Teo Ho Pin
Singapore
“Mr Chairman, Sir, when Total Defence was first introduced in 1984, it was recognised that threats will not simply affect our military but potentially Singaporeans, combatants and non-combatants alike. Thus, we must continue to build resilience in our people and community.”
“Chairman, over the past year, we have witnessed an increase in the number of cybersecurity breaches. As a response to these incidents, many countries are stepping up efforts to strengthen their cybersecurity capabilities.”
“Sir, I wish to seek an update from the Minister on the skills upgrading and development of public officers as well as aspiring public officers, especially in the three areas which I have mentioned. Can the Government also consider giving out scholarships to nurture and attract talent in these fields? Role of PMO”
“Mr Speaker, Sir, we should empower the community to come up with innovative solutions like North West 911 and build capabilities in our people to cope better during emergencies.”
“The French Government passed a law in 2016 mandating that large supermarkets have to donate excess food to food banks and charitable organisations. If we had a similar initiative in Singapore, we can not only reduce the amount of food waste, but we can also help those in need.”
“Sir, I have three clarifications for the Senior Minister of State. First, will the Ministry consider licensing PMDs so as to manage the growth of PMDs in Singapore and also to make it compulsory for the PMD riders to attend a safe riding course?”
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“Appropriate incentives and disincentives can be introduced to change the safety behaviour of workers. The adoption of a code of practice for a safety management system for construction worksites, the CP 79 (1999) will provide a good framework for developing a consistent and comprehensive safety management system. (5) Implementing independent monitoring and checks on safety To be effective, there must be independent monitoring and checks on the safety management system of firms. Sir, who can be truly independent checkers to ensure safety through the delivery of a construction project? First, we need to identify who has a direct interest on construction safety. I suppose it must be the insurance company which should be liable for compensation if any accident occurs. Therefore, it is crucial that insurance firms play a more active role in conducting safety audit during the design and construction phases. Insurance firms will be able to provide a more independent and effective check on safe designs and site practices as they have direct liability. Independent consultants can be engaged by insurance firms to assess the risk of a design and its contruction so that appropriate measures can be taken to reduce the risk of harm to people, property and the environment to a level as low as reasonably practicable. The role of the planning supervisor as set out in the CDM Regulations can be undertaken by an insurance firm. In addition, the planning supervisor can also act as an independent safety auditor for safety management system of site works. This arrangement will provide an independent check and balance approach to enhance the safety of a construction project. It will also make the guilty participant who is responsible for the accidents accountable.”
“But in today's intense competition climate, many contractors are unable to provide adequate resources in a competitive tender to provide a safe working environment for their workers. We need to address this issue of putting safety provisions for competitive pricing in the tender. The recent announcement by LTA to set aside 1.5% of its contract value for safety is a step in the right direction in enhancing safety on sites. We should develop this idea further by segregating safety provisions from competitive tendering, such as providing a fixed sum for safety provisions based on the contract value. In this way, contractors will be better positioned to ensure effective implementation of their safety management system. Sir, a study by the National University of Singapore has identified key success factors which help to improve safety in the shipbuilding and repair industry. These lessons are applicable to the construction industry, as both industries share very similar characteristics. The key success factor is the constant emphasis on safety which entails the implementation of a comprehensive safety and health system, adoption of safe work practices, compliance of safety regulations, top management support, strong union cooperation and workers' involvement in safety programmes which help to drive home the safety message to both direct and contract workers in the shipyard. To develop a good safety culture, there must be a firm commitment from the top management of construction firms. Contractors must make sure that they have a good safety management system which is clearly communicated to all personnel in the company. Inhouse rules, regulations and safety procedures must be adhered to diligently by all staff.”
“The stakeholders of their construction projects take a serious view on safety and implement safety measures beyond their regulatory requirements for safety. The Japanese contractors take pride to ensure that their worksites are safe and kept in a hygienic condition for their workers. Their housekeeping on sites is first class. Safety measures are meticulously planned and implemented on site. Safety designs and messages are displayed prominently to constantly remind workers of safety. In addition, all staff working on site are briefed daily on site safety, including the conduct of morning exercises to keep workers alert. The state of construction sites in Singapore is a far cry from that of Japan. Housekeeping is usually poor resulting in unsafe and unhygienic working conditions. Hazard areas are usually not or poorly demarcated. Workers are equipped with personal protective equipment which are not in very good working condition. Such practices have resulted in many construction accidents, such as fall of persons, hit by falling debris, stepped on or struck by objects, caught in or between objects, fire or explosion, contact with hot substances or objects, electrocution, exposed to harmful substances and dangerous occurrences. Sir, I support the Manpower Ministry's change of emphasis to move from a compliance to a performance approach for safety. The way forward is to inculcate a sense of responsibility and accountability among various stakeholders on safety. Many studies have highlighted the importance of top management's role in affecting safety behaviour. Contractors must not only comply with regulations and standards but must be committed to constantly review and improve safety on sites.”
“I would like to ask the Minister what is the cost estimate for this project as determined by LTA. Two, are there independent checks on the design of the temporary works, that is the retaining wall? What is the safety factor for such temporary work designs? Three, what are the monitoring mechanisms in place to measure soil movements during construction? Sir, the present approach whereby various public agencies or developers will self-regulate safety at their respective worksites must be refined. The Building and Construction Authority must exercise centralised control for all deep excavation and tunnelling works. It must be a one-stop centre that provides information on on-going construction works and approve all design submissions for both temporary and permanent works. There must be a centralised tracking system in place to monitor all deep excavation and tunnelling works. This will serve as a check and balance for designers of temporary and permanent works in deep excavation and tunnelling works. (4) Developing a safety culture in the construction industry As compared to countries like Japan, the United Kingdom, the United States and Australia, the safety culture among construction firms is very lacking in Singapore. Presently, contractors adopt the minimum compliance mindset in providing safety measures at worksites. The contractors' attitude is that the Government will provide all the safety legislation and standards while they concentrate on complying with the legislation and standards. This apathy among contractors impedes the development of a good safety culture in the industry. Sir, I visited a number of construction sites in Japan. I am indeed very impressed by the strong safety culture in their construction industry.”
“Thus, extensive and simultaneous underground construction works will increase the safety hazards of both construction worksites and its surroundings if not properly coordinated. Today, many public agencies and private developers are concurrently carrying out deep excavation works, such as MRT construction, deep tunnel sewerage system, underpasses, drainage works, underground expressways and various building developments. There is no single agency to coordinate and evaluate the impact of these construction works on the safety of worksites and its surroundings. Thus, each construction site will determine its safety measures based on its own assumptions, which may sometimes be wrong, due to a lack of information on activities around the construction sites. Furthermore, temporary work designs, such as retaining walls for deep excavations are presently under the responsibility of the main contractors. The provision of temporary works is normally subjected to a competitive tendering and safety may be compromised if cost-cutting measures were undertaken by the contractors. Sir, although I do not wish to speculate on the causes of the Nicoll Highway accident, I hope to ask the Transport Minister the following questions: One, what are the compelling reasons for LTA to award Nicoll Highway and Boulevard stations, including the tunnels contract, to Nishimatsu Construction Company and Lum Chang Building Contractor Private Limited Joint Venture as their tender bid was about $70 million lower than the rest of the tenderers? Please look at the tender results in chart 4. The difference between the lowest and the second, third and fourth bids is about 25%. In tendering, we would call such a bid an outlier, which is likely to be an erroneous bid.”
“The CDM Regulations place the duty upon clients, consultants and contractors to coherently and methodically think about their contributions to project health and safety. Moreover, their inputs must be coordinated and managed throughout all phases of the construction process. It also highlights the health and safety roles, duties and responsibilities of all parties involved in the project. This will provide better accountability and risk management of a construction project, thus enhancing safety. Sir, as design has a direct impact on the safety of a construction project, it will be appropriate to integrate the Building Control Act and the Factories Act so as to provide a total approach to safe design and construction practices. A single agency will also facilitate efforts to foster a safety culture in the construction industry. Thus, I would like to urge the Ministers to consider merging the relevant sections of the Factories Act - safety regulations, safety standards, code of practice - into the Building Control Act. (3) Providing a one-stop agency for monitoring construction works Sir, I have raised a Question in this House before to ask the Minister for National Development whether there is any compelling reason to build so many basements in Singapore. Basement construction and deep excavation works are often complex and risky, due to the uncertain behaviour of soil conditions. In Singapore, two-thirds of our soils are alluvium and marine clay. These soft clays have high potential of soil failures, such as soil movement and soil settlement which will result in the consequent sinking of ground and failure of support systems.”
“Such practices will result in unsafe designs which will inherently increase the risk during construction and maintenance. These risks will aggravate if untried designs were implemented. Sadly, the risks of such designs will be transferred to the contractors who may not be in a position to manage such risks. The contractors' all-risk insurance policy is inadequate to cover such risks, especially when projects are under intense tender competition. Sir, we must reduce construction risks through safer designs of buildings and structures. The designers owe a duty of care to make sure that their designs are not only safe for building users, but also safe to construct. To avoid accidents during construction and maintenance stages, we have to adopt a risk reduction strategy at the design phase. International developments in occupational health and safety have now shifted focus on the designer instead of the principal contractor. The designer is regarded as the main party who can influence the prevention of ill health and accidents in construction. Besides the designer, the client also plays a significant role in the safety of a construction project. The appointment of competent consultants, specification of a reasonable construction period, award of tender to competent contractors and the provision of safety measures will have a direct impact on construction risks and safety on site. To facilitate better risk reduction, allocation and management among different stakeholders in a construction project, I would propose that we adopt the United Kingdom's Construction (Design and Management) Regulations 1994, which is the CDM Regulations model. This proactive safety management system emphasises the management of health and safety throughout all stages of construction projects.”
“The key performance indicator of our safety efforts must be the rate of decline of construction accidents and fatalities in the industry. At present, the risks of construction projects are poorly managed by various stakeholders, thus resulting in an apathetic and reckless attitude towards safety. There is an urgent need for the industry to re-emphasise safety. (2) Integrating the building and safety legislation Sir, the Building Control Act and the Factories Act are administered by the Ministry of National Development and the Ministry of Manpower respectively. While the Building Control Act ensures safety with regard to the design and construction of buildings and structures, the Manpower Ministry is responsible for workers' safety. But safety in construction projects is affected by both the design and construction of the projects. A European study of the construction industry's fatal accidents showed that although the primary cause of 37% of accidents were failures of the construction site management and workers, 28% of accidents could be attributed to poor planning, and 35% due to unsafe design. The findings show that over 60% of accidents were due to decisions made before work began on site. Therefore, it is crucial that safety is addressed at the planning and design stage of a project. In Singapore, both developers and designers do not conduct extensive safety audit on the designs of projects. The building contract only specifies the need to have an Accredited Checker (AC) for structural works. Designers rarely consider the health and safety requirements of a project. They also do not conduct comprehensive safety audit to determine the impact of their designs on safety during construction or maintenance.”
“In the United Kingdom, the trade unions have developed their own safety inspection system supported by the UK Government and industry players. Unions are usually familiar with worksite practices, and thus can provide invaluable input to improve worksite safety. Therefore, I would urge the Building Construction and Timber Industries Employees' Union of the NTUC to step up its efforts to convey the "safety first" message to all construction workers in Singapore. Sir, we need to be more proactive and effective in increasing the safety awareness of our construction workers. Sir, to re-emphasise safety, we must organise more safety campaigns and training for all stakeholders in the construction industry. In Japan, safety campaigns and discussion workshops were regularly held to constantly enhance safety in the industry. In Singapore, we seem to lack the will power and momentum to sustain our safety campaigns to make sure that they are effective in improving construction safety. No one seems to be interested to seriously improve safety standards in the construction industry. Although the Ministries, industry players, associations, such as the Singapore Contractors' Association Limited, and unions have come together to organise various safety campaigns and programmes, we lack the follow-up actions to ensure that safe practices are indeed carried out throughout the development of a project. Sir, we should not be too obsessed with statistics on the number of workers trained, number of participants for safety campaigns or the number of firms achieving certification for OHSAS 18001 which is their Occupational Health and Safety Management System.”
“Many work long hours with little rest so as to make enough money to support their families. The diverse composition of construction workers has made it difficult to implement effective safety training and improve communication among the workers. Very often, breakdown in communication is cited as one key contributing factor in construction-related accidents. This problem is further compounded by the multi layer sub-contracting system in Singapore. Construction work is usually sub-contracted down many tiers. As a result, the last person on the job may not know exactly what is going on. This practice of multi-tier sub-contracting is unhealthy, and has adverse effects on the quality and safety of construction work. Thus, I would urge the Minister for National Development to consider reviewing the sub-contracting practices in the construction industry. Sir, I hope the Manpower Minister will also review the policies on foreign workers, allocation of man-year entitlement, training and retraining of workers and the granting of permanent residence status to foreign skilled construction workers so as to build a stable construction workforce in Singapore. In Singapore, it is common to see many sub-contractors working concurrently at different parts of a construction site. As such, it is crucial for management to develop effective communication on safety to their workers. In Japan, safety briefings are diligently conducted daily to ensure that all workers present on site understand the construction activities of the day. Such practices increase safety awareness among workers and avoid accidents. One key success factor in Japan and the United Kingdom is the strong support of their unions in promoting worksite safety.”
“The ad hoc review of legislation as a result of construction accidents is piecemeal and does not address safety issues effectively. What is needed is a consistent and total approach whereby all stakeholders fully commit to safe practices. In this regard, I would like to urge the Government to form an inter-Ministry committee to review the current legislation and recommend appropriate measures to enhance safety in the construction industry. I wish to propose the following measures to enhance safety in the construction industry. (1) Promoting "Safety First" in the construction industry We need to re-emphasise the importance of safety in the construction industry. The "Safety First" slogan must be constantly reinforced among various stakeholders of a construction project. Everyone must adopt the correct attitude towards safety, from the authorities down to the last construction worker. A study by Dr Evelyn Teo and various researchers of the National University of Singapore has identified two main reasons for unsafe behaviours of construction workers. (a) Lack of awareness about safety. ie, the "I don't know" attitude; and (b) Poor attitude towards safety, ie, the "I don't care" attitude. The study also found that the most effective methods to improve safe work behaviours are: (a) To send workers for safety and health training; (b) Have close and strict supervision; and (c) Impose fines. Sir, knowledge on safety and attitude towards safety are key pillars in fostering a safe work environment in the construction industry. But we face a huge problem of a transient workforce in our construction industry. Many construction workers are foreigners with diverse backgrounds. Many are here to work for a specified duration.”
“Sir, this situation is definitely not desirable, and reflects poorly on the effectiveness of our safety legislation and safety measures in the construction industry. I certainly do not think that MOM should take comfort that the fatality in construction had dropped from 72 cases in 1997 to 27 cases in 2001. We must strive to achieve a zero fatality rate in the construction industry. Sir, over the years, the Ministries have been reviewing our Factories Act and Building Control Act to tighten safety practices in the construction industry. Safety training, seminars, awards and punitive measures were introduced to enhance safety at construction sites. Despite these measures, the number of accidents in the construction industry continues to increase. So, what are the root causes of these high accidents in the construction industry? In my opinion, there are three contributing factors which hinder safe practices in the construction industry. They are as follows: (1) Lack of integration of our safety and building legislation to provide an integrated safety infrastructure for the construction industry; (2) Lack of safety culture among various stakeholders in the construction industry; and (3) Lack of commitment to design and implement a comprehensive safety management system where independent checks and enforcements are carried out diligently. Sir, we need to adopt a holistic approach to enhance safety in the construction industry. Safety is the responsibility of all stakeholders in a construction project. The authorities, developers, consultants, contractors, suppliers, sub-contractors and all workers must play a role to develop a safety culture in our industry.”
“Sir, in 1998, the Ministry of Manpower and the Ministry of National Development formed the Construction 21 Committee to look into the multitude of problems faced by the construction industry. The Committee held extensive consultations with various stakeholders of the industry and made recommendations to transform the construction industry, which is perceived to be a demanding, dirty and dangerous industry, into a professional, productive and progressive industry. Despite the introduction of safety legislation and safety measures, such as the Factories Act, safety regulations, safety standards and code of practice, the construction industry continues to have high accident rates. Sir, let me refer Members to chart 1 [Copies of charts distributed to all Members]. This chart shows the statistics of industrial accidents between 1992 and 2002, as compiled by the Ministry of Manpower. The number of industrial accidents in the construction industry had increased from 802 cases in 1992 to 1,337 cases in 2002. This is an increase of 67%. As a percentage of all industries, construction accidents had increased from 17% in 1992 to 39% in 2002. If we were to analyse the fatality rate of construction accidents as shown in chart 2, the results are more alarming. Between 1992 and 2002, a total of 518 workers had died due to construction-related accidents. The fatality rate in the construction industry accounts for between 52% and 74% of all fatal accidents in all industries. In terms of man-days lost, the construction industry has consistently more man-days lost, ranging from 405 to 1,150 man-days lost, as compared to all other industries as shown in chart 3.”
“Mr Speaker, Sir, I beg to move, That this House, noting the two recent construction-related accidents at Nicoll Highway and Ayer Rajah, urges the Government to (a) re-emphasise the importance of safety at workplaces in Singapore; (b) review current safety standards and practices; and (c) recommend appropriate measures, including legislative changes, to further enhance the safety of workers in the construction industry. Sir, first of all, I wish to express my deepest condolences to the family members of the victims of the recent Nicoll Highway and Ayer Rajah construction-related accidents. I also wish to put on record in this House to acknowledge the courageous act of Mr Heng Yeow Pheow, who lost his life while saving his fellow workers. My salute goes to all the rescue workers and helpers who performed the risky rescue operations. The well-coordinated emergency rescue operations clearly reflect the sense of readiness of our emergency task force and their sense of mission. I am glad to learn that the Government will be recognising the courageous acts of all these Singaporeans. Sir, many Singaporeans were shocked by these two accidents. Many were surprised that such accidents can occur in Singapore, despite our stringent safety legislation. These accidents have eroded the confidence of construction workers in the industry. They serve as sombre wake-up calls for all stakeholders in the construction industry to relook into their safety practices. The impact of the accidents has also raised concerns among many Singaporeans who are questioning whether their buildings are safe or not, due to the extensive underground construction works that are still ongoing. The two accidents have indeed raised many questions concerning safety at workplaces in the construction industry.”
“To improve the professional management of strata developments, we need to train and register property management professionals. The fact that we need to amend the Act to include a new clause, clause 67, to prohibit the activity of managing agents in lobbying for votes clearly reflects the unprofessional conduct of some managing agents in practice. This clause will not be easily enforceable as it is onerous to gather evidence of managing agents lobbying for votes. Thus, I would urge the Minister to consider inserting a clause to appoint managing agents or property managers who are professionally trained and registered to manage strata title developments. The professional code of practice of managing agents or property managers can be clearly defined in the Act too. With professional management, the MCs will be properly guided to formulate maintenance policies which will look after the interests of all subsidiary proprietors. This will avoid non-compliance with statutory requirements, abuse of powers, and unauthorised practices in strata developments. Sir, I support the Bill, but would urge the Minister to commit the Bill to a Select Committee for further refinements to better represent the interests of all stakeholders in strata title developments and, at the same time, to gain their support for the Bill.”
“(4) Professional management The management of a property to satisfy the needs of many owners is a complex task which requires professionalism and good management practices. If the Government were to promote self-governance in strata developments, we need to establish a framework to ensure that professional property management services are carried out to maintain these developments properly so as to safeguard the interests of all stakeholders and the general public. Statutory compliance with regard to safety and public health must be complied and enforced stringently. The recent case of sewage water flowing into water tank clearly highlights the importance of statutory compliance and the need for professional property management. At present, the "cut throat" competition among property management firms has resulted in severe fee undercutting. This has compromised the standard of professional services rendered, resulting in an unhealthy state of affairs in many MCs. While many SPs demand high standard of maintenance, not many are very forthcoming when it comes to paying for professional management and maintenance services. This dichotomy has led to a situation where SPs, MCs and MAs are all unhappy with the management of their developments. This situation is further compounded by the lack of understanding of council members of the Land Titles (Strata) Act and various abuses of power by some council members. Sir, unless we adopt a professional approach towards maintenance, more disputes will surface in the future. These disputes are time consuming, and waste national resources. Many of these disputes have ended up in courts and soured relationships among SPs.”
“The present method of allotting share value is a "one size fits all" computation based on floor area groupings in 100 square metres. Thus, a unit of 101 square metres and one of 199 square metres are allotted the same share value as they are in the same grouping. I would propose to amend the schedule for the share value allotment by the Commissioner of Buildings, as stated in clauses 10 and 11 of the Bill. Sir, a more equitable method would be to compute the share value based on the built-up floor area of each lot. This will align the share value of each lot to be proportional to its built-up floor area. Thus, each subsidiary proprietor will contribute towards the maintenance fund based on the built-up floor area (rounded to the nearest square metre as stated in the Sale and Purchase Agreement). Once the share value allotment is agreed and approved by the Commissioner, it should be made known to the purchasers by stating it in the Sale and Purchase Agreement. The share value should not be changed once it is accepted and should form the basis of contribution by all subsidiary proprietors towards the management of the development. But I support the amendment in clause 40 to empower MCs to alter the maintenance contribution formula so that more equity could be achieved among subsidiary proprietors. This is especially so when there are changes in the common property which benefit certain subsidiary proprietors. As such, different groups of SPs may levy different maintenance contribution based on the circumstances and consensus of the subsidiary proprietors. This empowerment includes the use and rental of common property. The amendment will also encourage SPs to take more ownership of their common property.”
“Sir, instead of fixing the problems downstream where the design of the mixed-use strata developments has resulted in these problems, we should tackle the problems upstream at the planning and design stage. Many problems faced in mixed-use strata developments can be resolved through proper planning and design of the development. For example, clearer delineation of functional and physical common property, and the provision of separate facilities or access will reduce potential conflicts among users. We should adopt a dispute avoidance strategy, instead of legislating, to manage disputes among subsidiary proprietors. Potential purchasers of mixed-use strata developments must fully understand the implications (that is, the conveniences and the inconveniences) of staying in such developments before making purchase decisions. This will facilitate better understanding among subsidiary proprietors and the management corporations. In addition, property buyers must be given more accurate information on the basis and amount of maintenance contribution at the time of purchase. Such transparency will help to avoid disputes at a later stage. I would urge all developers to be more transparent and provide more accurate representations of their developments when marketing their properties. (3) Promotion of self-governance Sir, I support the move to promote self-governance by MCs and reduce Government intervention in the management of strate title developments. Except for safety and public health matters, we must empower the MCs to take on more responsibilities in the management of their estates. A common conflict among subsidiary proprietors is the allotment of share value and formula for maintenance contribution.”
“The common problems may be listed as follows: (1) Different and conflicting interests among different users of mixed-use strata developments such as residential, commercial or office units; (2) Car parking problems such as allocation of car parks lots, car park fees, indiscriminate parking and congestion, and car park lots for visitors and the general public; (3) A lack of representation of council members from different user groups; (4) Security and access problems between subsidiary proprietors and the general public; (5) Maintenance fee contribution and fund allocation for maintenance purposes; and (6) "User Pays" attitude among subsidiary proprietors. Sir, in the United States, common property is divided into various categories, namely, common element, residential limited element and commercial limited element for management purposes. The Bill proposes a similar approach in delineating the common property into two main categories, namely, common property and limited common property. This is based on the exclusive benefit of two or more subsidiary proprietors of those proposed lots in the land parcel. Prima facie, this arrangement seems to cater to the needs of different groups of users. But, it has the inherent "divide and rule" impact on the development. Thus, potential problems of cross-boundary conflicts may arise from the two-tier MC system. This arrangement is also unlikely to promote community spirit and bonding among the different tiers of MCs and subsidiary proprietors. In today's apathetic climate among the subsidiary proprietors to serve in MCs, I am concerned whether a two or more tier MC system is a sustainable solution in managing mixed-use strata developments.”
“Such lack of understanding has led to many disputes and unauthorised alterations in some strata developments which may pose safety hazards. The recent falling of external windows is an example which illustrates the lack of understanding of responsibilities of unit owners. Although the external facade of the windows comes under the responsibility of management corporations, subsidiary proprietors are responsible to keep the windows in a good and servicable condition, including conducting periodic inspections on the windows. Sir, we need to re-emphasise the individual responsibility of subsidiary proprietors in maintaining their own strata title lots. (2) Mixed-use strata developments The Bill proposed a two-tier MC system for mixed-use strata developments and residential developments with different types of residential lots to provide more effective management. This serves to delineate areas to better cater to the needs of different users in mixed-use strata developments, and at the same time provides a more equitable maintenance contribution formula. These amendments arise mainly due to various problems faced by management corporations and subsidiary proprietors of mixed-use strata developments.”
“Sir, in order to ensure that owner developers hand over all relevant documents to the management corporations, I would propose that we specify clearly the list of documents and items to be handed over to the MC at the first AGM in clause 25(4)(a). The proposed list should include the following: (1) Building plans; (2) Share value allotments; (3) Strata title plans and strata roll; (4) As-built drawings on architectural, structural, M&E and open area items; (5) Operation and instruction manuals; (6) Electrical diagrams and plumbing schematic drawings; (7) Guarantees/warranties/indemnities when assigned/novated to MCST; (8) Certificate for Statutory Completion; (9) Current insurance policies; (10) Legal covenant, caution and restrictions on use of land in the title, if any; (11) Current maintenance service contracts; (12) Notices/directions from Government or any authorities, if any; (13) Keys to all common properties; (14) Inventory list of furniture and equipment in common areas and common properties. (15) Records of accounts and book-keeping; (16) Audited accounts and reports related to the period after the MC is legally incorporated; and (17) Any other records relevant to the management of the strata development. In this way, the MCs will be better positioned to maintain the property in a good and serviceable condition. Sir, I would also urge the Minister to further define the roles and responsibilities of subsidiary proprietors in keeping their strata title lots in a good and serviceable condition. Today, many subsidiary proprietors are still not familiar with their responsibilities to maintain their own strata title lots, and many are not sure which elements in their strata lots are common property or their own property.”
“(3) We must adopt a professional approach towards maintenance management by the management corporations and their agents. The proposed Bill may address the first attribute by better defining the roles and responsibilities of owner developers, subsidiary proprietors, management corporations and managing agents. But it has not facilitated the development of a strong community spirit among subsidiary proprietors and provided adequate measures to increase the professionalism of managing such developments. Sir, let me now discuss the key items in the Bill. (1) Clearer definition of roles of stakeholders Sir, I support the various amendments to better define the roles of the owner developers, management corporations, council memebrs, managing agents and subsidiary proprietors. The key objective of these changes is to ensure the election of council members with integrity and bona fide intention to look after the interests of all subsidiary proprietors. It also laid out rules on the code of conduct and ethics of council members, managing agents and subsidiary proprietors so as to avoid corruption and malpractices. But the amendment does not define clearly the role of the owner developer in handing over documents to the management corporation at the first Annual General Meeting. At present, the Act requires the developer to hand over "all plans, specifications, certificates (other than certificates of title for the lots), diagrams and other documents relating to the parcel or building to the MC at the first AGM". In practice, there are disputes between developers and management corporations concerning the definition of these documents. To avoid unnecessary or unreasonable demand from either party, it will be clearer if the Act can define these documents.”
“(2) Are subsidiary proprietors ready for self-governance in strata title developments? (3) Will the Bill affect the standard of maintenance of strata developments in Singapore? Although the concept of communal living in strata title development was introduced in the 70s, many subsidiary proprietors are still still not aware of their roles and responsibioities. The general lack of community spirit and apathy among subsidiary proprietors has posed much problem in the management of such developments. Common problems include lack of quorum to convene general meetings, lack of volunteers to be council members in the management corporations, lack of understanding of the roles of developers, management corporations, managing agents and subsidiary proprietors, abuses of powers resulting in corruption and malpractices, failure to comply to various statutory requirements and the lack of understanding of the Land Titles (Strata) Act, resulting in disputes among various stakeholders. These problems are further aggravated in mixed-use strata developments where the interests of various stakeholders are very different. As such, much time and resources were wasted to resolve these problems, and many stakeholders have called on the Government to review the Land Titles (Strata) Act. Sir, I hope the Minister can highlight to the House the key desired outcomes of this Bill. Sir, in my opinion, there are three attribtues of success in strata title developments which will enhance professional management and strenghten communal living: (1) We need a clear set of legislation defining the roles and responsibilities of all stakeholders of a strata title development. (2) We need a strong community spirit and a "give-and-take" attitude among subsidiary proprietors.”
“Mr Speaker, Sir, the proposed Bill marks a milestone in the maintenance and management of buildings and common property of both strata title and non-strata developments in Singapore. It merges the existing Land Titles (Strata) Act and the Buildings and Common Property (Maintenance and Management) Act to form a new Act, which is the Building Maintenance and Management Act. The Act will be administered by one Ministry (ie, the National Development Ministry), instead of two Ministries presently. There are five key amendments in the Bill as follows: (1) Provision for the management of mixed-use strata developments; (2) Promotion of self-governance among management corporations; (3) Ensuring more equitable sharing of maintenance costs; (4) Definition of roles of all stakeholders; and (5) Administration of the new legislation. Sir, the amendments will have impact on more than 2,600 management corporations and over 170,000 units of strata title and non-strata developments in Singapore. It will affect both existing and future subsidiary proprietors and property owners. The impact will be more pronounced and differential for subsidiary proprietors of mixed-use strata developments. At the same time, various stakeholders of property development (ie, developers, managing agents, and management corporations) are also affected. As the Bill has a wide ranging impact on many interested parties, I would urge the Minister to consider committing the Bill to a Select Committee for public consultation and scrutiny. Fundamental questions to address Sir, there are three fundamental questions which need to be addressed before debating on the proposed Bill: (1) Is the concept of communal living in strata title developments successful in Singapore?”
“Sir, some of these flats are still around after more than three years, and they are still unsold. They actually pose some maintenance problems because the flats are not occupied. What are the measures taken by HDB to look after all these unsold flats?”
“So, with all these options available, I would say that the proposal of the Member for a hire-and-purchase scheme may not be so necessary at this stage. The final point I would just like to mention is, of course, that some of these flats that are being offered for sale are really not suitable for rental. They are not fitted out; they do not have proper flooring, lighting, etc. So it would require some effort to actually fit them out and to offer them for rental. But I would say that this is a practical problem which can be overcome. The main crux of the matter really is that there are many other options available to such families who are in difficulties, and I hope that these options will be made use of.”
“Sir, may I ask the Minister whether the Ministry can consider a hire-and-purchase scheme for these unsold flats where you allow more flexibility for Singaporeans to rent these flats, based on annual value, and thereafter to allow them to purchase them when they become eligible? Mr Mah Bow Tan: Sir, I presume the purpose of such a scheme, as proposed by the Member, is to help the families who are not eligible for loans to get a flat. First of all, I would like to assure the House and the Member that HDB does exercise flexibility and consider loans for such families on a case-by-case basis. It will give them a concessionary loan after looking into the merits of the case and, if there are extenuating circumsances such as hardship, they will grant such a loan. Of course, there are other alternatives available, including the financial assistance schemes offered by the HDB. Those who wish to downgrade can also make use of their proceeds to buy a smaller flat. In fact, for such families, I would say further that it makes more sense for them to buy than to rent. Because if they buy, they can actually make use of their CPF to pay for their mortgages, whereas they would need to use cash for their rentals. But having said that, there are those who still prefer to rent for whatever reasons, and here there are other schemes that are available for such families to rent, such as the Rent and Purchase Scheme. There is also the Public Rental Scheme. And we have recently revised the eligibility for the Public Rental Scheme. Then, of course, there are HDB flats which are available for rental, as a result of the relaxation of some of the rules for subletting that were introduced in October last year.”
“Many countries like Japan and Malaysia have national school uniforms for their students. This will provide a national identity for all our students. In addition, I hope the Ministry can exercise flexibility to allow students to wear sports shoes instead of the traditional white school shoes. Sports shoes are better designed and will cause less injuries to children. EZ-link Smart Cards for Students”
“Sir, I am moving this cut as a cut waste suggestion to the Ministry. Sir, the primary purpose of school uniform is to provide uniformity among students. I understand that the Ministry has given full mandate to the school principals to design and determine the prices of school uniforms. Recently, I observe that many schools are having very fanciful school uniform designs. Most schools also require students to purchase different sets of school attires for different purposes. Some of these school uniforms have multiple colours, different materials, different cuttings, lots of pleats and buttons. Although these designs do provide a sense of identity for the school, I do not think that schools should rely on the design of school uniform for branding. Instead, they should focus on the quality of students who graduate from the schools to build their reputation. Sir, the wide variety of designs in school uniform has posed some problems for parents. First, it has increased the cost of school uniforms which now cost between $8 and about $20 per set. The complex school uniform design also increases the number of hours required to iron these school uniforms. It also consumes more electricity to iron these school uniforms. This practice is not very environmentally friendly. The different school designs have also reduced the possibility of reuse of school uniforms among siblings, if they are studying in different schools. Sir, I wish to propose to the Ministry to consider designing a simple and yet practical set of school uniform for all students in Singapore. It should preferably be a collar T-shirt which can be used for all occasions. This will lower the cost of school uniform due to the simplicity in design and economies of scale.”
“Sir, I would like to thank the Minister and Senior Parliamentary Secretary for their comprehensive answers they have given to all the questions. I also would like to commend the Ministry for the good work they have done to make Singapore clean and green. I hope the Rat Attack among the five town councils would not lead to a rat race, otherwise the remaining 11 town councils will be receiving a lot of rats. Sir, I beg leave to withdraw the amendment. Amendment, by leave, withdrawn. The sum of $473,759,650 for Head L ordered to stand part of the Main Estimates. The sum of $1,403,888,900 for Head L ordered to stand part of the Development Estimates. Head I - Ministry of Community Development and Sports”
“Besides establishing systems and communication channels, there must be more concerted efforts to garner political view to address environmental issues. Sir, I wish to ask the Minister the following questions: (1) How is the Ministry leveraging on international cooperation to improve environmental performance in Singapore? (2) How is the ASEAN environmentally sustainable cities programme coming along? The Chairman: We have two minutes. Mr Mohamad Maidin, do you want to respond? If not, we can continue tomorrow.”
“Sir, I will take my time to finish the last two cuts. Traditionally, the environment industry offers low-paying jobs and employ many unskilled workers. This situation has changed as the industry evolves to be more innovative and explore new technologies. Although some environmental jobs are still labour intensive, such as sweeping and mopping, there is room to redesign and add values to these jobs. Mechanisation has provided a new image to the environment industry. Today, a wide range of equipment and machines are used for different types of environmental jobs. The skills requirement of our workers have also increased, thus improving the image and salary package of our workers. With more emphasis on keeping our environment okay, we should expand the scope of our environmental services. More specialists should be trained in areas, such as pest control, disease outbreak management, disaster and emergency management. Sir, I wish to ask the Minister the following questions: (1) What is the progress of the "1,000 for 1,000" initiative? (2) Are there plans to create more jobs in the environment industry? (3) Is there any work redesign initiative to make environmental jobs more attractive to Singaporeans? International Collaboration Sir, I go on to my next cut. Environmental issues and problems are always borderless and may affect neighbouring countries. The haze from Indonesia is a good example as to how air quality in Singapore can be affected. The recent outbreak of SARS also shows that disease can cross boundary through human carriers. As such, the need for international cooperation to manage environmental problems has become more pertinent.”
“Sir, despite concerted efforts by the Ministry, pests, such as crows, rats, flies, mosquitoes and cockroaches, are still commonly seen in our living environment. These pests can create much nuisance, and pose health hazards to Singaporeans. While the authorities have been diligently conducting enforcement action, these efforts have not produced a sustainable solution to resolve the problem. Sir, we need to adopt new approaches to tackle our pest problems. There must be joint responsibility from all stakeholders to maintain a clean and hygienic environment. We need to adopt building designs which do not facilitate the breeding of pests. There must be good housekeeping and maintenance efforts to eliminate pests. Sir, I wish to ask the Minister the following questions: (1) What are the pest control measures by the Ministry and how effective are they? (2) How does the Ministry engage all stakeholders to be involved in its pest control efforts? Hawker Centres”
“Sir, the deep tunnel sewerage system aims to provide an infrastructure for waste management in Singapore. It will free up land from the present sewerage treatment plants for future development. At the same time, it will provide the conduit for our recycling of waste water for NEWater. Sir, I wish to ask the Minister the following questions: (1) What is the status of development of the deep tunnel sewerage system? (2) What are the plans to phase out the existing sewerage treatment plants? (3) Will the deep tunnel sewerage system increase the waste disposal fees for consumers?”
“They should be allowed to put up their test system, using the water from the sewerage treatment plants for testing and development of their own products. Hopefully, in the not in a very distant future, Singapore companies could master the whole NEWater technology, in particular, the products in the high-end, and make Singapore to be one of the key players in the supply of the NEWater system worldwide. Sewerage System”
“Looking at the world shortage of potable water, like the recently announced shortage of water for 2008 Olympics in Beijing, it means that the re-creation of water after use would be a technology likely to resolve some of the water shortage problems in different parts of the world. In short, NEWater is a marketable business. We could export the technology know-how, the empirical expertise and the product to water shortage countries, using our strong local track records in NEWater as reference. Our local business could capture a part of the worldwide lucrative new business. At this moment, most of the products applied in this technology are from the west. Our local business could only supply products dealing with the front end of the process treatment, which is only on the lower level of the technology for the whole NEWater system. We should take advantage of owning such a large scale NEWater treatment plant to further develop Singapore's technology. We should offer opportunities to more local businesses to be involved and help them move up their ability in dealing with the product and technology currently controlled by the foreign firm. By doing so, if the local company is successful, it will provide long-term security to the PUB in the continuous supply of the key components, especially in case of emergency. On the other hand, the world market, characterised by the market size and the wide variety of the affluent type, will strengthen our capability in the production of better products in meeting the needs of our NEWater system. I suggest that PUB's facilities should be made more open and more accessible by our local environmental companies.”
“Sir, to be self-sufficient in water, Singapore has explored more innovative ways to increase its water supply. Today, we are getting water supplies from four key sources: (1) rainwater; (2) water purchased from Johore; (3) NEWater; and (4) desalination water. But, in order not to impose too much cost burden on Singaporeans and our businesses, we must adopt an appropriate portfolio of water supply from different sources. Therefore, we must analyse the lifecycle costs of the respective water supply sources or facilities and explore innovative ways to adopt more cost-effective solutions. The key guiding principle in adopting a portfolio of water supply sources is the ability to control and provide sustainable water supply in Singapore. Both NEWater and desalination provide a sustainable solution to make Singapore self-sufficient in water. Besides managing water supply, we must also adopt sustainable practices in the use of water. Conservation, reuse and recycling of water should be encouraged among users in the industrial, commercial and residential sectors. More public education is needed to instill good water conservation habits among Singaporeans. To further encourage water conservation, the Ministry should provide legislation to ensure that water saving devices are installed in buildings. Sir, I wish to ask the Minister the following questions: (1) Are plans to make Singapore more self-sufficient in water on track? (2) What are the plans to promote water conservation in Singapore? (3) Will the Ministry consider legislation to encourage water conservation in buildings? NEWater Assoc. Prof. Low Seow Chay: The main objective of developing and promoting the concept of recycled water, named NEWater, is meeting the water needs of Singapore.”
“Sir, studies by the NUS and US have shown that indoor air quality has an effect on the health and productivity of occupants in buildings. Common problems, such as Legionnaire disease, respiratory problems and impaired performance, were encountered by people working in sick buildings. A study in the US shows that about 70% of US workers, ie, approximately 89 million persons, are employed in non-industrial and non-agricultural indoor settings. Sir, data have shown that improving the indoor environmental conditions may benefit more than 15 million of the 89 million indoor workers in the US, resulting in economic benefits of between US$5 billion and US$75 billion annually. These findings are of grave concern, especially as our workforce gets older and becomes more vulnerable to infection. The quality of air in indoor environment will pose new challenges to the health of Singaporeans and our economy. Sir, many Singaporeans spend lots of time indoors while at work or at home. Therefore, it is crucial that the quality of air within our buildings is safe. If we were to look around in our workplace and homes, we can see that many people do not maintain and clean their air-conditioning systems. Some have decorated their indoor environment with a wide variety of furnishings and materials which emit gases or encourage bacterial growth. This poses serious health hazards to its occupants. Sir, I wish to ask the Minister the following questions: (1) What is the quality of indoor air in Singapore? (2) Can the Ministry consider developing a Pollutant Standard Index (PSI) for indoor air? (3) What are the efforts undertaken by the Ministry to improve the quality of indoor air?”
“Sir, I wish to ask the Minister the following questions: (1) What is the status of achievement of the Green Plan 2012? (2) Are there short-term targets and progress monitoring mechanisms for the Green Plan? (3) In what ways has the Green Plan improved the quality of life of Singaporeans? Sustainable City To make Singapore a sustainable city, we need to have a sustainable plan where sustainable policies are implemented. In addition, all stakeholders of the society, namely, the public, private and people sectors must adopt sustainable practices. The Singapore Green Plan 2012 provides a good framework to make Singapore a sustainable city. As a small country with a small land area, Singapore faces tremendous challenges in achieving sustainable development. We must plan and develop our limited land area to meet the needs of the present population without compromising the needs of future generations. We are faced with the challenges to make our water supply sustainable. We must balance our ecosystem to provide a good living environment. At the same time, we have to keep our air, water and land clean, so as to improve our quality of life. Sir, I wish to ask the Minister the following questions: (1) How sustainable is Singapore in terms of clean air, water and land? (2) What is the level of participation and effectiveness of our 3P projects? (3) What disaster management plans are in place to handle public health outbreaks, such as vector-borne disease, rodent-borne disease and food-borne disease? Environmental Performance”
“Sir, I beg to move, That the total sum to be allocated for Head L of the Main Estimates be reduced by $100. Sir, the Singapore Green Plan 2012 has laid out its vision to make Singapore an "Enduring Singapore". It has set out ambitious targets to achieve in eight areas, namely, waste management, conserving nature, clean air, water supply, public health, community partnership, international collaboration and innovation. The Green Plan will chart the key directions and direct our efforts towards sustainable development. While it is important to have a plan, what is more crucial is the implementation of the plan to achieve its desired outcomes. To attain sustainable development requires the joint efforts of all stakeholders in our society. There must be mutual understanding among the public, private and people sectors. All parties must share the same aspirations for the environment. If not, the outcome will not be a win-win situation for all. This requires a change of mindsets among the different stakeholders. As a regulator, the Ministry can only provide a supportive framework to encourage the relevant stakeholders to exercise responsibility. Although much talk has been focused on sustainable development, not many countries have the political will to implement their plans. Some had encountered complex problems, resulting in irreversible damage to the environment. In Singapore, we are fortunate that our Government has strong political will to walk the talk. Over the years, the Government has attained commendable achievements in keeping our environment clean and green. Our consistent approach in planning, monitoring and enforcement has produced results which are the envy of many countries.”
“Sir, I would like to thank the Minister, Minister of State and the Senior Parliamentary Secretary for their comprehensive answers. I am sure that over 95% of the Members of this House are satisfied with their answers. Sir, I beg leave to withdraw my amendment. Amendment, by leave, withdrawn.”
“Sir, I would like to request the Minister to once again reassure all Singaporeans that it is safe to eat chicken in Singapore. Sir, may I ask the Minister what are the measures undertaken by AVA to ensure food safety in Singapore?”
“In Singapore, not much emphasis has been placed on research and development in the construction industry. Many building researchers are academics from the universities who work part-time on research projects. Both the BCA and local construction firms are also not proactive in spearheading research. They also do not receive much support from the Government or developers. In contrast, Japanese contractors invest a considerable amount on research and development to develop new technologies and systems. In Singapore, only token efforts were put in to study certain problems in the industry. There is a drastic lack of innovation to develop new products and systems for application in the tropics. Singapore is well-positioned to be a research hub for building materials and systems. This will provide the potential for Singapore construction firms to export their services to the regional market. Sir, I wish to ask the Minister the following questions: (1) How can BCA make Singapore a Building Research Centre for tropical climate construction? (2) How can we attract full-time researchers to develop patents and innovative products and services for export? (3) How can we develop Singapore into a regional testing laboratory for building materials and products used in the tropics? Handicapped-friendly Footpaths”
“Sir, the concept of total building performance is new in Singapore. Many industry practitioners in the construction industry are still not familiar with this approach. As the Ministry has recently amended the Building Control Act to promote a performance based system, we should incorporate total building performance when designing and retrofitting buildings. Clear guidelines or standards on total building performance, such as energy efficiency, water conservation, thermal comfort, indoor air quality and maintainability must be set to achieve optimum performance of buildings. The failure to address total building performance will result in sick building syndromes, loss of productivity, high operating and maintenance costs and shorter lifespan of buildings. Sir, I wish to ask the Minister the following questions: (1) Will the Ministry consider integrating the current building regulations to achieve total building performance in our buildings? (2) What are the plans by BCA to achieve sustainable development in new and refurbished buildings? (3) Are there plans to adopt total building performance benchmarks or standards in Singapore? Building Performance Sir, on my next cut, the performance of a building is dependent on five key factors, namely: design, construction, maintenance, usage and environmental factors. Many designs and materials used in temperate climate are not suitable for our tropical climate conditions. That is why we often see building defects in many of our buildings, such as cracks, delamination, algae growth, water seepage, water splashing and corrosion. These failures are due to a lack of research and knowledge on the performance of buildings in tropical climate conditions.”
“Sir, the revised Contractors Registry System has resulted in an unhealthy state of construction firms in Singapore. Its requirements for turnover and the need to have a mixture of public and private projects track record for renewal and upgrading have pushed many construction firms to commit "suicidal" bids. This has resulted in a large number of construction firms (some formerly G8 contractors) going bankrupt. The recent liquidation of some MUP main contractors has caused much disruption to many residents. As for those contractors who are more conservative, they were downgraded to a much lower grading, such as C1 and C2, for failing to achieve the required turnover. This situation is unhealthy as we are penalising our established contractors. The downgrading also retards their company's growth as they cannot participate in certain Government tenders. Sir, I understand the intention of the revised registry system is to consolidate the industry. But the desired outcome may be a setback for the industry as more "cowboys" are graded to be A1 and A2 contractors due to their total sub-contract practices. This is what the industry calls the "Ali Baba" package. While credible and established construction firms are downgraded and cannot sustain their businesses, we need to review the contractors' registry system to ensure that the criteria will help to develop world-class construction firms in Singapore. Sir, may I ask the Minister how many G8 contractors were downgraded as a result of the new registry system? Will the Ministry consider reviewing the registration and upgrading criteria? And in what ways has the registration improved the quality and professionalism of contractors? Construction Projects”
“Sir, the construction industry is often regarded as a dirty, dangerous and demanding industry. But it is also an industry which produces tough and resilient workers. Construction workers are known to be able to work under tough conditions and possess multiple skills. Due to the ease in employing foreign workers in Singapore, the Singapore's construction industry has failed to develop a local construction workforce over these years. The lack of recognition and poor image have also impeded the recruitment of Singaporeans into the industry. Today, the bulk of workers at the construction sites are foreigners, and construction is still highly labour intensive. Sir, there are two compelling reasons why we need to reconsider developing a local construction workforce. First, it is not sustainable to rely solely on foreign workers for construction work, and, second, we must develop our own local construction workforce which can also be our own emergency workforce in times of disasters. There is an urgent need to review the operations of the Construction Industry Training Institute. We must provide more opportunities for Singaporeans to learn multiple construction skills and earn a good salary as a skilled tradesman. Without strong recognition from the Government, it will be an uphill task to attract younger Singaporeans to join the construction industry. Sir, I wish to ask the Minister the following questions: (1) Are there plans by BCA to develop a local construction workforce? (2) How many locals and foreigners were trained by CITI yearly? (3) Can we train our construction workforce to be an emergency workforce for disaster management?”
“Sir, in a dynamic market environment, there is a constant need to change the use of buildings or premises to meet changing needs of its users. This phenomenon was experienced by the United Kingdom in the 1980s where there were lots of refurbishment work in London, due to changing market conditions. One key lesson which we can learn from the UK experience is the use of fast track construction technique to meet the changing needs of building users. Many refurbishment contracts in London were complex and had a short con struction period. As such, contractors adopted a wide variety of construction techniques such as prefabrication, fitting out or dry construction methods, to meet the tight construction schedules. May I ask the Minister whether the Ministry has any plans to introduce fast track construction in Singapore.”
“I think the Minister has not answered the question on the underpass security threat. Maybe the Minister can explain whether underpasses are likely to be soft targets for terrorist attacks.”
“Sir, can I just seek one clarification from the Minister?”
“Madam, I wish to ask the Minister the following questions: (1) Can URA review its land sale requirements to construct underpass? (2) How many underpasses were constructed due to URA's land sale? (3) Will underpasses pose any security threat? Car Parks”