, of course, and say, "Let's play the short-term game", but GIC is not a short-term player. GIC invests in the long-term and, in situations where there is market exuberance like now, GIC correctly, we think, takes a view that is more conservative and reduces its weightage on DM equities accordingly. On benchmarking, that is really a function of risk and return. As I have said earlier, the higher the risk, then, potentially, the higher returns one gets. The Government has already set a Reference Portfolio which expresses the risk that we are prepared to take and GIC is allocated that risk budget and has to perform and achieve maximum returns according to that risk budget that it is accorded. So, the way we can easily evaluate GIC's performance is by looking at what is the amount of risk it takes and whether the returns it is getting are commensurate with the risk that it is undertaking in its portfolio.”
“The Total Debt Servicing Ratio (TDSR) framework was introduced in June 2013 to safeguard financial prudence and prevent individuals from over-leveraging when they purchase private housing with housing loans from financial institutions (FIs). For those purchasing a Housing and Development Board (HDB) flat, they are likewise subject to a Mortgage Servicing Ratio limit if they take an FI-originated or HDB housing loan. These measures have helped to moderate prices in both the private and public housing markets. The majority of HDB Build-To-Order (BTO) flats built in the past few years were in non-mature estates, which are located in the outside central region. For this region, the median price gap between private housing and HDB BTO flats was 169% prior to June 2013 and is now 166%. Between private housing and HDB resale flats, the median price gap was 106% and is now 130%. However, as there are many different factors which could affect the prices of private and public housing, price comparisons between the two markets should be interpreted with care. The Government will continue to monitor the overall property market closely to ensure that it remains stable and sustainable.”
“Government agencies have been working closely with stakeholders, including Animal Concerns Research and Education Society, the National University of Singapore, Wildlife Reserves Singapore, and nature groups on several fronts. First, we will continue to monitor and manage the wild boar populations in their natural habitats. There are not that many wild boars in our nature reserves. But we have identified a few hotspots where the numbers are higher due to the availability of food. Agencies have been removing oil palms at these hotspots as palm fruit is a favoured food source of the boars. In areas where human feeding occurs, like Pasir Ris-Punggol, enforcement action will be taken. It is important for the public to stop this feeding because this changes the natural behaviour of the boars. Low railings will also be installed in places where these hotspots abut roads to discourage the boars from wandering beyond forested areas. Second, we will manage the movement of wild boars when forested state land is cleared for development. The National Parks Board (NParks) will continue to advise agencies and developers to shepherd wild boars towards other contiguous forested sites and to hoard up areas that are near residential estates and roads. This will reduce the probability of wild boars escaping into public residential areas. In addition, we will step up public education efforts on human-wildlife encounters. The Agri-Food and Veterinary Authority and NParks are working on materials to educate residents on what to do when they encounter wild boars or other animals. We will continue to work with stakeholders in residential areas to manage the wild boar issues and ensure public safety.”
“When residents move into their flats and report any defects to the Housing and Development Board (HDB) during the one-year Defects Liability Period (DLP), HDB will arrange for the contractor to carry out the necessary repairs. The one-year DLP is an industry-wide practice and is aligned with that for private developments. If any maintenance issue is reported after DLP, HDB will first investigate the likely cause and advise the flat owners on the follow-up action accordingly. If the issue is assessed to arise from workmanship of the building contractor, it is considered a defect and HDB will recall the building contractor to rectify it. However, if the issue is due to wear and tear or the flat owners' own actions, flat owners will be responsible for any rectification works. If the flat owners need HDB’s help, HDB can provide them with a list of repair contractors, whom they can then engage on a private basis.”
“Housing and Development Board (HDB) car parks are provided primarily to serve the parking needs of residents. For this reason, HDB will only consider extending the Free Parking Scheme (FPS) on Sundays and public holidays at all newly completed precincts, after parking demand from the new residents has stabilised. This is generally about six months after parking charges are implemented for the car park. This will ensure that there are sufficient parking lots to support both the residents' needs as well as the expected increase in demand for parking due to FPS. It also avoids a situation where FPS has to be withdrawn subsequently due to insufficient parking spaces for the residents.”
“All flat owners with an outstanding Housing and Development Board (HDB) loan are required to take up a basic fire insurance policy under the HDB Fire Insurance Scheme. It provides coverage for the reinstatement cost of the building structures and fixtures, in the event of a fire. In the last five years, there were a total of 640 fire incidents, involving less than 0.1% of HDB’s stock of sold flats. Of these, 448 cases (or 70%) were covered under the HDB Fire Insurance Scheme. In all of these cases, the sum insured fully covered the claims to reinstate damaged internal structures, fixtures and areas built. The sum insured under the HDB Fire Insurance Scheme is thus adequate. HDB calls a tender to appoint an insurer for the Fire Insurance Scheme for each five-year term, during which HDB will review the sum insured for each flat type.”
“Our public spaces are meant to be used and enjoyed by everyone. Apart from parks and park connector networks, we have progressively opened up reservoirs and waterways for sporting and recreational activities. Our parks are open to members of the public, including private outdoor education providers, as long as the activity does not deprive other public users of the space. Currently, for activities that are organised for more than 15 people, ticketed or require structural set-up, members of the public can apply to use our parks through the online Park Usage Application System. The National Parks Board will allow activities that do not cause undue disruption to the public or potential damage to flora and fauna in our parks. Users must also adhere to the rules and regulations stipulated in the Parks and Trees Act. Our reservoirs are restricted facilities. However, the Public Utilities Board (PUB) will consider applications from private organisations to carry out water activities in our reservoirs on a case-by-case basis, taking into consideration the impact on PUB's operations, potential pollution to the water and surroundings, and safety of participants. We will continue to support the use of our public spaces by private outdoor adventure education providers, as long as the proposed activities do not compromise our agencies’ operations, and the impact to our environment and other members of the public is minimised.”
“The Ministry has not received reports of trees, plants or furniture blown off rooftop gardens and open balconies in the last five years. But there were three cases of poorly affixed plastic roof sheets that were blown off from building trellis structures due to strong winds. Fortunately, no injuries or damage arose from these cases. Building owners are responsible for the safety of features installed on their roofs and terraces. All bracings, mounting systems and fixings used to secure the installation of building features should be properly designed and able to withstand loads from wind and rain in accordance with current building codes. Last year, the Building and Construction Authority issued an advisory to remind stakeholders of the need for proper installation and maintenance of such features. We will continue to review regulations, and will tighten them if necessary, to ensure that public safety is not compromised. Owners and tenants also need to take the potential threat of falling objects from high-rise buildings seriously. All of us should exercise a duty of care and have the civic responsibility to ensure that loose and lightweight items, like outdoor furniture and flower pots, are properly secured, and not placed in a manner that could pose a threat to public safety. If an object falls from height and endangers safety or causes hurt or death, the person responsible could be liable for an offence under the Penal Code. Depending on the severity of the offence, a person could be punished with imprisonment for a term which may extend to five years, or with a fine, or with both.”
“The Agri-Food and Veterinary Authority (AVA) regularly reviews the list of birds available for sale as pets in Singapore. This is based on the requirements of the Convention on International Trade in Endangered Species of Wild Fauna and Flora (CITES), to which Singapore is a party. CITES classifies species according to the degree of protection that they require. Depending on how critically endangered they are, species are categorised under three CITES Appendices which restrict or even prohibit their trade. CITES amends its listings at the Conference of Parties once every three years, following which, AVA reviews the list of birds available for sale in Singapore. AVA conducts checks on bird shops in Singapore to ensure compliance. Stern enforcement action will be taken against anyone found to be illegally selling endangered species, including birds. Offenders are liable for a fine of up to $500,000, and/or imprisonment of up to two years.”
“Government agencies have been working closely with stakeholders, including Animal Concerns Research and Education Society, the National University of Singapore, Wildlife Reserves Singapore and nature groups on several fronts. First, we will continue to monitor and manage the wild boar populations in their natural habitats. There are not that many wild boars in our nature reserves. But we have identified a few hotspots where the numbers are higher due to the availability of food. Agencies have been removing oil palms at these hotspots as palm fruit is a favoured food source of the boars. In areas where human feeding occurs, like Pasir Ris-Punggol, enforcement action will be taken. It is important for the public to stop this feeding because this changes the natural behaviour of the boars. Low railings will also be installed in places where these hotspots abut roads to discourage the boars from wandering beyond forested areas. Second, we will manage the movement of wild boars when forested state land is cleared for development. The National Parks Board (NParks) will continue to advise agencies and developers to shepherd wild boars towards other contiguous forested sites and to hoard up areas that are near residential estates and roads. This will reduce the probability of wild boars escaping into public residential areas. In addition, we will step up public education efforts on human-wildlife encounters. The Agri-Food and Veterinary Authority and NParks are working on materials to educate residents on what to do when they encounter wild boars or other animals. We will continue to work with stakeholders in residential areas to manage the wild boar issues and ensure public safety.”
“Singaporeans living in properties with short remaining leases are encouraged to plan ahead for their lease expiry, and source for alternative housing early. Senior citizens have various housing options, including short-lease two-room flexi flats, for which there is no debarment period for purchase. Residents can approach agencies for assistance if they need help transitioning to their next housing arrangement. To safeguard the residential environment of private housing estates and minimise disturbance to neighbours, owners of private residential premises are only allowed to rent out their properties with a minimum tenancy period of three months. Each unit should also only have a maximum of six unrelated occupants. The Urban Redevelopment Authority will proactively enforce against subletting arrangements that flout the rules, including prosecuting egregious offenders in Court.”
“There are various monetisation options for elderly flat owners to unlock the value of their flats to supplement their retirement needs. They can sell their flats in the resale market, right-size to a smaller flat, and apply for the Silver Housing Bonus. Alternatively, if they wish to retain their flat, they can sublet a spare bedroom or their whole flat or apply for the Lease Buyback Scheme. Housing and Development Board flats will continue to be a good store of value if flat buyers plan ahead and make prudent housing choices.”
“The Council of Estate Agents' (CEA’s) regulatory guidelines require property agents to be sensitive to Singapore’s diverse social fabric. Property agents are not allowed to place advertisements that are discriminatory, offensive or stereotype any particular race, religion or group in society. They are also not allowed to indicate a preference for any ethnicity in all advertisements, unless for compliance with Government regulations, such as the Ethnic Integration Policy. It is the duty of property agents to inform their clients of the need to adhere to these guidelines. Property agents who breach any of these guidelines can either be issued a written warning or be subjected to disciplinary action which may result in suspension or revocation of licence or registration.”
“So, while there is this bid for en bloc sales now and supply conditions may be tight, eventually, all of the en bloc units will be redeveloped and put back into the market in the next one to two years, and that will increase supply in the market. That will also put some moderating pressure on prices down the road. Having said all that, like I have mentioned earlier, the Government continues to monitor the overall property market trends very closely. I would like to reiterate what I said just now, that we would take appropriate actions to maintain a stable and sustainable market.”
“Mr Speaker, Sir, I understand the Member's concerns. That is something that, I believe, many people have also expressed similar feedback and concerns on. I would say, firstly, that the bids that the developers have put up for the en bloc sales, and you see the high bids that have been put up, need not necessarily translate into higher sales prices down the road. That is something that people are concerned about – that the developers bid high for land and, eventually, this would translate into higher prices. That need not happen because what the developers are able to sell for their units will eventually have to depend on the demand and supply conditions of the property market at that point in time. Bear in mind that developers are also subject to Additional Buyer’s Stamp Duty (ABSD), meaning to say that they have to build and sell their units within the five years of award of the site. That would put some pressure on them to sell at a reasonable price within the five-year timeframe, otherwise, they would be subject to ABSD. Eventually, we have to let the developers price their housing projects on a business or commercial basis. That is how they have done it. But they understand that these are market conditions. There is an ABSD regime in place, and we will monitor carefully to see what happens in the market down the road. The other point that I would like to add is that, as I had mentioned earlier, the en bloc sites that are taken off the market now will eventually be put back into the market in the next one to two years. That would add new supply into the market.”
“The Government will continue to monitor the overall trends and developments closely and take appropriate actions to maintain a stable and sustainable property market.”
“Mr Speaker, a total of around 2,700 existing private residential units has been sold en bloc this year to date, and that is up from 600 units in 2016. The recent increase in en bloc sales could be attributed to two factors. First, more developers are keen to replenish their land banks. There has been a healthy increase in the sales of new units in the first three quarters of the year which, in turn, means that the unsold supply in the pipeline has come down. To illustrate, there are about 17,200 units as at the third quarter of 2017, and that is down from about 40,000 units in 2012. So, because the numbers of unsold units have come down, developers are keen to replenish their land banks, and that has contributed in part to more en bloc sales. The second factor is that successful en bloc sales in 2016 may have encouraged more owners of ageing residential projects to initiate the en bloc sale process this year, so as to monetise their assets. The en bloc sale sites sold since 2016 will be redeveloped and made available for sale in the next one to two years. The supply of these new units from en bloc sales, as well as other factors, such as population and income growth, and property market conditions, will be taken into consideration in deciding the quantum of land to be put out for Government Land Sales (GLS). The GLS programme is updated on a half-yearly basis with sites on the Confirmed List, which means that the site will be released for sale within the next six months; as well as sites on the Reserve List which means that the sale of the site can be initiated by a developer, if they assess that there is demand. Details of the GLS programme for the first half of 2018 will be announced by the end of this year.”
“Since the mandatory reporting of escalator incidents started on 1 November 2016, there have been 13 incidents due to technical faults (that is, not due to user behaviour). As the tightened maintenance regime was only put in place in November 2016, we are still monitoring its effects. Improving escalator safety goes beyond having a robust maintenance regime. Everyone – the authorities, owners, escalator contractors, and the public – has a role to play. The Building and Construction Authority has been working with building owners and transport operators to raise public awareness on the safe use of escalators. The public also has to exercise due care when using escalators. This includes safe practices like holding onto handrails and not leaning on the sides of the escalators. Users with prams or bulky items, as well as the elderly and the infirm, should also try to take lifts where possible.”
“Housing and Development Board (HDB) flats are public housing and are meant for owner occupation. The purchase of another property by an HDB flat owner within the minimum occupation period is an infringement under the Housing and Development (H&D) Act. The penalty for such infringements is the compulsory acquisition of the HDB flat under section 56 1(b) of the H&D Act, or the imposition of a financial penalty on the flat owners under the Housing and Development (Financial Penalties) Rules 2015. HDB monitors and takes enforcement actions against flat owners who acquire an interest in another property in contravention of HDB regulations. In addition, there are safeguards in place to prevent such flat owners from selling their HDB flat, to prevent the flat from being acquired under section 56 (1) of the Act. The flat owner will only be allowed to sell the HDB flat after investigations on any suspected infringements are completed and the appropriate action taken. At this juncture, HDB has sufficient legislative powers to take action against such flat owners.”
“An environmental study will be carried out before the land preparation works for the expansion of Tengah Air Base (TAB) commence. The study will guide the implementation of mitigation measures to minimise the potential impact of the TAB expansion on flora and fauna in that area.”
“Flat owners are responsible for the maintenance of the interior of their flats. The repair of leaks in the party structure (that is, the floor slab between flats) is a joint responsibility between the upper- and lower-floor flat owners. Hence, when there is a leak, both upper- and lower-floor flat owners will need to liaise with each other to investigate and carry out repairs. Notwithstanding, the Housing and Development Board (HDB) does offer assistance to affected flat owners through the Goodwill Repair Assistance (GRA) scheme where HDB pays 50% of the ceiling leak repair cost, while the remaining 50% is shared equally between the upper- and lower-floor flat owners. There is no plan for HDB to bear the full cost of repairs under the GRA scheme, as this would remove the responsibility of flat owners for the maintenance and upkeep of their flat. GRA provides assistance to flat owners to repair ceiling leaks and spalling concrete due to natural wear and tear. For cases where investigations ascertain that leaks are due to renovations carried out at the upper floor flat, the upper floor flat owner will be fully responsible for rectifying the leak and will have to bear the full cost of repair.”
“Nonetheless, HDB will continue to review the precinct provisions to ensure they are sufficient and support a variety of community events, in accordance with the changing demographics and needs of each HDB estate.”
“The Housing and Development Board (HDB) actively plans for common spaces where the community can gather in the design of HDB towns and estates. The approach has evolved over the years, along with the design of HDB blocks. Compared with older slab blocks with long corridors, newer blocks are generally taller and more compact, with fewer units per floor. While this optimises land use and provides residents with greater privacy, the trade-off is a smaller void deck space under each block. With this shift in block design, HDB has embedded a variety of purpose-built facilities and amenities in newer precincts to serve as common spaces and create opportunities for community interaction and bonding. For example, since the 1990s, precinct pavilions have been provided in new developments to provide space for community activities. HDB has also progressively introduced other amenities in newer precincts, such as 3G playgrounds, sky parks and gardens on rooftops of multi-storey carparks, to facilitate interactions by residents of all ages. HDB continues to explore how to maximise community interactions with the smaller void deck spaces in new developments. For example, HDB introduced Community Living Rooms in 2014, which are areas located near lift lobbies and letter boxes, specially provided with seats and tables to facilitate informal small group interactions. Where large social community facilities, such as childcare centres, are required in precincts, HDB may integrate them in multi-storey carparks or construct them as standalone blocks. This will free up the limited void deck spaces for informal interaction. Surveys of HDB residents have shown that community spaces provided in precincts are generally sufficient, and that residents are satisfied with such facilities.”
“For older private developments built before 1990, building owners may apply for BCA's Accessibility Fund, which provides grants of up to $300,000 for owners to upgrade their buildings with accessibility features.”
“The Urban Redevelopment Authority (URA) works closely with public and private stakeholders to plan and implement seamless walking networks between housing estates, major facilities and transport nodes. This is undertaken through various initiatives. First, since July 2016, developers of large shopping malls, offices, business parks and educational institutions are required to submit a Walking and Cycling Plan (WCP) to URA and the Land Transport Authority (LTA) as part of their development applications. Through WCP, developers will be required to provide a mix of elevated, at-grade and underground barrier-free linkages, so as to facilitate convenient and direct pedestrian access to neighbouring developments like Housing and Development Board (HDB) precincts. URA and LTA will work closely with the developers to ensure that WCP improves residents’ accessibility to surrounding amenities and services. Second, to incentivise developers to construct barrier-free linkages, URA has excluded the floor area of linkages that fulfil minimum width requirements, and remain accessible 24/7, from the maximum permissible gross floor area allowed for developments. Third, for developments released under the Government Land Sales programme, URA stipulates requirements for developers to provide barrier-free linkages between adjoining developments within the land sales tender conditions. Fourth, since 1990, all buildings must comply with the Building and Construction Authority's (BCA's) Code on Accessibility, which specifies the minimum design and construction requirements on basic barrier-free design needs of the elderly and persons with limited mobility.”
“The Land Transport Authority's (LTA's) engineers and conservation specialists have been studying various options to minimise the impact on the affected corner shophouse unit during the construction of the North-South Corridor (NSC). This is still ongoing, as there is a need to weigh the risks to both Ellison Building and NSC carefully in order to come to a good decision. The Urban Redevelopment Authority and LTA will engage heritage groups again, before the final decision is taken.”
“Over the last five years, the Housing and Development Board (HDB) has completed lift installation works for 510, or about 94%, of the 544 older HDB multi-storey car parks (MSCP) without lifts. Works are planned or already ongoing for the remaining 34 car parks to ensure that they are fitted with lifts or other barrier-free access solutions, such as ramps. The average cost to install a lift in an MSCP is about $350,000, while the average maintenance cost is about $13,000 per year.”
“It also uses a deoxyribonucleic acid Thermocycler to differentiate meat types.”
“The Agri-Food and Veterinary Authority (AVA) has a comprehensive regulatory regime to ensure that the food we eat in Singapore is safe. This includes measures to protect our food supply from fraudulent practices, such as substitution, adulteration, counterfeiting and misrepresentation. First, AVA ensures that food in Singapore comes from approved sources. All imported food products must comply with AVA’s food safety legislation and requirements. These requirements also apply to food produced in Singapore. Second, before food products enter the market, AVA regularly tests samples to ensure that the food is safe and authentic. This includes species identification and adulteration tests. Food products that fail these tests will not be allowed for sale. As a pre-emptive measure, AVA scans for food-related news internationally to anticipate possible food-related fraud. AVA also investigates all allegations of food fraud in Singapore. Affected products will be removed from sale, and AVA will take enforcement action against any entity that intentionally adulterates food or misleads customers. Offenders may be fined up to $10,000 and/or imprisoned for up to three months. In addition, the implicated product will be destroyed and the licence may be suspended, depending on the investigation. Significant resources are allocated to keeping our food supply safe, with more than 270 officers involved in this work. In terms of training, officers regularly attend conferences and workshops to keep abreast of developments in food technologies and testing methodologies. AVA's laboratories are also fitted with advanced equipment. For example, AVA uses the Isotope Ratio Mass Spectrometer to detect whether honey has been adulterated by sugar.”
“The Agri-Food and Veterinary Authority (AVA) does not encourage the practice of debarking. It should be performed only as an absolute last resort. The Code of Ethics for Veterinarians, which was co-developed by AVA and the Singapore Veterinary Association, requires veterinarians to advise their clients of non-surgical alternatives and to ensure that all reasonable efforts have been made to manage the barking problem prior to performing the surgery. Failure to do so can result in written warnings, composition fines or even suspension or revocation of veterinary licences. That said, there are some dog owners who are unable to resolve the barking problem despite having tried all other measures. For example, their dogs may be suffering from Canine Cognitive Dysfunction whose symptoms include compulsive behaviours like prolonged barking for no apparent reason. In such cases, debarking could well be the only option left to allow owners to keep their dogs, instead of having to give them up. That would be a worse outcome for both the animal and the responsible owner.”
“Housing and Development Board (HDB) blocks comply with the prevailing fire safety standards when they are built. Fire-rated entrance doors are provided where required under the Fire Code, such as for units where the entrance doors are within three metres of the lift lobby or staircase. This is to ensure that the lift lobbies and staircases are well-protected so that all residents in the block can evacuate safely in the event of a fire. There are some unit types that do not require fire-rated doors under the Fire Code, such as those opening into external corridors. This notwithstanding, every residential unit is designed as a fire compartment, with concrete walls and floors that help to prevent the spread of fire beyond or into the unit. Apart from designing all flats as fire compartments, HDB blocks incorporate other fire safety features. Staircases and lift lobbies of HDB blocks have good cross-ventilation for quick smoke dispersal. There are also exit staircases at a reasonable distance from each unit entrance to provide a safe means of escape from the building in the event of a fire. To facilitate firefighting, fire extinguishers, fire hose reels, dry or wet rising mains, fire engine access roads/access ways, firefighting lobbies and firemen lifts are also provided to HDB blocks where required by the Fire Code.”
“The Housing and Development Board (HDB) piloted the installation of solar photovoltaic (PV) panels on the rooftops of HDB blocks in 2009. Since then, such panels have been installed on about 1,000 blocks, with another 1,500 in progress. Solar PV installation is now carried out under the SolarNova programme, which was introduced in 2015 to accelerate the deployment of solar PV in Singapore. Town Councils with blocks feasible for solar PV installation are being progressively scheduled to participate in SolarNova tenders. The feasibility of solar panel installation is determined by factors, such as the location of each block and its corresponding solar irradiance potential, as well as the availability of roof space. The pace of SolarNova tenders, as well as the grouping of blocks, is based on the solar PV industry's installation capacity and logistical considerations. Installations are generally grouped geographically to reduce overall implementation cost. Besides the supply of energy using solar PV, energy savings can be achieved through managing the energy demand, for example, through the use of energy-efficient lighting, while ensuring adequate lighting levels. For instance, HDB has been working with Town Councils to carry out the replacement of existing light fittings to light-emitting diode, to reduce the energy consumption for common area lighting.”
“Flat owners are responsible for the maintenance of the interior of their flats. This includes repair to ceiling leaks and spalling concrete that could occur due to wear and tear over time. Nevertheless, the Housing and Development Board (HDB) provides assistance through the Goodwill Repair Assistance (GRA) scheme. The main objective of the GRA scheme is to assist flat owners, particularly for ceiling leak cases, where some upper- and lower-floor flat owners face difficulty in reaching an agreement to get a contractor to carry out the repairs. In 2016, HDB assisted about 12,000 households under the GRA scheme. HDB has appointed several contractors to manage the volume of GRA cases received. Residents can be assured that HDB has sufficient resources to carry out repairs under the GRA scheme.”
“Under the 2-room Flexi Scheme, elderly flat buyers aged 55 and above can choose a lease period of between 15 and 45 years, in five-year increments, as long as the lease can cover them and their spouse up to the age of at least 95 years. This requirement helps to address concerns about these elderly flat owners outliving their flat leases and gives them better assurance that the flat can last them for the rest of their life. There are currently no plans to reduce this requirement to age 85 years. Households which have alternative housing arrangements and no longer need their short-lease 2-room flexi flat can return the flat to HDB and receive a refund of the value of the unused portion of the lease.”
“The provision of $625 million for foreseeable loss for properties under development or for sale is the estimated loss that the Housing and Development Board (HDB) expects to incur for Build-To-Order (BTO) projects awarded in the financial year ended 31 March 2017, including from housing subsidies given to new flat buyers. HDB makes a development loss on the BTO programme, as BTO flats are heavily subsidised. BTO flats are sold with a generous discount to their assessed market values, and this means that selling prices can be significantly below the cost of developing these flats. To ensure that housing subsidies are given to Singaporean families who need them most, HDB has put in place eligibility conditions, such as nationality, income ceiling and non-ownership of private residential property requirements for access to new HDB flats. In addition, HDB provides means-tested grants to eligible first-timer households through the Additional CPF Housing Grant and Special CPF Housing Grant. These subsidies are targeted at lower- to middle-income Singaporeans, with the lower-income receiving more help. We will continue to calibrate our housing subsidies progressively and judiciously to ensure that public housing remains affordable to Singaporeans.”
“The Agri-Food and Veterinary Authority of Singapore (AVA) and the National Environment Agency (NEA) work together to take enforcement action against pigeon feeders. The agencies conduct surveillance at identified feeding hotspots. AVA has installed cameras at these hotspots to better monitor pigeon feeding activities. AVA has also worked with several Town Councils to put up notices to ask for information about feeding activities. This information helps AVA target their enforcement operations effectively. Members of the public who are caught feeding pigeons can be fined up to $500. For littering, offenders can be fined up to $2,000 upon their first conviction. They may also serve a Corrective Work Order. Enforcement alone will not solve this problem. We need to raise public awareness that pigeon feeding dirties our living environment and potentially affects public health. AVA, NEA and Town Councils work together to educate residents through advisories, posters and events. The community and grassroots leaders can also help to spread this message.”
“The Southern Islands comprise seven islets south of Sentosa island. Apart from Pulau Tekukor, all are accessible for recreational activities. In fact, many visitors already enjoy these beaches, rustic landscapes and diving spots. These islands are accessible via commercial ferry services from Marina South Pier or through chartered yachts. We have recently designated the Sisters' Islands Marine Park, comprising the two Sisters’ Islands, their surrounding waters, and the western reefs of Pulau Tekukor and St John's Island, as a public park under the Parks and Trees Act. This affords greater protection to key biodiversity hotspots within the Southern Islands. The National Parks Board (NParks) has introduced guided intertidal walks and dive trails and will be facilitating visits for schools, institutes and organisations to the Sisters' Islands Marine Park. We will also add infrastructure to make Big Sister's Island more accessible. For example, NParks is sensitively developing a boardwalk, intertidal pools and a floating pontoon there. Rules will be put in place for the Marine Park so that different activities can co-exist harmoniously.”
“HDB introduced the Studio Apartment (SA) scheme in 1998 to cater to the housing needs of seniors aged 55 and above. Nine thousand one hundred and nineteen SAs were completed between 2002 and June 2017. Another 1,875 SAs are under construction and are expected to be completed progressively by 2019. In November 2015, the SA scheme was merged with the 2-room flats scheme and replaced with the 2-room Flexi scheme. Under the new 2-room Flexi scheme, at least 40% of the 2-room Flexi flats in any Build-To-Order (BTO) project, subject to a minimum of 100 units, is set aside for seniors. Nine thousand one hundred and forty-seven 2-room Flexi flats were launched in BTO exercises between November 2015 and May 2017. These units are under construction and are expected to be completed progressively by 2021.”
“The Urban Redevelopment Authority (URA) imposes two key conditions on homeowners who are granted planning permission for construction works to detach a house. One, the homeowner must plaster and paint the exposed blank wall, and neaten any exposed part of the roof of the neighbouring house as soon as his house in demolished. Two, the homeowner must also grant the neighbouring homeowner access to his property to maintain or repair the roof and exposed blank wall. The Building and Construction Authority (BCA) also requires the homeowner to engage a professional engineer to ensure that the proposed development works do not affect the structural stability of the neighbouring house. Between January 2014 and July 2017, the URA granted planning permission for 47 proposals involving the detaching of terrace and semi-detached houses. Of these, agencies have received only one complaint about construction works leading to structural damage and other problems at the neighbouring house. The BCA will investigate and take appropriate enforcement action against the homeowner or Qualified Person responsible for the development if there is any breach of the Building Control Act or Regulations during the construction process.”
“AHG was introduced in 2006 and enhanced twice in 2007 and 2009 respectively to help low- to middle-income households buy their first homes. As at 30 June 2017, the AHG has helped a total of about 93,100 households. To qualify for the grant, at least one applicant should have worked continuously for 12 months prior to the flat application and still be employed at the point of the flat application. As buying a flat is a long-term financial commitment, this condition ensures that the applicants have the ability to service the mortgage loan for the flat. Nonetheless, HDB has been exercising flexibility for deserving households who face a shortfall from the 12-month condition and will continue to do so. MND/HDB will continue to review our housing policies to help deserving groups with their first flat purchase.”
“LUP was introduced in 2001 to provide direct lift access to flats and enhance convenience for residents, especially the elderly and less mobile. At the start of the programme, there were more than 5,300 HDB blocks where not all dwelling units have direct lift access. Among them, more than 1,000 blocks were initially found to be unfeasible for LUP due to cost or technical constraints. Over the years, HDB has adopted innovative technical solutions to help flats in these affected blocks achieve direct lift access. Some examples of solutions that have been successfully implemented include lifts that do not have a machine room at the top of the shafts, that is, machine room-less lifts, creation of new entry points to residents' homes and the use of smaller "home lifts". More recently, HDB has piloted new solutions like the Pneumatic Vacuum Elevator at Lorong 6 Toa Payoh and the Vertical Platform Lift at Petir Road, but both were found to be unfeasible. Nonetheless, through the various innovative solutions, the vast majority of the 5,300 blocks have benefited from LUP over the years. There remains about 150 blocks where it is still not possible to implement LUP due to prohibitive costs or existing technical or site constraints. This includes six blocks in Hougang SMC. Residents living in these blocks who are in urgent need of direct lift access due to medical conditions or disability may approach HDB for housing and financing assistance. HDB will assess each request on a case-by-case basis to see how best to render help.”
“Currently, there are about 44,000 heavy vehicle parking spaces island-wide, which exceeds the 33,000 heavy vehicles registered with LTA under the Vehicle Parking Certificate (VPC) scheme. LTA's VPC scheme requires every heavy vehicle to have a certified overnight parking space before it is allowed to be registered or have its road tax renewed. Roughly 75% of the existing heavy vehicle parking spaces are provided by the private sector within industrial estates, which are where most heavy vehicles operate. The remaining 25% of heavy vehicle parking spaces are managed by URA and HDB in the form of temporary heavy vehicle parks located within or at the fringes of residential areas. There are practical difficulties in providing heavy vehicle parks in residential areas where land is needed for housing and other community uses. We have also received feedback of residents' concerns on noise and safety arising from heavy vehicular traffic in residential areas. Ultimately, it is the responsibility of business owners to have parking solutions for the vehicles they own and also to work out with their drivers the appropriate transport options to commute to work.”
“The number of cases reported for short-term rentals in private homes has risen over the past few years. The number of such reports rose from 377 in 2015 to 608 in 2016. For 2017, there have been 415 reports as of July. Residents who suspect their neighbours of conducting short-term rentals can provide feedback to the Urban Redevelopment Authority (URA). URA reviews public feedback about short-term rentals, regardless of whether the cited infringement is facilitated by online applications or by other platforms. Once URA establishes a case of short-term rental activity in violation of the Planning Act, it will serve an enforcement notice on the party responsible for the offence. In most cases, offenders have complied and ceased the unauthorised use. In the case of recalcitrant offenders and in egregious cases of parties operating multiple short-term rental units in a single development, URA will take court action against them for a breach of the Planning Act.”
“HDB buildings are designed to meet the prevailing Fire Code requirements. Each residential unit is designed as a fire compartment to prevent the spread of fire to adjacent units. Fire-rated entrance door, walls and floors constructed of concrete and masonry will act as effective fire barriers. Common corridors and lift lobbies are also designed to be naturally ventilated for quick smoke dispersal. An adequate number of exit staircases located at an allowable distance from the unit entrances provide a safe means of escape out of the building in the event of a fire. To facilitate fire-fighting, dry or wet rising mains, fire engine access roads, fire-fighting lobbies and firemen lifts are also provided, where required, under the Fire Code. For standalone residential blocks, fire alarm systems and sprinkler systems are currently not required by the Fire Code due to the low risk of fire spread. However, for mixed developments, where there is integration of different uses – residential, commercial, social, communal and carparks – sprinkler or fire alarm systems will be installed, where required, by the Fire Code.”