S. Dhanabalan
Singapore
“Mr Speaker, Sir, on a point of clarification. I said in my intervention on Tuesday that the general election is the right forum to determine the electorate's support because it puts the issue in a total and correct context.”
“Mr Speaker, Sir, with hindsight, of course, we can be very wise. But since one of the three islands was excluded, it was a substantial reduction in the scope of works. The assessment then, which I agreed with, was that if you called for a re-tender, you would get a substantially reduced tender.”
“To the extent that we can, we should work with countries that have a common interest, to come together and form economic groupings targeted at trade liberalisation. We have started this process within ASEAN under the AFTA Scheme. Economic linkages in groupings like APEC are also growing in significance.”
“Mr Speaker, all these questions make a lot of sense when the events are finished, and you look back. But the officer looking at the case at that time had to deal with the facts as they were at that time.”
“ASEAN countries agreed to publish all the Inclusions and Exclusions lists, as well as the full list of actual tariff reductions. The ASEAN Secretariat had since followed up and released, as scheduled, on 1st November 1993, the publications showing these lists.”
“Kallang Theatre was closed for five months in 1992 for cyclical maintenance and upgrading costing $3 million. This included a major upgrading of the toilets, recarpeting the auditorium, rewiring and repainting.”
The complete record
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“Mr Speaker, Sir, since mid-1988, HDB has sold, through open tender, a total of 537 new shops. As explained in my earlier reply to the Member for Ang Mo Kio, HDB is now working out a scheme for the sale of selected tenanted shops. Some of the shops in Yuhua Neighbourhood 5 will be considered for sale under the new scheme. VACANT LAND AT FORMER TASEK UTARA HOUSING ESTATE (Development plan) 15. Dr Wong Kwei Cheong asked the Minister for National Development what are the development plans for the vacant plot of land at the former Tasek Utara housing estate which was demolished in 1986. The Senior Parliamentary Secretary to the Minister for National Development (Mr Lee Yiok Seng) (for the Minister for National Development): Sir, I am answering on behalf of my Minister. The vacant land at the former Tasek Utara housing estate is earmarked for public housing development. The development schedule is not finalised yet. VACANT LAND BETWEEN SERANGOON CENTRAL DRIVE AND BOUNDARY ROAD (Development plan) 16. Mr Goh Choon Kang asked the Minister for National Development what isthe development plan for the piece of vacant land between Serangoon Central Drive and Boundary Road. Mr Lee Yiok Seng (for the Minister for National Development): Sir, the piece of vacant land between Serangoon Central Drive and Boundary Road is being considered for private housing development. BILLS INTRODUCED PRESIDENTIAL ELECTIONS BILL "to make provisions for the election of the President", presented by the Minister for Law (Prof. S. Jayakumar)(on behalf of the Prime Minister and Minister for Defence); read the First time; to be read a Second time on the next available sitting of Parliament, and to be printed.”
“Mr Speaker, Sir, we are unlikely to do it. As far as the financing is concerned, the terms are likely to be the same as what we offer for the sale of new shops, ie, the purchaser will have to arrange for his own financing from banks or other financial institutions. SHOPHOUSES IN YUHUA NEIGHBOURHOOD 5 (Progress of sale) The following Question stood in the name of Mrs Yu-Foo Yee Shoon - 14. To ask the Minister for National Development whether there has been any progress in the sale of shophouses, particularly in Yuhua Neighbourhood 5 (Blocks 342, 343 and 345, Jurong East Street 21), after the policy of allowing shopkeepers to purchase their shops was introduced.”
“Mr Speaker, Sir, there are about 16,300 tenanted shops in HDB estates. Not all of these can be sold. Some are affected by redevelopment. Others which were built before 1984 can only be sold after the Housing and Development Act is amended. Still others need to be upgraded to current building and environmental standards before they can be sold. HDB is taking action on all these aspects. For those that can be sold early, HDB is working out the terms and conditions for sale and expects to be able to announce them towards the end of 1991. In working out the terms, HDB will give special consideration to sitting tenants. As many tenanted shops are involved in the programme, the sale will have to be phased over a number of years.”
“Sir, I hope the Member heard what I said. He asked, first of all, how much we spent in the Civic District and he also asked how much we are going to spend in the Civic District and other areas. I gave him the figure for the Civic District and I gave a much larger figure for what we intend to spend in the Civic District and other areas and I mentioned that this includes connections between MRT stations and bus interchanges. This is for the whole of Singapore. While he may travel oftenalong Orchard Road and see a lot of work being done there, I can assure him that work is also going on elsewhere. GRANT TO PAP COMMUNITY FOUNDATION 4. Dr Lee Siew-Choh asked the Minister for Education if he will say whether the grant of $4 million to the PAP Community Foundation is a proper use of public funds.”
“I do not know exactly what the Member means but certainly, Sir, in view of the fact that we are always short of funds and we have limited resources, we do set priorities. We do things where they are needed most and where they can make the maximum impact.”
“Mr Speaker, Sir, some of these are new, for example, connections between MRT stations and population centres and between MRT stations and bus interchanges. So it is not a question of renewal. Some have to be improved. Mr Speaker, Sir, as we encourage people to travel by public transport, whether by buses or MRT, we must make it convenient and pleasant for them to walk from MRT and bus stations to their final destinations. We have spent many millions of dollars improving the roads for cars and I think we ought to also spend money to make it easy, convenient and pleasant for people to walk if we are serious about encouraging the use of public transport.”
“Mr Speaker, Sir, to renew and improve pavements and walkways in the Civic District, the Public Works Department spent $1,694,000 in FY 89 and $1,895,000 in FY 90. The expenditure includes paving, street furniture, lighting and landscaping. It expects to spend $12,797,000 in FY 91 for walkways in the Civic District and other areas in Singapore. This includes $3 million for covered walkways between MRT stations and bus interchange in five HDB estates.”
“Dr Lee Siew-Choh asked the Minister for National Development how much monies were spent in 1989 and 1990 and the amount proposed to be spent in 1991 to renew pavements and walkways and beautify the Civic District and other areas, showing the amounts for each year separately.”
“Mr Speaker, Sir, my Ministry and the HDB are finalising a review of HDB rental housing policies. The key objective remains to encourage and assist as many HDB flat tenants as possible to own their flats. At present, 80% of the population live in owner-occupied flats. Only 8% of the population, or 52,000 families, reside in HDB rental flats. With some further assistance, more tenants will be able to own their own flats. HDB is currentlyworking out various measures to facilitate this. Despite Government's efforts to encourage and assist citizens to own their flats, there will remain a small number of families who will continue to need rental housing. The majority of rental tenants are housed in 1- and 2-room units built in the 1960s and 1970s. Some of the 1-room rental flats are obsolete and will be gradually phased out. The physical standards and quality of rental flats to be retained will be improved. This will be done, together with the upgrading of owner-occupied blocks, under HDB's Upgrading Programme. HDB is also considering a Transitional Rental Housing Scheme to cater to the needs of Singaporeans who need short-term rental housing. Such a Scheme will enable young couples who wish to set up their own families, and those awaiting completion of their home-ownership flats, find interim housing. The Scheme will be restricted to citizen families who are not existing HDB tenants and lessees, or not owners of private properties. Rental will be at market rates. Full details of the various changes affecting HDB rental tenants will be announced in due course. RENEWAL OF PAVEMENTS AND WALKWAYS IN CIVIC DISTRICT (Expenditure) 3.”
“Mr Speaker, Sir, this is a matter for the Malayan Railway to decide. They are looking at a site in Bukit Timah near the fire station. But as I said, they might go to Woodlands. This matter is under study by them. RENTAL SCHEME FOR HDB FLATS (Review) 2. Dr S. Vasoo asked the Minister for National Development whether there are plans to review the rental scheme for Housing and Development Board flats.”
“Mr Speaker, Sir, three large pieces of Malayan Railway land at Keppel, Kranji and Woodlands have been identified for joint development by the Malaysian and Singapore Governments after the Keppel Station is shifted to either Bukit Timah or Woodlands. The land at Keppel will be developed for residential and commercial use, Kranji for industrial use, and Woodlands for entertainment, residential and recreational uses. The rest of the Malayan Railway lands are narrow strips of track lands which cannot be developed independently. These lands will either be integrated with the adjoining lands for comprehensive development or be used to complete planned road and drainage network. It is not possible to convert the railway track lands into a pan-island path for recreational use because such lands do not fit into our planned network of open spaces for recreation. However, where the track lands abut existing recreational facilities, we shall consider using some of them for jogging and cycling tracks.”
“There are 24 commercial units in Simei Estate, comprising 1 mini-market, 1 eating house, 16 lock-up shops, and 6 market-produce shops. HDB is aware that the number of shops is currently not sufficient to serve the 6120 flats in the Estate. A tender will be called within the next few months for another 29 additional commercial units, which will be located next to the Simei MRT Station. With these additional units, the number and types of shops in the Estate will be comparable to those in other HDB neighbourhoods, and will be sufficient to meet most of the needs of residents. In addition, residents have convenient access to a wide variety of shops in Tampines New Town. Annex A - 1990 RECURRENT EXPENDITURE AND ENROLMENT (Cols. 83 - 84) Annex B - TUITION FEE LOAN SCHEME (Cols. 85 - 86)”
“The conditions for sale for the site opposite Bedok South Avenue 3 require the developer to provide a road linking New Upper Changi Road to his development. To create a more direct route to the Tanah Merah MRT station for residents in the Jalan Tanjong area, the PWD will construct a lighted footpath to link Tanah Merah Kechil Road with this new road. To minimise the inconvenience to residents, we will ask the developer to build the road as early as possible to tie in with PWD's footpath construction. In the meantime, residents will have to use the alternative footpath provided next to the development site. MORE SHOPS FOR SIMEI HOUSING ESTATE 2. Mr Teo Chong Tee asked the Minister for National Development whether more shops will be constructed in Simei Housing Estate for the estate to be self-contained.”
“Mr Teo Chong Tee asked the Minister for National Development whether the Housing and Development Board will arrange with the developer of a HDB privatised site (located opposite Bedok South Avenue 3/New Upper Changi Road) to construct a lighted footpath that will provide a shorter and more convenient route from the Jalan Tanjong/Tanah Merah Kechil Road area to the Tanah Merah MRT station as the original footpath used for gaining access to the station has been demolished and an alternative footpath provided is located too far away.”
“Mr Speaker, Sir, at present, the sum of CPF funds used and the amount of loan taken from HDB by a buyer of a resale flat cannot exceed 140% of the posted price of the flat. This ceiling, of 140% of posted price, is imposed by the CPF Board. The posted price of a particular flat type varies according to the location, and is used as the base price in setting the sale prices of new flats. HDB is currently reviewing its schedule of posted prices for resale flats. The review will take into account trends in the primary market for new flats as well as the secondary market for resale flats. VACANT LANDS IN KAMPONG JAVA ESTATE (Development plans) 13. Dr Wong Kwei Cheong asked the Minister for National Development what are the development plans for the vacant lands in the vicinity of Kampong Java estate. The Senior Parliamentary Secretary to the Minister for National Development (Mr Lee Yiok Seng) (for the Minister for National Development): Sir, there are three parcels of vacant land in the immediate vicinity of Kampong Java Estate. The parcel next to Cambridge Primary School is tentatively earmarked for school use. The parcel next to Block 51 at Owen Road is earmarked for housing development. The parcel at the junction of Kent Road and Rangoon Road is approved for a PUB electrical substation. LIGHTED FOOTPATH TO TANAH MERAH MRT STATION 14.”
“Mr Speaker, Sir, a buyer of a new flat is eligible for a loan from HDB of up to 80% of the sale price of the flat. The buyer is required to pay a 20% downpayment at the time he or she signs the Sales Agreement for the flat. If the buyer subsequently decides not to proceed with the purchase, the downpayment is forfeited. The 20% downpayment is necessary to ensure that the buyer is serious in his commitment to purchase the flat. It is not an onerous requirement as the buyer can use his CPF savings to make the downpayment. However, HDB does provide loans of more than 80% of the sale price for three categories of persons who may have difficulties in making the downpayment. First, low income families purchasing 3-room and 4-room (Simplified) flats are eligible for a maximum loan of up to 95% of the sale price of the flat. Second, those affected by HDB's Relocation Programme are provided loans of up to 100% of the sale price, if they purchase 3-room and 4-room (Simplified) flats; and they can get up to 90%, if they purchase larger flats. Third, those affected by Government's Resettlement Programme are given loans of up to 90% of the sale price to purchase HDB flats. The present policy on loans is a reasonable one, and I do not see any need to increase or change it. HDB RESALE FLATS (Review of posted prices) 12. Dr S. Vasoo asked the Minister for National Development whether the Housing and Development Board will review the posted prices of HDB resale flats, as the 140% ceiling on loans imposes financial constraints on potential buyers.”
“Sir, the Member insists on using the word "duplication" rather than "division". Of course, planning for Singapore as a whole is still the responsibility of the URA. HDB submits its plans for new towns and estates to the URA and URA has the final say. But the actual phasing of development and the judgment as to when is the right time to sell, I think in the case of HDB new towns, it will be best known to HDB. As I said, since we are selling so many new sites and a lot of work is involved in selling new sites, we think it is best to have two agents. Maybe a time may well come when we need three agents. If we start selling industrial land, for example, JTC may have to be the agent. So it is not a duplication of work. It is a division of labour. VACANT WET MARKET STALLS (Tender) 5. Dr Wong Kwei Cheong asked the Minister for the Environment when will the Government tender out wet market stalls which have been left vacant for many months.”
“Mr Speaker, Sir, we have started to sell State land in HDB estates for private housing and commercial developments to enable the private sector to play a bigger role in the development of HDB new towns. Previously, HDB used to do everything. Now, we want the private sector to involve themselves in HDB new towns. Since the HDB plans all HDB estates, it is well placed to recommend to the Government suitable sites for sale according to the staging of developments for these estates. It is with this in mind that we decided to appoint the HDB as a land sales agent for the Government. The URA, on the other hand, has traditionally concentrated on the redevelopment of the Central Area. Sales of sites here are part of the urban redevelopment process. They are proposed by the URA to meet the planning intentions for the Central Area. Furthermore, more State land is being released now than in the past. There is a need to have at least two sales agents. We see this as a division of labour and not a duplication of work.”
“I assume, Sir, that this answer that I am giving now is in public. The press is here. This is meant for Singaporeans to hear and it will also be on TV. On whether we make mistakes, we never claim to be infallible. Of course, we make mistakes. But if Dr Lee has got a specific mistake in mind, we can discuss it. On this particular subject, I have already explained clearly why Eu Court was acquired and why the road widening is necessary. That is not a mistake. LAND SALES (Duplication of work by HDB) 4. Mr Chng Hee Kok asked the Minister for National Development why is the Housing and Development Board duplicating the work of the Urban Redevelopment Authority in conducting land sales.”
“PIE does not run within the city area. What I said was that within the city area, we will minimise road widening and new road construc- tion. I did also say that new road construction may be necessary to join new population centres. The PIE is the Pan Island Expressway and most of it is built into new dual four-lane carriageway, but part of it is still based on old standard and we have to widen it. But it is not part of the city road network system.”
“Mr Speaker, Sir, I must explain that I was not answering questions that were not asked. But there were implications in the questions which I had to answer, lest I had more supplementary questions. I was only trying to anticipate. To answer his question, no, all the buildings that have to go have already been removed. St Joseph's Church, St Anthony's Convent, a hotel that he mentioned, will all be kept. All the buildings along Victoria Street will be kept and the alignment of the road has been designed to keep all these buildings. Masonic Hall is in Armenian Street.”
“That such care has been taken to leave intact all these buildings is a reflection of the new consciousness to conserve old buildings. Fifteen or even 10 years ago, the approach would have been quite different and ruthless. These buildings would have just gone. But when all is said and done, we cannot have all that we want. I am satisfied that, under the circumstances, we have, in the solution that we have adopted, struck the best balance between road widening and conservation.”
“Hence, by conserving Stamford House rather than Eu Court, instead of the other way round, the land use in the area is optimised. The decision to demolish Eu Court was, therefore, not taken lightly. It would, of course, be ideal and perfect if we can conserve both Eu Court and Stamford House. But in life, we have to make hard choices and in planning the road system in Singapore, we have to make some very hard choices. Even within my own Ministry, there are different points of view and these differences have been debated long, seriously and even furiously. URA would like to keep Eu Court. There is no greater advocate than URA when it comes to conservation. In fact, URA has been far ahead in its conservation policy than the many who have now started to espouse this cause. But having weighed all the arguments, we had to regretfully conclude that Eu Court has to go. The east-west arterial system comprising New Bridge Road, Hill Street, Victoria Street and Kallang Road has to be completed even though it involves the demolition of Eu Court and the adjacent buildings. PWD, of course, has not been oblivious to the need to conserve old and attractive buildings that are part of our history and heritage. In determining the design and alignment of this road system from Neil Road to Kallang, every measure possible has been taken to conserve outstanding buildings along the route. The alignment has been designed to keep intact the Hill Street Police Barracks, which is an attractive building, the Central Fire Station, the Armenian Church, the Chinese Chamber of Commerce Building, the Convent of the Holy Infant Jesus and the Cathedral of the Good Shepherd.”
“Stamford House is an appealing, romantic architectural composition with its curved central pediment and two triangular ones at either end. Stamford House, with its elaborate ornamental mouldings and carvings, is typical of the High Victorian phase of architecture. It requires, of course, some imagination and knowledge of restoration to be able to see the potential in Stamford House. It is now much encrusted with all kinds of ad hoc improvements and looks drab and unattractive. But I have no doubt that when restored, Stamford House will be more outstanding than Eu Court. Another reason for selecting Stamford House is that it was designed and built for commercial purposes. Its layout and interior design are such that it can be easily upgraded into an impressive commercial centre with a second storey atrium. It has a void in the second storey which is very attractive. Stamford House is also closer to the MRT Station than Eu Court and we want to take full advantage of its prime location. Eu Court is also an attractive building but not as attractive as Stamford House. It is a 4-storey retail and residential building built in the 1930s by the wealthy businessman, Mr Eu Tong Sen. Its five-footway, narrow frontage of the individual units and the way the building turns the corner are characteristics of earlier shophouse design. It exhibits simple geometric details typical of the buildings of the Art Deco Period which spanned between World War I and World War II. Eu Court was designed with shops on the ground floor and residential flats on the upper floors. This residential design, in addition to Eu Court's "L" shaped layout, makes it very difficult to convert the building into as good a commercial centre as Stamford House.”
“It will require the demolition of, for example, the Tao Nan School which we hope to conserve and also the Substation which is now an active centre for cultural use by the Practice Performing Arts Centre Limited. Such an alternative will also have very adverse effects on the use of the conserved St Joseph's Institution as an art gallery. It will cause degradation of the environment along Armenian and Queen Streets, will require the widening of Middle Road to seven lanes to handle the heavy traffic flows and will require the diversion of established bus routes. For all these reasons, it is not an alternative that should be considered seriously. The next question is, as the Member has raised, if the stretch from Coleman Street to Bras Basah Road has to be widened, which building at the Stamford Road junction should be demolished? Should it be Eu Court or Stamford House? We have examined both buildings very carefully. I have personally gone down, together with architects and engineers, to see the potentials of these two buildings. We decided to retain Stamford House and demolish Eu Court because, firstly, Stamford House has a more outstanding architectural style and most architects I have spoken to agree with this; and secondly, Stamford House has a greater potential to become an active and successful commercial centre. Perhaps I should explain a little bit about Stamford House and why it is considered superior to Eu Court for conservation. The 3-storey Stamford House was built in 1904 by one Mr Seth Paul. It was designed by R.A.J. Bidwell of Swan & Maclaren, the same person who designed the Raffles Hotel, the Goodwood Park Hotel and other architecturally outstanding buildings.”
“We try to anticipate and plan well ahead, even though this sometimes causes problem for the Government in that we have to do much more explanation and persuasion to make a policy understood and acceptable. PWD's transportation studies show that it is essential to widen and improve this traffic corridor, that is New Bridge Road, Hill Street, Victoria Street and Kallang Road, in order to cater for the increasing traffic demand that is expected. But as I have stated, a parallel proposal to widen North Bridge Road and South Bridge Road has been abandoned in order to keep such works within the city area to the minimum. We have already widened the stretch from Neil Road to Coleman Street in the western end and we have also widened the stretch from Lavender Street to Kallang River in the eastern end of this corridor. Land has also been cleared for the construction of the stretch from Bras Basah Road to Lavender Street. $37 million has been spent to widen the road on the eastern and western parts of this system. We cannot allow this investment to be wasted by retaining the bottleneck from Coleman Street to Bras Basah Road. It will be a waste of public funds, and traffic flow will also be seriously affected if this bottleneck is not removed and the dual carriageway system from Neil Road to Kallang not completed. The question is: Is there an alternative for connection from Coleman Street to Bras Basah Road? An alternative was explored to divert part of the traffic to Armenian Street and Queen Street before rejoining Victoria Street via Middle Road. This alternative is inferior both from the traffic and environmental points of view.”
“Tunnel-roads become much more attractive when we impute the land costs for surface roads. There will be no more substantial widening of roads within the city. Though traffic demand within the city area will increase, we cannot meet this by widening or building new roads. We have to adopt the other measures I have mentioned, ration the use of the roads, and even subject those who insist on using the city roads to suffer more congestion. Since we have decided not to widen roads within the city area, PWD has abandoned a proposal to widen North Bridge Road and South Bridge Road to a dual carriageway 6-lane highway. From a purely transportation planner's view, it would be ideal to have another east-west arterial road parallel to the widened New Bridge Road, Hill Street, Victoria Street system. But this would mean knocking down many buildings within the city. By giving up this proposal, the old shophouses in Chinatown, Boat Quay and Kampong Glam can be conserved. Let me now take up the subject of the widening of Hill Street and Victoria Street. Hill Street, together with New Bridge Road, Victoria Street and Kallang Road, forms a very important traffic corridor linking the city and the eastern part of Singapore. There is now no serious traffic problem along this corridor, and therefore people are not able to see the need for widening this corridor. One of the difficulties that is inherent in trying to nip anticipated problems is that people generally do not see the need for preventive measures. They are better able to see the need when the problem becomes acute, but this has never been the approach to public policy in Singapore.”
“Of course, outside the city, we will still be building new roads to connect new population centres. Members are familiar with the various measures that have been introduced and that will be introduced to control the growth of the car population. I need not elaborate on this further except to say that many of the people who deplore the proposal to demolish Eu Court on the grounds that priority should be given to people rather than cars, are less vocal when it comes to measures to control the car population. Controlling the car population does not mean zero growth, at least for the moment. We have to plan for some growth, though a moderate growth. Planning for growth means that we cannot entirely avoid building new roads and widening old roads. But in planning for roads within the central area, PWD has been given clear instructions that its energies and resources should be focused on putting in systems that will increase the capacity of the existing roads rather than widening or building new roads. These will include measures like computer-controlled traffic lights and depressed junctions to increase flow of traffic, remote-controlled cameras to stringently enforce "No Waiting" and "No Parking" zones and other such measures. Electronic Road Pricing is an evolving technology that we shall introduce, when appropriate. The Public Works Department (PWD) is also embarking on a technical and economic feasibility study to build tunnel-roads, which will have a less-damaging impact on the environment and help to take traffic through sections of the city without clogging up the surface roads. But this is an expensive solution. One kilometre of a tunnel-road (3 lanes) costs $50 million compared to $2.5 million for a surface road. This, of course, excludes land costs.”
“Mr Speaker, Sir, Eu Court was acquired as part of a road widening programme. It is correct that when it was acquired conservation was not the objective. It was meant to be cleared to widen the road system that I mentioned. This does not mean that conservation was not considered at all. It was considered and we had to rule it out for reasons that I will explain. Sir, the question of Eu Court and whether it should be cleared raises wider questions and, as the Member has asked, is it really necessary to widen Hill Street? I think the implication is whether it is really necessary to continue with road widening projects like the Hill Street widening project. Members will recall that I have made many statements in this House before that the solution to our traffic problem does not lie in road widening and construction. I have also stated that we cannot keep on widening roads by taking away people's homes, gardens and knocking down old buildings. Roads already occupy 11% of land in Singapore as a whole and 21% of the land within the central area. So roads occupy a very substantial part of the land. Compare this with the 11% of the land that is taken up by housing in Singapore as a whole and 40% of the land within the central area that is taken up by buildings, we can see quite clearly that there are very severe limits to increasing traffic capacity by widening or building new roads. We just cannot keep on widening or building new roads. Our traffic problem has to be addressed with two sets of measures and Members are familiar with at least one set, ie, controlling the growth of the car population. The second set of measures relates to making better use of existing roads and minimising the need to widen roads or even constructing new roads within the city area.”
“Although the present plans on the road widening will require the building to be demolished in early 1992, there is a great likelihood that the building could be rented out until mid-1992 before it is cleared for demolition. The present net rental of the building is $500,000 a year. At this rental, we should be able to recover about 80% of the cost of renovation before the building is demolished. It is regrettable that not all the costs of renovation can be recovered. On hindsight, URA's schedule for renovation and lease did not provide a sufficient margin for slippage in the execution of the programme. If there is any similar interim-use project in the future, more care will be taken to ensure that all contingencies are taken into account. In summary, when the decision to renovate was taken in 1988, the study on economic viability clearly showed that the cost of renovation would be recovered well before the building was required to be demolished. But problems in implementation shortened the period that the building could be rented out.”
“Mr Speaker, Sir, Eu Court will be demolished to make way for the new two-way Part VIII and Part VII lane carriageway road system starting from Neil Road to Kallang River. This system involves the widening of New Bridge Road, Hill Street, Victoria Street and Kallang Road. The scheme has already been completed from Neil Road to Coleman Street and from Lavender Street to Kallang River. Other sections are presently under construction. In the construction programme, the widening of the Hill Street section is expected to be finished some time in 1992. The decision to renovate Eu Court was taken in March 1988 when it was known that the widening of Hill Street section would be delayed by 4-5 years because of certain land acquisition problems. Minor renovations costing about $920,000 were carried out to prevent the building from deteriorating further and becoming a fire hazard. The intention was to rent out the building in the interim period before the building was required to be demolished for road widening. It was estimated, at the time that the decision was taken to renovate the building, that the building could be rented for about 2-3 years which was more than enough to recover the cost of renovation. Under the plan to renovate Eu Court, the building was expected to be renovated and leased out by June 1989, thus giving two and a half years of rental income before demolition of the building at the end of 1991. Renovation started according to schedule but was held up because there were still some old tenants in Eu Court who could not be resettled according to the programme. Renovation was only completed in July 1990 and the building was rented out in December 1990.”
“Mr Speaker, Sir, as at 1st March 1991, there were 220 void deck premises that were let out to Education Centres operated by the PAP Community Foundation. The total floor area occupied by the 220 Education Centres is approximately 58,400 square metres. HDB does not request or keep records on the number of children attending the kindergarten classes operated by the tenant. The terms of the lease to PAP Community Foundation provide for the Foundation to allow other organisations to use the Centres up to a maximum of 20% of the total operational hours for non-profit making and non-religious purposes. EU COURT (Conservation) 3. Dr Tan Cheng Bock asked the Minister for National Development whether Eu Court along Stamford Road is to be conserved and, if not, why was one million dollars spent to repair and paint a building when it is to be demolished after one year's use.”
“The Bishan Swimming Complex is under construction and should be completed by August this year. A site has also been reserved by HDB for a sports complex at Bishan. The Singapore Sports Council plans to complete the construction of the sports complex in 1994. Both the swimming complex and the sports complex are located at Bishan Street 14.”
“Mr Speaker, Sir, I beg to move, "That the Bill be now read a Second time." This Bill was also introduced and the Second Reading was debated last year. The Bill lapsed because Parliament was prorogued. Let me recapitulate the main objective of the Bill. The Professional Engineers Bill will repeal and re-enact with changes the existing Professional Engineers Act (Cap. 253). The Bill's main objective is similar to that of the Architects Bill - to allow professional engineers to team up with allied professionals to form multi-discipline partnerships and limited liability companies. Mr Speaker, Sir, this Bill was also committed to the same Select Committee as the Architects Bill and Land Surveyors Bill when I moved it before the House in December 1990 in the Second Session of the Seventh Parliament. Fourteen written representations on the three related Bills were received by the Select Committee from professional groups and individuals before Parliament was prorogued. I propose to refer the Bill to the Select Committee appointed to consider the Architects Bill. The written representations already received will be considered by the Select Committee together with any new representations that may be submitted. Sir, I beg to move. Question put, and agreed to. Resolved, That the Professional Engineers Bill be committed to the Select Committee appointed to consider the Architects Bill. - [Mr S. Dhanabalan]. LAND SURVEYORS BILL Order for Second Reading read.”
“The Select Committee received 14 written representations from the public on the three Bills before Parliament was prorogued. I propose to refer the Bill to a Select Committee consisting of Mr Speaker as Chairman and the same Members as the last Select Committee. I also propose that the written representations already received be considered by the Select Committee together with any new representations that may be submitted. Sir, I have discussed this with my colleague, the Minister for Law and he will be moving, at the end of the Second Reading of the Land Surveyors Bill, a motion to enable the new Select Committee to consider all the representations received by the last Select Committee. Sir, I beg to move. Question put, and agreed to. Resolved, That the Architects Bill be committed to a Select Committee consisting of Mr Speaker as Chairman and the following Members: Mr Chng Hee Kok Mr Lim Chee Onn Dr Low Seow Chay Mr S. Dhanabalan Prof. S. Jayakumar Encik Zulkifli bin Mohammed. - [Mr S. Dhanabalan]. PROFESSIONAL ENGINEERS BILL Order for Second Reading read.”
“Mr Speaker, Sir, I beg to move, "That the Bill be now read a Second time." Sir, I introduced this Bill last year during the Second Session of the Seventh Parliament. We had the Second Reading in December last year at which I explained in detail the objective and provisions of the Bill. The Bill lapsed because Parliament prorogued on 29th January 1991 and I had to re-introduce the Bill at this Session of Parliament. I do not want to repeat all that I said during the Second Reading in December last year. Let me summarise very briefly the main objective of this Bill. The Architects Bill will repeal and re-enact, with changes, the existing Architects Act (Cap. 12). The Bill is to permit registered architects to team up with allied professionals to form multi-discipline partnerships and limited liability companies. This is to meet the needs of today's large and complex development projects which require integrated design inputs from a team of architects, engineers and allied professionals. Sufficient safeguards have been incorporated in the Bill to protect public interest and to ensure that commercial considerations do not compromise the professionalism of incorporated consultancy firms. The Bill marks an important milestone for the course of professional practice in our construction industry. Mr Speaker, Sir, when I moved this Bill before this House in December 1990, it was resolved that the Bill be committed to a Select Committee so that professional groups and individuals in the construction industry would be given the opportunity to present their views on the new provisions which affect them. Two other related Bills, namely the Professional Engineers Bill and the Land Surveyors Bill, were also committed to the same Select Committee.”
“Mr Speaker, Sir, the area from Alexandra Lane to Pepys Road fronting Pasir Panjang Road is designated for warehouse and industrial use. The land near Yew Siang Road is for residential use. The former Pasir Panjang Primary School will be retained as a school site. It will be upgraded into a standard primary school site to serve the residents in the area. ROAD TAX SURCHARGE ON CARS MORE THAN 10 YEARS OLD (Reasons) The following Question stood in the name of Dr John Chen Seow Phun - 3. To ask the Minister for Communications what are the reasons for a surcharge of road tax on cars more than 10 years old irrespective of whether they are well kept or not and whether the 10-year period will be extended if cars are subjected to more regular and comprehensive inspections.”
“Mr Speaker, Sir, the area between Buona Vista MRT station and Rochester Park is part of a larger area designated as a sub-regional centre. The site in question is for commercial use, to capitalise on its proximity to the Buona Vista station. The vacant land along Buona Vista Road and Ayer Rajah Expressway is designated partly for private housing development and partly for open space use. There are no plans to landscape the two vacant sites into temporary parks pending development. AREAS ALONG PASIR PANJANG ROAD (Development plans) 2. Encik Abbas Abu Amin asked the Minister for National Development what plans his Ministry has to develop the areas along Pasir Panjang Road, viz. Alexandra Lane, Alexandra Terrace and Yew Siang Road, including the site of the former Pasir Panjang Primary School.”
“Sir, actually no new points have been made. First of all, there is a wrong impression that there is an old and new tender system. There is only one tender system. What I said was that the tenders two years ago were much lower than what they are today. But it does not mean that tenders keep going up all the time. In fact, HDB's experience shows that if the economy grows slowly, the tenders come down. In the second quarter of 1990 to January 1991, there was in fact a decrease of 12% in the tender prices. So the tenders do, in fact, reflect the market price, and it is absurd to suggest that the HDB should not accept the higher tenders.”
“Sir, I think Members who have been here longer would know that we in fact had a system previously where HDB used to designate the number of clinics, number of barber shops, number of hairdressers and provision shops in each town, and successful tenderers had to continue with that trade whether or not they were successful in the trade. Because of many requests, we decided that we should do away with the system, and we tender out the shops and allow the successful tenderer to choose whatever trade that he wants to follow. Of course, he has to comply with planning and environmental requirements when he changes trade. I think that is the best system. So far, for the particular example that the Member has mentioned, in fact, all new towns have dental and medical clinics. They have been successful in obtaining shops. Since we allow successful tenderers to change trades, they can adapt themselves to changes in market demand. If they have chosen to do a particular trade and they find that that is not successful, they can always change to another trade. But, of course, the person who intended to open a provision shop cannot become a medical doctor. 1.00 pm In order to accommodate such requirements, the HDB is now considering allowing tenants to sublet or assign their premises as long as they are paying market rates. So a successful tenderer, if he is paying the market rate, can assign or sublet; he can divide the shop into two, half of it can be a barber shop and the other half can be something else, if he wants to. This is being finalised and as soon as it is ready, I will make an announcement.”
“In such cases, the kind of changes or upgrading that we can introduce will have to be quite different. We probably cannot introduce balconies or bathrooms. So we have to make some changes or adopt a slightly different approach for flats in such older blocks. Dr Low Seow Chay raised the problem of resettlement. All Members are aware that we do give resettlement priority, and HDB reserves 12% of new developments for resettlement cases. Problems arise when resettlement cases demand flats in particular and very popular areas, and we are not able to meet that. As a whole, we are able to meet the demand for resettlement cases. In fact, as of January 1991, 85% of resettlement cases were already allocated flats. Those who insist on flats in very popular areas and where we require their land immediately for public purpose, we have no other option but to move them into rental flats temporarily until the flats in the new town are available. But for the vast majority, we are able to meet the demand.”
“In the case of Yishun New Town, the revised rent paid by shop tenants averages about $29 per square metre per month. This is after the revision which could be a 10%, 20% or 30% increase depending on the type of tenancy. This is well below the assessed market rental based on the latest tender in Yishun which is $49 per square metre per month. So we are talking of a very big difference. And because we let out these tenancies earlier, these tenants continue to enjoy relatively low rentals. Now I come to the problems of the upgrading exercise that Mr Chin Harn Tong raised. He asked for the reasons for the delay. Yes, we did have dialogue sessions late last year, and we thought that the feedback that we gathered would enable us to come up with the final plans by February this year. But the feedback did show quite a lot of things that we had not anticipated. And as a result of that, we have to make adjustments to the upgrading package. These changes to the package would increase the average cost per flat from our projected $30,000 to $38,000. We are in the course of finalizing the package and when we have got the package ready and the latest estimates of costs, we will then call the Chairman and members of the Working Committee and inform them of the outcome. We will also of course inform grassroots leaders. Mr Chin also mentioned about some blocks which are very close to each other and in the extensions of balconies or bathrooms this will cause the flats to be even closer to each other. The vast majority of HDB flats have enough space between blocks for us to do the kind of changes we are thinking of, which is, additional bathrooms and balconies. But there are some flats in the older neighbourhoods where the present space between blocks is very little.”
“To minimize the chances of unrealistically high rentals or purchase prices, HDB has in fact implemented various safeguards such as allowing tenderers to make two tender bids. Under the two tender bids system, if both bids submitted by one tenderer are higher than any other bid, he will be awarded the tender at the lower of his two bids. In other words, if somebody bids for $10,000 and $6,000, and the next highest bid is $4,000, then that person will be offered that shop at $6,000, and not at $10,000. So every tenderer is allowed, whether for rental or purchase, to make two bids. Secondly, we also have a limit on the increase of rent that HDB imposes on expiry of tenancy. The tenancy period is left entirely to the tenant. It can be one, two or three years. And if a tenant chooses to sign a one-year tenancy agreement, then the revision of rent at the end of the one-year tenancy agreement would not exceed 10%. If he signs a two-year tenancy agreement, it will not exceed 20%. And if he signs a three-year tenancy agreement, it will not exceed 30%. There is a limit on the increase, and this limit will apply for a period of two tenancy agreements. So if somebody signs a three-year tenancy agreement, then there will be limits on the increase of rentals when the tenancy agreement expires for a total of six years. We leave it entirely to the tenant to read the market and decide what kind of tenancy period he wants to enter into. I think these are the only kinds of safeguards that we can introduce at the present moment. Just to mention an example. In spite of the increases, the HDB's rentals do not come anywhere near what the market is prepared to pay for current new shops.”
“During the period of conversion, in order to avoid all the inconvenience of conversion and carrying on trade at the same time, HDB did not rent out these shops. Otherwise, shops are rented out as soon as the flats are completed. He also mentioned about lack of electricity supply in these shops. HDB of course cannot anticipate the electricity demand of every successful tenant or purchaser of shop. They try to work on the average. According to the figures that I have from HDB, 90% of the requests for additional supply can be met from the spare capacity already available which HDB has laid to these shops. Another 6% of cases involved modification of works which can be completed within six weeks. But there is a small percentage of about 3% which involves the upgrading of the PUB station before the supply can be met, and this could take as long as three to four months. A very small per cent of 1% might require major changes to the PUB sub-station and this can take as long as nine to 18 months. I think it will be very wasteful for HDB to lay supply on the basis that demand will be the type of demand required by that 1%. So 90% has been satisfied by HDB's projections of demand for electricity, and the others will take a slightly longer time. As regards the tender system, I am afraid we have not been able to come up with a system that is better than the tender system in determining what is the market price. If Members have some other better system which can be applied impartially and objectively and still reflect market demand, I will be more than glad to hear of such proposals. But we do recognise that some people may bid very high rentals because they are not quite familiar with the demands in the trade.”
“HDB has provided all unsuccessful applicants with an option form with a list of flats available for booking in various new towns in the next quarter's booking exercise. If these applicants wish to re-apply, they need not call personally at the HDB office to submit a fresh application and they need not submit $10 administrative fee, which Mr Chng also mentioned was not fair. They only need to indicate their choice of new town and flat type on the option forms and return them by post to HDB before the stipulated date and they will be considered as new applications. We have instituted these measures to overcome the problems in the transitional phase. And I hope that they will meet the problems that some of the applicants have faced. Now I come to the other questions raised. Dr Koh Lip Lin raised the question of tenders for shops. Sir, the rent and purchase price of HDB shops are determined by market forces through the open competitive tender system. HDB does not try to maximize the rental or the sale price by holding back supply. The release of shops is tied to the completion of flats. Dr Koh Lip Lin mentioned in particular shops in Yishun that were completed and not sold, and he was told that they were not released because of some conversion and he did not understand why new shops were being converted. The answer is very simple. The shops were not being converted. But the flats above the shops, which were 3-room flats, were being converted. These shops were on the ground floor of blocks, which were 3-room flats, and because of the change in demand and since there was no demand for 3-room flats, we have to convert these 3-room flats.”
“With effect from the second quarter of 1991, an applicant who is unsuccessful in a particular booking exercise will be allowed to re-apply for subsequent booking exercises, based on his income assessed at the time of first application, until he is successful in the ballot for a flat. So we are in fact "freezing" his income. An applicant who is successful in a ballot and is invited to book a flat, but who chooses not to select a flat for whatever reason, will then have to re-apply, and his income will not be frozen any more. His income will be re-assessed as though it was his first application. This is the best way to ensure that demand for flats is not inflated by those who are not in any real need for housing. This arrangement, which I have outlined of "freezing" household incomes for unsuccessful applicants, will only apply to applications for new towns where land is available for flat development. For this year's building programme, this would comprise developments in Pasir Ris, Tampines, Chua Chu Kang, Woodlands and Jurong West New Towns. The arrangement will not apply to applications for flats in isolated re-development projects in older estates. Members will remember that we are demolishing one-room flats for re-development. There will be about 2,000 flats in development areas in the course of the year. For those who apply for this type of flats, we cannot freeze and hold their income because the application for this type of flats is very high, many times the number that we can build. But for those who apply for the new towns that I have mentioned, we will "freeze" the income. Again, in order to overcome some of the transitional problems, we have implemented a number of measures for the convenience of applicants who are unsuccessful in the ballot.”
“The other problem that was raised was the change in the applicant's income levels during the period of waiting or when he is unsuccessful in one ballot and then has to apply again. The Member mentioned that under the old system once a person has applied, his income level is fixed and he can wait for five years but any increase in income would not affect his application. The present ceiling on household income for the purchase of HDB flats is $5,000 per month for nuclear families and $8,000 per month for extended families. This was set in 1989. The Labour Force Survey shows that 91% of the households in Singapore have a total income of less than $5,000 and will thus be eligible for HDB flats. Only 4% of the households have total incomes in the range of $4,000 to $5,000 and these are the people who are likely to exceed the $5,000 during any waiting period. So the number of applicants likely to breach the income ceiling between successive booking exercises is relatively small. We will be reviewing the income ceiling periodically and we will monitor the situation and, if necessary, the income ceiling will be revised. Nevertheless, because of the problems arising from the transitional stage and for the immediate future, HDB has implemented a number of measures to help applicants whose income is close to the ceiling. First of all, HDB exercises flexibility in accepting applications whose household incomes exceed the ceiling marginally. In other words, we do not apply the $5,000 ceiling very strictly. Marginal increases of income beyond $5,000, will still be accepted.”
“The number of applications for flats might then be grossly inflated and HDB will find it difficult to assess the genuine demand and we will be back with the problems that we had under the old waiting list system. The preferred solution and, in fact, the solution that we intend to adopt, is to build more flats, increase the supply of flats. One of the key advantages of the booking system is that it enables HDB to assess and respond quickly to changes in demand levels. Applications received during the transitional phase indicated a high demand for flats in Jurong West, Pasir Ris, Chua Chu Kang and Tampines. HDB has released 4,000 flats in these four estates for booking in the first quarter of 1991. Unfortunately, this is well below the number of applications. But in the next three quarters, from April 1991 to December 1991, HDB will increase the supply of flats, from the original programme of about 10,600 to more than 18,000. We are accelerating the building programme. In particular, for the next quarter from April to June, some 7,000 units will be offered for booking. This is nearly double the amount that we had actually planned for the second quarter. HDB will closely monitor demand patterns and adjust supply accordingly. The majority of applicants should be able to move into their flats within three years of first application. If the problem persists of some people applying many times and not being successful, we can at that stage think of how we can resolve it. But for the moment, I would like to leave the system as it is and try and solve the problem of applicants not being successful in many ballots by increasing the supply as much as possible.”
“For example, those who submitted applications during the transitional phase for Bishan and Geylang New Town were informed by May 1990 of the outcome. On the other hand, those who applied for flats in Chua Chu Kang, Pasir Ris, Jurong West and Tampines were processed only in January 1991, and applicants were informed of the outcome in February. This was because the flats were completed later and the old applicants had to be cleared first. I would like to emphasize again that this was a transitional problem and that this would not recur. In the first quarter of 1991, we have entered the mature phase of the booking system. In this mature phase, HDB will announce, at the start of each quarter, the building programme for that quarter, and invite applications for these flats. Applications submitted will be balloted by the second month of that quarter, and successful applicants will be invited to book their flats by the third month. Hence, applicants will only need to wait two months before being informed of the outcome of their application. Fears were also expressed that many people may be balloted a number of times before they would succeed or maybe if a person is a real Jonah he would never get a flat for a long long time. Because of this, some Members have suggested that HDB should keep track of the number of times an applicant has been unsuccessful in booking exercises and accord some priority to those who have been unsuccessful a number of times. This I think would not be very prudent. Those who are not in urgent need would then be tempted to apply for a flat early so as to obtain some sort of priority to book a flat at a later date when they are in real need for housing.”
“During these 18 months of transitional phase from July 1989, HDB received a total of almost 50,000 fresh applications. Some of these were repeat applications. As a result of the high withdrawal rate amongst applicants on the old waiting list, HDB was able to offer about 10,400 flats during the transitional phase to some of the fresh applicants. These successful applicants have already been invited to book flats. As the new applicants were only balloted for flats not taken up by applicants on the previous waiting list, their chances of booking a flat were correspondingly lower. We had to give priority to those who were on the waiting list in July 1989. However, if we had continued with the old waiting list system, these fresh applicants would probably not have been allocated any flat yet, because they would have come after the 45,000 that were already on the waiting list in July 1989 and they would have been delayed by choosy applicants registered ahead of them who are not in urgent need of a flat. The problem that Mr Chng brought up, and which has also been expressed in letters to the press of applicants having to wait for a long time before being informed of the outcome of their application, was really due to this transitional phase and was also only confined to those who applied for flats in a few new towns. As I mentioned earlier, during the transitional phase, priority had to be accorded to clearing applicants on the old waiting list. The new applicants, ie, those who applied after July 1989, were processed for each new town in turn. The length of time that new applicants had to wait before being informed of the outcome of their applications depended on the schedule for the various new towns.”