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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“The Council of Estate Agents (CEA) has stepped up efforts in raising awareness and highlighting these risks over the past few years. CEA has come up with a checklist and guidelines to educate the public on what to look out for in the purchase of overseas properties. I strongly encourage Singaporeans to go through the checklist, which is available on CEA's website, before deciding on any overseas property purchase.”
“This year marks the 10th year of collaboration between Singapore and Iskandar Malaysia since the Joint Ministerial Committee for Iskandar Malaysia was set up in 2007. Over this decade, Iskandar Malaysia has continued to develop its infrastructure and economy, and attracted new investments, including from Singapore. In the residential property segment, however, the lower ringgit has not resulted in more Singaporean purchases of properties in Iskandar Malaysia. As I shared with this House last year, investors are concerned about the over-supply of residential properties in Iskandar Malaysia and Johor, which can result in a potential decline in property values. Based on data from Malaysia's National Property Information Centre, there are around 351,000 new residential homes in Johor in the pipeline as of end-2015. This amounts to almost half of the current housing stock of 731,000 units in Johor. As a result, buyers are becoming more cautious. Last year I updated that the purchases of Malaysian properties through real estate agencies in Singapore have fallen from 2,609 transactions in 2013 to 838 in 2014. Since then, the figure has continued to drop to 241 in 2015, even as the Malaysian ringgit depreciated further against the Singapore dollar. Official Malaysian data also suggests that the Johor housing market is continuing to slow further, with the value of residential property transactions falling by about 30% in 2015 compared to 2014. There are many risks involved in overseas property purchases. These include the risk of housing over-supply, foreign exchange risks, as well as tax and regulatory frameworks which can easily change against the investors' favour.”
“The average utilisation rate for the Housing and Development Board's (HDB) Mechanised Parking System (MPS) at the three sites during peak period is about 80%. Based on HDB's parking records, motorists took an average of five minutes to park or retrieve their vehicles during off-peak periods. The time taken for peak period parking or retrieval varies between 10 and 15 minutes, depending on the number of vehicles in the queue. This compares favourably with the parking situation prior to the implementation of MPS. For example, at Changi Village, motorists used to take more than 30 minutes to queue and find a parking lot during peak periods. Like all new mechanical systems, the MPS requires a run-in period where minor glitches are experienced and fine-tuning of the system is necessary. But, if we look over the past six months, out of about 54,000 parking transactions, the breakdown rate is a low 0.02%, or 11 incidences in all. These arose mainly due to user-related issues, such as motorists forgetting to apply their parking brakes. The maintenance cost per MPS lot ranges from $60 to $100 per month.”
“Town Councils manage and maintain the common areas in Housing and Development Board (HDB) estates, including rubbish chutes. If there is any feedback on foul odours emitted during refuse collection, HDB would generally refer them to the Town Councils for their follow-up. However, HDB has not received such feedback over the past three years. While it is inevitable that some odour may be emitted during the refuse collection process, Town Councils take care to minimise dis-amenity to residents. For example, the rubbish bin chutes and central refuse chute are washed on a regular basis, and after each collection. Once the collection at the central refuse chute is completed, the surrounding areas would be cleaned and the roller door shut, to minimise odours being emitted. Town Councils also remind their conservancy workers to cover the rubbish bins while they are being transported. HDB has implemented the Pneumatic Waste Conveyance System (PWCS) in selected new HDB developments where feasible, including Tampines North, Punggol, Bidadari and Sengkang. HDB will be studying the feasibility of implementing PWCS in other new housing estates. For existing estates, implementing PWCS is more challenging and expensive as it involves carrying out services diversion and extensive excavation works to lay the underground pipes in built-up areas. HDB will have to assess the performance of the PWCS currently test-bedded in Yuhua, before deciding whether to roll out the PWCS in other existing estates.”
“Housing and Development Board (HDB) flats are meant for owner-occupation. To reinforce this principle, HDB flat owners are not allowed to buy a private residential property during the initial five-year minimum occupation period (MOP). Likewise, private residential property owners who choose to buy a resale flat are also subject to the same MOP condition. Hence, they cannot own a private property during the five-year MOP and are required to dispose of their private property within six months from the date of the resale flat purchase. This also dampens the demand for resale flats from buyers with no urgent need of housing. Both HDB flat and private property owners are thus treated the same. They are not allowed to own a private residential property during the five-year MOP of the HDB flat. Conversely, after fulfilling the five-year MOP, all HDB flat owners, including those who had previously owned private properties, are allowed to buy a private property.”
“In determining public car parking charges, the key principle is that car owners bear the full cost of ownership and usage of cars. This includes the cost of parking cars. Hence, parking charges in our Housing and Development Board (HDB) estates are sized to cover the cost of building, operating and maintaining residential car parks. It would not be equitable for the Government to subsidise the cost of parking, as this would mean that non-car owners are subsidising car owners. Today, about three in 10 HDB households own cars, that is, the majority of our residents do not own cars.6 While car park charges have remained constant for the last 14 years, costs have increased over this same period. Since 2002, core inflation has risen by about 30%. The total costs of building, operating and maintaining HDB residential car parks have increased even more, by a total of about 40%. In reviewing the parking rates, we have also differentiated the HDB season parking charges such that residents pay a lower season parking rate for their first car. Season parking rates for subsequent cars, or non-residents who use HDB car parks, are set at a higher charge to reflect the full cost recovery rate.”
“From experience, this is a manageable take-up rate, with the remaining capacity made available for visitor parking. HDB periodically reviews parking provision to ensure that it remains relevant to meet residents’ parking needs. There will not be much cost savings by reducing parking spaces in existing car parks, as the cost of constructing them has already been expended, that is, sunk cost. However, where feasible and appropriate, HDB has, in the past, converted car park lots to other uses, such as social communal facilities.”
“While carpark charges have remained constant for the last 14 years, costs have increased over this same period. Since 2002, core-inflation has risen by about 30%. The total costs of building, operating and maintaining Housing and Development Board (HDB) residential carparks have increased even more, by a total of about 40%. These costs have gone up, even with the implementation of the Electronic Parking System (EPS). With automation provided by EPS, HDB is able to save about 25% mainly on daily operating costs, such as enforcement, attending to feedback and enquiries, as well as collection of parking charges. But the bulk of the cost of residential carparks comes from building and maintenance works. Hence, the savings from EPS are not sufficient to outweigh the other cost increases due to: (a) rising costs to construct new car parks; (b) cyclical improvements, as well as additional repair and redecoration (R&R) works required to maintain an increasing number of ageing car parks; and (c) more capital expenditures in new and existing HDB carparks, such as installation of lifts and roof shelters at multistorey car parks and their maintenance costs. This is why there is a worsening of the fiscal position. If we had not made revisions to car park charges, HDB would incur an $80 million deficit this year, and an estimated $100 million deficit from next year till at least 2020. Even with the latest increase in fees, HDB expects to continue running a deficit in the coming years. Currently, HDB carparks are generally well-utilised. The season parking take-up rates do vary from location to location but, on average, it is above 70% across all the HDB carparks islandwide.”
“The electronic parking system (EPS) was initially implemented at all car parks serving Neighbourhood Centres and Town Centres to better manage the high parking demand and, thus far, it has been effective in doing so. With a per-minute charging structure, the EPS is also a fairer system as motorists will pay for the actual duration of parking, instead of half hour blocks if they use parking coupons. Furthermore, it is more convenient for motorists as they are informed when a car park is full so that they can park in another location. While there are upfront capital costs in setting up EPS at car parks, on average, the EPS has resulted in cost savings of 25% in the daily operating costs of car parks, as compared to the coupon parking system. With the benefits cited above, the Housing and Development Board (HDB) will be implementing EPS at all residential car parks where it is feasible to do so.”
“The Green Mark certification scheme was launched in 2005 to shape a greener and more sustainable built environment. The scheme allows developers to evaluate and benchmark their buildings to established environmental performance standards. There are both prerequisite and voluntary criteria in the certification process. Under the revised Green Mark certification scheme of 2015, designing for thermal comfort is now a prerequisite for certification for all new non-residential buildings. This includes commercial, industrial, and institutional buildings. The specifications for thermal comfort are based on the Singapore standards on air-conditioning and mechanical ventilation in buildings. Thermal comfort is currently a voluntary criterion for existing non-residential buildings applying for Green Mark certification today. The Building and Construction Authority (BCA) is reviewing the scheme and will consult industry stakeholders for their views. Ultimately, how comfortable the indoor environment is depends on how the building is operated. We encourage building owners and managers to be responsive to the needs of their tenants and dwellers.”
“For example, at selected GLS sites, we have required at least 65% of the applicable floor area to be constructed using PPVC. Second, we are building up our supply capacity by increasing our local production capability and bringing in qualified overseas suppliers. Third, we are easing regulatory hurdles to facilitate the adoption of innovative and productive technologies. Finally, through the Construction Productivity and Capability Fund (CPCF), we will continue to incentivise the adoption of DfMA technologies and encourage industry practitioners to build up their manpower capabilities. Taken together, these measures should drive down the cost premium by achieving greater economies of scale while reducing impediments to DfMA adoption. Ultimately, we hope to see the industry embrace more prefabrication in the future.”
“In prefabricated construction, onsite construction activities are shifted to factories offsite. Components that are prefabricated in the factory are then transported to work sites for installation. This approach is called Design for Manufacturing and Assembly (DfMA). Prefabrication technologies from the DfMA spectrum include structural steel, prefabricated bathroom units, mass engineered timber, and prefabricated prefinished volumetric construction (PPVC). The overall take-up rate for prefabricated construction has been increasing. In the last three years, from 2013 to 2015, for example, the prefabrication level for public sector projects, in terms of constructed floor area, has increased from 30% to almost 50%. In tandem, the prefabrication level for private sector projects doubled from around 10% to around 20%. This is a positive development because DfMA technologies result in significant manpower savings, shorter construction time, improved workmanship, and reduced disamenity to residents. One recent example is the Crowne Plaza Hotel Expansion project at Changi Airport. By using PPVC, the project achieved 40% onsite manpower savings and a three-month reduction in construction time. However, we recognise that using new technologies comes with a steep learning curve and a cost premium. So, under the Construction Productivity Roadmap, we have taken a multi-pronged approach to build up the DfMA ecosystem and help the industry with this transition. First, we are generating lead demand for these technologies through incorporating these building methods in public sector projects and stipulating certain productivity requirements in Government land sales (GLS).”
“The approach to take depends on the nature of the issue involved. If there are clear regulatory breaches by these "recalcitrant residents", then it is best to approach the relevant agency. For instance, if the issue is over obstruction of the common corridor, and there is a clear breach of the rules, then residents can approach the Town Councils. If it is a case of smoking or littering, then the National Environment Agency (NEA) will enforce. Or if it is a case of hoarding, then Housing and Development Board (HDB) officers will step in to carry out inspections and, if the hoarding is assessed to be excessive, HDB will ask the residents to remove the unwanted items. Sometimes, the anti-social behaviours may not be regulatory breaches but involve private disputes between neighbours. In such cases, we want as much as possible for the individuals concerned to take responsibility and ownership of their own issues. They should first speak to each other and strive to resolve the matter amicably. If the issue cannot be resolved, disputants can seek help from a neutral third party, such as a grassroots leader, to facilitate resolution. Such intervention or informal mediation goes a long way to prevent simple conflicts from escalating further. Should informal mediation be unsuccessful, the case can be referred to the Community Mediation Centre for mediation. Where the cases involve long-standing and intractable disputes between neighbours, the aggrieved parties can bring a claim to the Community Disputes Resolution Tribunals as a last resort.”
“Madam, for new buildings, in a way they are already covered by the Code. And for new buildings, most of them are doing quite well in terms of having family-friendly features because there is an Accessibility Code putting in place certain requirements on building owners. For existing building owners, that is a bit more challenging because they will have to put in new investments to refurbish and upgrade or update their buildings in order to bring them in line with these new requirements. The grants are there. The take-up rate is admittedly quite low, and we are continuing to review not just the grants but also the gross floor area (GFA) incentive schemes to see what else we can do, to encourage building owners to put in place these measures.”
“Mdm Speaker, the Building and Construction Authority (BCA), through the Accessibility Code, already requires buildings frequented by families to have family-friendly features. There are also financial grants from BCA and the Ministry of Manpower (MOM) to offset the construction cost of such spaces. Specifically, BCA's Accessibility Fund covers up to 40% of construction costs of family-friendly features, such as lactation rooms and accessible family washrooms. Specifically for developing lactation facilities, building owners and developers can also tap on MOM's WorkPro Work-Life Grant which covers half of the costs, up to a cap of $20,000. The Urban Redevelopment Authority (URA) and BCA will continue to review and enhance the measures to encourage both workplaces and buildings frequented by families to provide more family-friendly spaces, including lactation facilities and diaper changing areas.”
“We set aside the majority of our heavily subsidised new flats for the benefit of first-timer families with two or more persons. This includes two or more singles purchasing a 2-room flexi flat under the Joint Singles Scheme. These singles, as well as divorced/widowed persons applying with their children, pay the same price as families. Singles, including divorced/widowed persons without children, buying a 2-room flexi flat on their own under the Single Singapore Citizen scheme pay a price difference of $15,000 for a 99-year lease flat. For those aged 55 years and above who purchase a 2-room flexi flat on short lease, the price difference is prorated based on the length of the lease. This ensures that limited housing subsidies are equitably distributed among homebuyers. Singles who subsequently marry a Singapore Citizen or Singapore Permanent Resident can apply for the CPF Housing Top-Up Grant and enjoy the same subsidy as a family. Page: 173”
“Over the years, the Housing and Development Board (HDB) has enhanced the fire safety provisions for older blocks. As a result, all HDB blocks have either a fire engine access road, or access to a fire rising mains breeching inlet. As the access roads are part of the common property, Town Councils are to ensure that maintenance works are carried out in accordance with the Fire Code.”
“The process to recover parking charges involves much time and manpower resources. Nevertheless, the Housing and Development Board (HDB) will do its best in tracking down errant motorists who evade parking charges. HDB will also leverage suitable technology like CCTV to help in the process of recovering these parking charges. However, this will have to be balanced with the cost effectiveness of chasing down every errant motorist. Going forward, HDB will make greater use of technology to help prevent evasion of car park charges and recover any loss in parking charges. In addition, HDB will be implementing more mitigating measures to reduce future tailgating instances, such as installing additional humps, to prevent motorists from following too closely behind another vehicle; putting up "No Tailgating" signboards to warn motorists; and possibly banning use of the car park by errant motorists if their outstanding charges are not paid up. Another key strategy is to take tighter enforcement actions against errant motorists. The Parking Places Rules have been amended in July 2016 to allow immediate enforcement action against motorists who deliberately evade payment of parking charges. Recalcitrant cases will face a stiffer fine amount of up to $2,000. Such measures will raise public awareness of the seriousness of these offences and help to deter evasion of parking charges in the first place.”
“The Urban Redevelopment Authority (URA) took enforcement action against 36 cases of unauthorised short-term subletting in private residential premises in 2014, 23 cases in 2015, and 44 cases in the first six months of 2016. Altogether, there were 103 such cases between 2014 and mid-2016. Once URA confirms a case of unauthorised short-term subletting, it sends an enforcement notice to the offender requiring the unauthorised use to cease. In the vast majority of cases, offenders have complied with URA's notices and there has been no need to undertake further action against them. URA's public consultation on short-term rentals concluded in April 2015. The review is still ongoing. The issue of allowing short-term rentals warrants careful and balanced review without a rush to conclusion. In particular, we must carefully consider the implications of doing so, given the potential impact and disamenity of such rentals on neighbouring residents. Page: 165 In the meantime, URA's existing requirement for a minimum tenancy duration of six months in private residential rentals continues to apply.”
“Under Project (ADOption and REhoming of dogs) ADORE, mixed breed dogs that are up to 50 centimetres tall at the shoulder and weighing up to 15 kilogrammes may be rehomed in HDB flats. These limits are set at sizes roughly equivalent to the current approved dog breeds for Housing and Development Board (HDB) flats. Dogs of this size are generally considered to be more easily carried and controlled, especially in confined spaces such as lifts. I appreciate the Member's intention to rehome more local mixed breed dogs. The Ministry of National Development also supports this objective. But in making any changes to Project ADORE, we have to also take into consideration the concerns raised by HDB residents who have reservations about their neighbours keeping larger dogs in HDB flats. This is why we are taking steps to bring in more partners on the project and to broaden our engagement with residents. Ultimately, we want this project to succeed. For that to happen, we should not rush the implementation, but must ensure that any changes to the criteria are broadly accepted by residents living in our HDB estates.”
“There are no immediate plans to extend the Enhancement for Active Seniors programme to private estates at this moment. But we will continue to study this.”
“Town Councils have the statutory responsibilities to manage and maintain the common properties in Housing and Development Board (HDB) estates, which include the regulation of proper disposal of renovation debris and bulky items. TCs may impose penalties if any parties are found to have contravened the respective Town Council's by-laws. HDB requires renovation contractors to register with HDB before they are allowed to carry out the works. The terms of the registration include the proper disposal of debris. At newly completed Build-To-Order (BTO) projects, HDB carries out site inspections to ensure the proper disposal of debris by renovation contractors. HDB will also inform the residents engaging these errant renovation contractors to remind their contractors to stop any indiscriminate dumping. Notices will also be placed at the lift lobbies to remind other residents. Members of the public who come across improper disposal by a renovation contractor should report the matter to the respective HDB branch. Contractors who are found to have improperly disposed of renovation debris and damaged the common properties can be fined up to $3,000 or debarred for a period of up to three years. Beyond enforcement, we also encourage Town Councils to consider providing haulage and debris removal services, or skip tanks for proper disposal, especially during the first few months of newly completed BTO precincts. Such measures have been found to be effective and have reduced the costs for cleaning up and repair of damages to property.”
“The Housing and Development Board (HDB) does not keep specific records of disputes among tenants, or whether disputes result in violence. In 2014 and 2015, HDB received 235 requests for a change of tenant due to disputes, out of around 12,000 households under the Joint Singles Scheme (JSS). For disputes which the tenants cannot settle between themselves, HDB will refer them to seek help from grassroots organisations or the Community Mediation Centre. If mediation fails, one or both parties may still submit separate applications to rent another public rental flat with other eligible persons. HDB currently has no plans to review the requirement to pair tenants under JSS, as it enables HDB to help as many needy singles as possible to have a roof over their heads, within the limited resources for public housing. Most JSS tenants are able to live together amicably and derive benefit from having company. The key is mutual respect and tolerance.”
“For public car parks, requests for conversion of heavy vehicle parking spaces to regular car parking spaces and vice versa are assessed depending on the needs of each location. For instance, in Changi Village, six heavy vehicle spaces were converted in September 2014 to mechanised car park spaces to mitigate the shortage of regular car park spaces in the area. We have also assessed that there is adequate provision of heavy vehicle parking spaces in the Changi area. Apart from public parking spaces, there are available private heavy vehicle parking spaces in or close to the area (see Table 1 below). Information on the latest availability of heavy vehicle parking spaces can be found on LTA's One-Motoring website.”
“Flat owners are responsible for the maintenance of the interior of their flats. This includes the repair of spalling concrete and ceiling leaks. They will also have to bear the cost of the repair works. If the leak or spalling concrete is due to wear and tear, flat owners can request for assistance under the Goodwill Repair Assistance (GRA) scheme, where the Housing and Development Board (HDB) will arrange for the repair and co-pay 50% of the repair cost. As this a nation-wide scheme, the network of Government-appointed Advisors help with outreach, ground assessment and to check that the flats are eligible for repairs under GRA. HDB also welcomes feedback from all Members of Parliament should they encounter such cases among their residents.”
“About 1,860 families have benefited from the Parenthood Provisional Housing Scheme (PPHS) since its launch in January 2013, and 630 families have since moved into their new Housing and Development Board (HDB) flats. Almost all families in PPHS do not co-share. So far, only 16 families have taken up the co-sharing option since its introduction in November 2014. Overall, 28 families have appealed for rental reductions. HDB encourages families who appeal for lower rent to consider co-sharing with another eligible family. For those in financial hardship, HDB may assist them with Interim Rental Housing which has even lower rents. Of the 28 families, HDB assisted 22 families with these measures or by transferring them to a PPHS flat with a lower rent. The remaining six chose to remain in their PPHS flats. From June 2015, we increased the PPHS supply by about 800 flats. Currently, we have about 1,950 PPHS flats in total. We will continue to review the supply, considering the availability of flats and demand for PPHS. Thus far, the supply has been sufficient to meet demand.”
“As Mr Ang Hin Kee is aware, some older Housing and Development Board (HDB) flats built in the 1970s and 1980s were designed with multiple-stepped entrances to offer more privacy and added security for occupants of the flats. However, with an ageing population, elderly residents and wheelchair users in these units may now face difficulties negotiating the steps. HDB has been studying this issue carefully. Any solution will likely have to be customised to the flat configuration, corridor space availability and the residents' needs, without posing maintenance issues or obstructing the fire escape route. Different solutions will likely be needed for flats with different locational conditions, and it may not be practical for HDB to stock up and rent out ramps. Nonetheless, HDB will take the Member’s suggestion into consideration in its ongoing study. When we have developed the appropriate solutions, we could implement them as an expansion of the Enhancement for Active Seniors (EASE) or through other programmes. HDB is exploring with other agencies/authorities the financial assistance that could be provided for low-income families who may need such ramps or platforms. Meanwhile, residents who wish to engage a private vendor to install ramps today can approach the HDB branches. HDB is exploring how to make it easier for residents to get the necessary approvals to install the ramps. Those who need financial assistance for the ramp installation may also approach voluntary welfare organisations or their Advisers for assistance.”
“Under the Food Security Roadmap, import source diversification is a core strategy to strengthen our food supply resilience. By importing from various sources both far and near, we can minimise the impact of climatic events in any source location on Singapore's overall food supply. For instance, despite unfavourable weather conditions in Malaysia earlier this year, import quantities and prices of leafy vegetables have been relatively stable as traders were able to switch to other sources, such as China. Local production of key food items, such as eggs, leafy vegetables and fish, complements our source diversification strategy. The Agri-Food and Veterinary Authority of Singapore (AVA) supports our farmers in their efforts to expand their food production capabilities, for example, through the implementation of controlled-environment farming systems, such as indoor farming, that can protect our local production from adverse environment conditions. By raising farming productivity and ramping up local production in cost-effective ways, we can become more self-reliant in selected food items over time. Finally, besides diversification and local production, stockpiling can enhance food security in times of short-term shortages. The Government maintains a strategic rice stockpile, where importers are required to stockpile a certain proportion of commonly consumed rice varieties, such as White Rice. This buffers against supply disruptions.”
“Every effort is made to coordinate and expedite the various types of work performed under the Estate Upgrading Programme (EUP). Attempts are made to coordinate EUP improvement works with other public works like drainage upgrading by the Public Utilities Board (PUB). For drainage upgrading, in particular, this sometimes involves temporary disruptions to telecommunications, electrical and gas services. To minimise these disruptions, PUB engages residents prior to commencement of the works, while maintaining close coordination with external service providers. PUB also updates residents on the progress of the works. From time to time, external service providers may carry out road works like laying telecommunication lines, gas pipes or electrical cables. These service providers will have to seek the Land Transport Authority's (LTA's) prior approval. If these providers have works along the same stretch of road, LTA will facilitate coordination between the parties and require them to stage their works sequentially. When the last party has completed its works, the affected stretch of road will then be properly resurfaced. This arrangement speeds up the entire process and minimises road occupation and inconvenience to road users and residents. I want to assure Members that for EUP construction projects, both PUB and LTA are involved in the EUP coordination meetings. The Building and Construction Authority/EUP consultant, as the overall project coordinator, would then be alerted of other works affecting the project and coordinate with the relevant parties on the works. I hope Members understand that while we aim to minimise inconvenience to residents, there will always be some level of disamenity and inconvenience while the works are in progress.”
“Since the Estate Upgrading Programme (EUP) was launched in 2000, the Ministry of National Development (MND) has selected 63 private estates through nine batches of EUP, benefiting more than 46,000 households. We are currently working out the implementation plan for Batch 9 of EUP. For Batch 10, MND will invite nominations from the Citizens' Consultative Committees (CCCs) when we have a firm timeline to implement this. In selecting estates for EUP, we consider the age and physical conditions of the estate. We prioritise the older estates, which have greater need and more opportunities for significant improvements through the upgrading works. On average, around seven estates are selected in each EUP batch. The Government is committed to improving the infrastructure in both public and private estates. The pace of upgrading would depend on the resources and industry capacity available. MND also has to coordinate with other Government agencies planning upgrading works to minimise inconvenience to the residents.”
“In fact, HDB expects to continue running a small deficit in the coming years, even with this latest increase in fees. Most of the Urban Redevelopment Authority's (URA's) car parks are in the city centre and the parking charges are set higher than HDB car parks in order to appropriately manage parking demand. Despite this, without the fee revision, URA also expects to incur a deficit in its car park activity in the coming years. Hence, from a cost recovery point of view, adjustments have to be made to both HDB and URA car park charges. In reviewing the parking rates, we have also differentiated the HDB season parking charges such that residents pay a lower season parking rate for their first car. Season parking rates for subsequent cars, or non-residents who use HDB car parks, are set at a higher charge to reflect the full cost recovery rate. While the revised parking charges will result in higher costs for car owners, it is necessary to do so to cover the costs of building, operating and maintaining car parks. It is only fair for car owners to cover these costs, because the alternative is for non-car owners to subsidise car owners. Right-pricing our parking rates is also in line with our aim to be a more "car-lite" society.”
“Our key principle is that car owners should bear the full cost of ownership and usage of cars. This includes the cost of parking cars. Hence, parking charges in our Housing and Development Board (HDB) estates are sized to cover the cost of building, operating and maintaining residential car parks. It would not be equitable for the government to subsidise the cost of parking, as this would mean that non-car owners are subsidising car owners. Today, about three in 10 HDB households own cars, that is, the majority of our residents do not own cars1. While car park charges have remained constant for the last 14 years, costs have increased over this same period. Since 2002, core-inflation has risen by about 30%. The total costs of building, operating and maintaining HDB residential car parks have increased even more, by a total of about 40%. The main increase in cost is due to: (a) rising overheads in the construction industry; (b) more capital expenditures in new and existing HDB car parks, such as lifts and roof-shelters at multi-storey car parks; and (c) additional repair works required to maintain an increasing number of ageing car parks. Therefore, while HDB has largely been able to achieve cost recovery for its residential car parks in the past, this will not be the case going forward. From 2002 to 2015, HDB managed an average annual surplus of 4% of its average income, or $19 million, in its car park activity. But the fiscal position is worsening sharply. Without the revisions to car park charges, HDB expects to incur a deficit of 13% of average income, or $80 million this year. From next year till at least 2020, a deficit of around $100 million is projected every year.”
“While car park charges have remained constant for the last 14 years, costs have increased over this same period. Since 2002, core-inflation has risen by about 30%. The total costs of building, operating and maintaining the Housing and Development Board (HDB) residential car parks have increased even more, by a total of about 40%. The main increase in cost is due to: (a) rising overheads in the construction industry; (b) more capital expenditures in new and existing HDB car parks, such as lifts and roof-shelters at multi-storey carparks; and (c) additional repair works required to maintain an increasing number of ageing car parks. In reviewing the parking rates, we differentiated the HDB season parking charges such that residents pay a lower season parking rate for their first car. Season parking rates for subsequent cars, or non-residents who use HDB car parks, are set at a higher charge to reflect the full cost recovery rate. This applies to about 31,500 HDB households, or around 12% of the 261,400 HDB households who own cars. We currently do not have plans to further subsidise other groups of car owners.”
“The issue, as I mentioned, was about having detailed documentation, about the deviation, and the Ministry has acknowledged this.”
“Madam, I should, first, clarify the Member's comment that there were, as he said, extraordinary expenses incurred in facade design. As I mentioned earlier, the expenses incurred were for the broader scope of consultancy and not specifically facade design, in particular. Of course, facade design is part of the overall consultancy. As I mentioned, the consultancy needed to come up with a solution that would take into account the aesthetics, the integrity of the entire Civic District, which comprises many historical and national monuments. Indeed, there were consultants who are architects, who were experts; they were doing the redevelopment of VTVCH and they are professionals in this area. They took that into consideration and thinking about what the final solution would be and how that overall refuse centre can be put together on ACM premises without affecting or changing the character of that area. That was all taken into consideration. If you look at the overall cost and the wide range of work that they did, aside from facade design, we believe that the consultancy fees were at an acceptable cost. On the AGO rule, the rule is actually a very reasonable rule for all construction projects. So long as the consultancy is for a construction, then it makes sense to say consultancy in relation to construction costs. As I have explained just now, this was quite a unique consultancy project, it was not solely for construction per se. It was looking at a broader range of issues, bringing together different stakeholders to put together a combined refuse collection solution, taking into account the unique factors of this Civic District precinct. In this instance, it would be reasonable to have a deviation from the rule of consultancy fee norm that is based on construction cost.”
“Madam, I thank the Member for highlighting the important work done by our consultants, architects and engineers. And now, wearing my Ministry of National Development hat in the built environment sector and dealing with this group of consultants, I would say they put in a lot of hard work to do the job well, to ensure that we have safe and well-built infrastructure in Singapore and they all do their job with a high level of commitment and professionalism, including this team of consultants who were working on the VTVCH project. As to the Member's second question, with the benefit of hindsight, it is easy to make many reflections and say that I would do things differently with new information. But remember, as I mentioned earlier at the time when the project was called, it was unclear what the solution would be. The consultancy was not a construction consultancy. So, construction cost is not relevant. You could have gone by hourly wage, that means, you pay according to hours, billing by hours, but then you could be exposed to much higher cost in the end because it was a complex project, the consultants may take a lot more time and, in the end, you might have ended up paying a lot more. So, overall, if we have to do this again, I would say we would still have gone for a fixed lump-sum contract, as was done in this case. As I have explained, the project was delivered satisfactorily and at an acceptable cost. So, we would probably have done it again.”
“Like any machinery or equipment, there is no definitive lifespan for a lift. Much depends on the intensity of use and standard of maintenance. Nevertheless, as a guide to help the Town Councils (TCs) in their planning and budgeting, HDB has recommended a schedule of 28 years for lift replacement. HDB does not have statistics on the number of lifts replaced before 28 years or the condition of lifts at the point of replacement, as the maintenance and replacement of lifts are the responsibility of the respective TCs. Page: 110”
“The housing policy for singles was relaxed in 2013 to allow first-timer singles aged 35 and above to buy a subsidised 2-room Flexi flat in non-mature estates from HDB. Land for public housing in mature estates is limited and flats offered by HDB are mostly prioritised for families. However, singles aged 55 years and above may apply for a 2-room Flexi flat on a short lease in both non-mature and mature estates from HDB. This flexibility is given to elderly singles to meet their ageing-in-place and/or mutual care and support needs. Younger singles who wish to live in mature estates have the option of applying for an HDB flat with their parents. In addition, they can buy a resale flat in any location on the open market and enjoy a Proximity Housing Grant of $10,000 if they buy a resale flat to live with their parents.”
“About 20% of the land earmarked for HDB residential development by 2030 have not been developed. Of the total land used for HDB residential development today, slightly less than half are occupied by HDB flats built in 1986 and before.”
“Between 2013 and 2015, HDB received about 1,200 appeals for a waiver of the Ethnic Integration Policy. Four in five appeals were not successful. For most of these unsuccessful cases, the applicants did not cite any reasons for their appeals, hence, there was no basis to consider their requests. Several also cited reasons like financial difficulty or divorce. While we empathise with these cases, they do not provide sufficient grounds to justify the waiver of the ethnic limits, which are needed to ensure a good mix of residents in our neighbourhoods and Page: 109 public housing estates. Furthermore, HDB's observation is that many flat sellers are still able to secure buyers from eligible ethnic groups, given the large volume of resale transactions annually.”
“URA and HDB work together to plan for infrastructure and facilities to meet the needs of residents in each of our towns. In March 2016, URA launched a mixed commercial and residential site under the Government Land Sales Programme at Bukit Batok West Avenue 6, which is within Bukit Batok Neighbourhood 4. The tender for the site was awarded in May 2016. When completed, residents at Bukit Batok Neighbourhood 4 can look forward to a supermarket, a foodcourt and a childcare centre, amongst other retail facilities, at this mixed-use site. The vacant land opposite Bukit Batok MRT is safeguarded for longer-term commercial and residential uses, as indicated in URA's Master Plan. The development timeline and details of the site will be announced when the plans are ready.”
“The allotment of an additional ballot chance only applies for first-timer (FT) families applying for BTO flats in the non-mature estates. The intention is to help FT families with more urgent housing needs secure their first home. Extending this to those who have applied for BTO flats in the mature estates may not be as effective, given the high demand for the limited flats in such estates. Flat buyers who wish to purchase flats in the mature estates can consider applying under the various priority schemes, such as the Married Child Priority Scheme, Multi-Generation Priority Scheme or the Parenthood Priority Scheme. Alternatively, they may consider buying a resale flat on the open market. Eligible FT families buying resale flats can receive up to $90,000 in housing grants, comprising the CPF Housing Grant, Additional CPF Housing Grant and Proximity Housing Grant.”
“Studio Apartments (SAs) were sold on a 30-year lease to eligible senior citizens for occupation. SAs cannot be re-sold on the open market. If the lessee passes away, the SA will be passed to the owner's estate. Family members, if eligible, can continue living in the SA for the remaining lease. Alternatively, the SA can be returned to HDB, and HDB will reimburse the residual lease value to the estate of the deceased owner.”
“Three estates in Aljunied GRC were selected for EUP, namely Serangoon Gardens in Batch 1; Rosyth, Hillside and Kovan in Batch 2; and Charlton Park in Batch 6. The selection of the three estates for EUP was first announced in 2000, 2001 and 2008 respectively, and upgrading was completed in 2004, 2006 and 2014 respectively. The EUP works typically consist of upgrading of park facilities and improvements to public infrastructure, such as footpaths. The I-EUP was conducted over three phases islandwide. All I-EUP works in Aljunied GRC had been completed as at March 2016 and included footpath lightings, notice boards, banner stands, directional signages and rain shelters.”
“Agri-Food & Veterinary Authority of Singapore (AVA) has been educating the public on responsible pet ownership to reduce pet abandonment. To prevent impulsive pet buying, AVA has restricted pet retailers from selling pets to individuals below 16 years old since January 2014. Pet retailers are also required to assess the suitability of their Page: 107 customers as pet owners prior to sale of the pet animal. In addition, AVA raised the dog licensing fees for unsterilised dogs from $70 to $90 in February 2014. This will encourage dog owners to sterilise their pets to prevent non-intentional breeding, which could contribute to abandonment of unwanted puppies. The Animals and Birds Act was amended in 2014 to enhance animal welfare. To lower the burden of proof, the amendments made the act of abandonment an offence without having to consider whether the animal was suffering or in distress as a result of abandonment. In addition, a person found guilty of pet abandonment may be fined up to $10,000 and/or jailed up to a year for first-time offenders.”
“Over the past year, Agri-Food & Veterinary Authority of Singapore (AVA) received about 320 pigeon-related feedback each month. The feedback pertains mainly to the feeding of pigeons and pigeon-related nuisances, for example, soiling of laundry by pigeon droppings. The management of pigeon-related issues requires a multi-stakeholder approach. AVA enforces against pigeon feeders and NEA enforces against littering offences, which could contribute to food sources for birds. AVA and the Town Councils also conduct pigeon control operations when necessary. In addition, to reduce food supply for the birds, it is important for the Town Councils to maintain the cleanliness of the estates, while NEA ensures good food waste management in food centres and coffeeshops. AVA distributes advisories to residents on the environmental health and hygiene issues caused by pigeons. Members of the public have a role to play by not feeding pigeons, which would result in an increase in the pigeon population and pigeon-related nuisance.”
“As of June 2016, there are about 2,200 2-room Flexi flats, including studio apartments (SAs), which are unsold. About 40% of these are completed while 60% are still under construction. These flats make up about 7% of the total number of 2-room Flexi flats and SAs that HDB has offered. About 60% of these units have been offered in the last two Sale of Balance Flats exercises and are pending selection. Since HDB introduced 2-room Flexi flats in the November 2015 sales exercise, 70% of the units were bought on 99-year leases while 30% were bought on short leases. Page: 89 As of June 2016, no 2-room Flexi flat bought on short leases has been returned to HDB, while about 540 SAs have been returned to HDB. The main reasons for these returns were demise of the owner or the owners moving to stay with their family.”
“Currently, it is mandatory for HDB flat owners who use CPF monies to service their loans to take up the Home Protection Scheme (HPS) or similar mortgage insurance. Six in 10 of all HDB flat owners with outstanding loans belong to this category. Among the remaining four in 10 HDB flat owners who do not use CPF to service their loans, 43% of them have already opted for HPS voluntarily. There may also be others who have taken up mortgage insurance from the private sector. We recognise the importance of mortgage insurance, as it ensures that surviving family members are protected in the event of death, terminal illness or total permanent disability of the flat owner before the housing loans are paid up. MND and MOM are, therefore, reviewing the extension of mandatory HPS or similar insurance to HDB flat owners who do not use CPF monies to service their housing loans. As part of this review, we are studying factors, such as the affordability of premiums and measures to minimise lapses in paying for the premiums, before making a decision on this matter.”
“To shift the construction industry away from a reliance on foreign manpower, BCA uses a combination of higher foreign worker levy and grants and incentives to encourage the adoption of productive construction methods. Since 2010, close to $800 million of funding has been made available to firms through the Construction Productivity and Capability Fund (CPCF). The CPCF supports firms in the built environment sector in areas of workforce development and technology adoption. To date, $400 million have been committed to fund projects undertaken by more than 8,000 firms, of which 90% are small and medium-sized firms. The Workforce Training and Upgrading Scheme, funded through the CPCF, provides up to 90% funding support for firms to upgrade their local employees. Firms can also receive up to 80% funding support to train and upgrade their Basic Skilled R2 workers, to Higher Skilled R1 workers. In addition, there is a suite of scholarship and sponsorship programmes to help firms attract and develop their local workforce. Besides worker training, companies can also receive funding support to mechanise their operations and adopt productive technologies and processes. We encourage the industry to continue tapping on the incentives and grants available to improve construction productivity.”
“Town Councils manage and maintain common areas in HDB estates. They enforce by-laws that regulate the use of the common property, including the placing of objects at common areas. These by-laws are typically guided by Singapore Civil Defence Force's guidelines on fire safety. HDB, as well as many Town Councils, also carry out public education to remind residents about the risk posed by clutter in common areas. At the same time, residents can play their part by keeping the common areas clean and free from clutter, to ensure a safe living environment for all.”