3 masterplan & cons_final.pdf
DESCRIPTION
Myanmar Housing MasterplanTRANSCRIPT
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Master Planning and Conservation: Singapore’s Experience Singapore-Myanmar Technical Cooperation Workshop, 14 – 16 August 2012
Concept Plan
Master Plan
Land Sales Development Control
The Planning Process
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Statutory land use zoning plan to guide developments
Provided for in the Planning Act
What is the Master Plan?
Planning Act
Part I. Preliminary
Meaning of “development”: the carrying out of any building, engineering, mining, earthworks or other operations in, on, over or under land, or the making of any material change in the use of any building or land.
Appointment of Chief Planner as Competent Authority
Development proposals to be in conformity with Master Plan
What is the Master Plan?
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Part II. Master Plan and Conservation Areas and Guidelines
Amendments to Master Plan:
At least once in every 5 years, the competent authority shall review the Master Plan.
Proposals for amendment to the Master Plan may provide for:
rezoning
change of plot ratios
change of the written statement in any respect
designation of conservation areas
What is the Master Plan?
What is the Master Plan?
Translation of broad Concept Plan to detailed plans at local level
Concept Plan 2001
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MASTER PLAN - Punggol Town
Concept Plan
Stipulates allowable use and intensity (plot ratio)
Depicts clear intention on use of each land parcel
10-15 year planning horizon
What is the Master Plan?
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What is the Master Plan?
Transparent to the public
Singapore Improvement Trust (SIT) required to carry out diagnostic survey of the Colony, and to submit a plan to indicate the manner in which land in the Colony should be used
Evolution of the Master Plan
1st MP: 1958 (before independence)
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1st Master Plan: 1958
Written Statement
Interpret the provisions in the MP
Stipulate the allowed developments for
each type of land use
Written Statement (1958 MP)
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Written Statement (2008 MP)
Evolution of the Master Plan
Master Plan reviews: 1965 – 1990
Mainly reflected changes approved over the 5 year term
MP65, MP70, MP75, MP80, MP85, MP90
Forward-looking plans prepared only for areas needing immediate and comprehensive development
Not responsive enough to Singapore’s rapid development over this period
Some decisions discretionary, not transparent
Problems when big projects are submitted
Land uses outdated in some areas
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Evolution of the Master Plan 1990s: New Planning system - “Development Guide
Plans” (DGPs)
Forward looking plans
Bedok Planning Area
55 local planning
areas (1000ha,
150,000 population
each)
Specific planning
objectives and
parameters (from
Concept Plan)
Use, Intensity, Height
restrictions
1. Collect and Analyse Data
• Strengths, weaknesses, environmental character of local planning area
2. Develop Outline Plan
• Of the landuse and intensity pattern for the planning area within Concept Plan framework
3. Consult Govt Agencies and Stakeholders
4. Refine Outline Plan into Draft Master Plan
• By incorporating good ideas and feedback
Stages in Preparing the Master Plan
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5. Public Exhibition
• At least 2 weeks
6. Finalise Master Plan Proposal
• After Minister has decided on any objections or representations
7. Gazette as new Master Plan
8. Monitor & Review
• To feed into next Master Plan
Stages in Preparing the Master Plan
• Planning Area further divided into sub-zones
• Varying sizes of each planning area and sub-zones
• Various uses planned for each DGP
Development Guide Plans
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URBAN
REDEVELOPMENT
AUTHORITY
Existing Condition
Development Guide Plans Population
1990 pop census 65,100
Type Units %
Low-density 3,066 20
Med-density 4,166 26
High-density 8,545 54
TOTAL 15,777 100
Housing Units
Landownership
30.1%
URBAN
REDEVELOPMENT
AUTHORITY
Existing Condition
Development Guide Plans
Land Use Land Area
(ha)
%
Residential 287 32.7
Commercial 20 2.3
Industry 6 0.7
Institutional 132 15.0
Open Space &
Recreation
23 2.6
Waterbody 15 1.7
Infrastructure 139 15.8
Others 257 29.2
TOTAL 879 100
Land Use Distribution
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URBAN
REDEVELOPMENT
AUTHORITY
Planning Analysis Strengths & Opportunities
Development Guide Plans
• Opportunities for
redevelopment
• Good accessibility
• Good schools
• Good class bungalows
• Established shopping belt
and eating outlets
• Good facilities
URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Analysis Weaknesses & Threats
• Under utilisation of land
• Incompatible use
• Infiltration of non-
residential uses to
residential areas
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URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Strategies
• Provide variety housing
• Develop Fringe Centre
• Redevelop institutional &
industrial sites for housing
• Provide / upgrade roads
• Provide adequate schools /
facilities
URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Residential Plan
Type Units %
Low-density 6,635 23
Med-density 7,109 25
High-density 14,778 52
TOTAL 28,522 100
Housing Units
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URBAN
REDEVELOPMENT
AUTHORITY
Planning Proposals Commercial Centres
Development Guide Plans
Type Commercial GFA (sqm)
Extg Prop
Fringe Ctr 226,957 280,325
N’ hood
Ctr
38,985 39,000
Precinct Ctr 4,312 3,700
Balestier Rd
Shopping
Area
55,463 87,706
TOTAL 325,717 410,731
Commercial Centres
URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Green & Blue Plan
Parks & Gardens
• Neighbourhood parks
• Precinct gardens
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URBAN
REDEVELOPMENT
AUTHORITY
Planning Proposals Proposed School Plan
Development Guide Plans
Facilities Extg Prop
Community Ctr 3 3
Regional Hospital 1 1
Schools
- Primary
- Secondary
- JC
7
3
1
8
5
1
Place of Worship
-Church
- Mosque
- Chinese temple
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3
11
11
2
11
Library 0 1
Petrol Station 19 16
Facilities Provision
URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Transport Plan
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URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Building Height Plan
URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Special & Detailed Control Plan
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URBAN
REDEVELOPMENT
AUTHORITY
Development Guide Plans
Planning Proposals Special Control Plan
URBAN
REDEVELOPMENT
AUTHORITY
Planning Proposals Land Use Plan
Development Guide Plans
Land Use Land Area
(ha)
%
Residential 392 44.6
Commercial 23 2.6
Industry 5 0.5
Institutional 80 9.1
Open Space &
Recreation
26 3.0
Waterbody 15 1.7
Infrastructure 160 18.3
Others 178 20.2
TOTAL 879 100
Proposed Land Use
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Evolution of the Master Plan 1998 Master Plan (from 1991 Concept Plan)
First to provide forward-looking guide to land use development
Master Plan Process
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Focus Group Discussions Public Forum
Exhibitions E-consultation
Public Consultation
Evolution of the Master Plan 2003 Master Plan (from 2001 Concept Plan)
Subject Group consultations parks, waterbodies, identity
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Evolution of the Master Plan 2003 Master Plan
Parks & Waterbodies Plan
Nature Reserves, Nature Areas, Waterfronts
Evolution of the Master Plan 2003 Master Plan
Identity Plan
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Evolution of the Master Plan 2008 Master Plan
SUB-REGIONAL CENTRES
REGIONAL CENTRES
FRINGE CENTRES
CENTRAL
AREA
Jurong Lake District
Kallang Riverside
Paya Lebar Central
Kallang Riverside
Paya Lebar Central
Jurong Lake District
Evolution of the Master Plan 2008 Master Plan:
new growth areas
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Evolution of the Master Plan 2008 Master Plan
Leisure Plan
Leisure Destinations
Evolution of the Master Plan 2008 Master Plan
Round Island Route
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Planning for Conservation
Boat Quay, 1800-1900s
Little India, 1800-1900s
Elgin Bridge, 1929 Kg Glam, 1800-1900s Tiong Bahru, 1930s
Old Supreme Court, 1937
Reinforces a sense of rootedness & identity
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Protect and Enhance our diverse cultures
Bussorah Mall
Provide interesting places for our
businesses to thrive
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Remind us of achievements of pioneers
Fmr Jurong Town Hall, 1974
Protect unique local neighbourhoods
Tiong Bahru, 1930s
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Create attractive destinations for our visitors
Fullerton Hotel (Fmr General Post Office), 1927
Land Area Conserved • 7000+ conserved
buildings &
structures
• 60% in Central
Area
• 0.4% of the total
developable land
in Singapore, 6%
of Central Area
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•Acute housing shortage, overcrowdedness in the city
•Extreme deterioration
The Early Years
• No investment for 100 years
• Many on brink of collapse
• 25% of population lived on 1% of land
•60% households with access to flush toilet
124 people in one shophouse
•Pressing Needs: Modernise, Re-house,
Economic Development
The Early Years
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• Bread & Butter issues
resolved
• Opportunity to review the
Central Area
• How to distinguish our city
from others
• Where to fit new
developments
• Where to keep the green
lungs
• How to keep our history
Central Area Structure Plan
Central Area Structure Plan (1980s)
• Exhibition & seminar on conservation proposal
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Marina
Bay
CBD
Tanjong
Pagar
Gazetted in 1989 for Conservation
CHINATOWN • 23.3 ha • 1285 buildings
BOAT QUAY • 2.4 ha • 231 buildings
Historic Districts
Rear
Court
Airwell
Timber Floor
Roof
Party
Wall
Five-footway
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• Historic Districts
Boat Quay Chinatown Kampong Glam Little India
Chinatown
Conservation Areas
Geylang
• Secondary Settlements • Developed in 1900 – 1960 from outward
movement of population from city centre • Interspersed with newer developments • Retain only main building
Conservation Areas
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Variety of Buildings Conserved
1819-1919 Immigrant Settlement
1920-1940 Cosmopolitan City
1941-1965 Post War & Nation Building
1965 onwards Post Independence
Little India
Joo Chiat
Boat Quay
Little India
Tiong Bahru SIT
1 Pulau Ubin
Upper Circular Rd
Fmr Kallang Airport
Fmr Victoria Sch
Former AIB
Ramakrishna Mission
Tg Katong Rd
Church of Blessed Sacrament
Science Twr Jurong Town Hall,
Toa Payoh Town Pk Twr
Fmr Customs Harbour
Change Alley Aerial Twr
Swan Lake Gazebo
Places of Worship
Temple at Ramakrishna Mission, 1952
Khadijah Mosque, 1920 Kampong Kapor Methodist Church, 1930
Go Chor Tua Pek Kong, 1847
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Administrative Offices
Princess House, 1950s Maxwell Chambers
(Former Custom House), 1925
Former Customs Harbour branch, 1960s
PA HQ (Former Victoria School), 1939
St Andrew’s School, 1940 St Patrick’s School, 1930s
Former Anglo Chinese School, 1928
Schools
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Heritage Structures
Upp Seletar Reservoir Park
(1960s)
Toa Payoh Town Park
(1970s)
Look-Out Towers
Bandstand (1930s) & Swan Lake Gazebo (1850s) in Singapore Botanic Gardens
Lower Peirce Reservoir (1910s)
MacRitchie Reservoir (1868)
Pavilions
No. 124 (1914)
No. 126 (1925)
Example 1: St. Patrick’s Road bungalows
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• New owner/ developer
wanted to demolish the
2 bungalows
Contiguous bore-piles to stabilize bungalow
Work in progress
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No. 124 used as clubhouse
Interior views
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No. 126 remains as one dwelling
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Example 2: Former Asia Insurance Bank
Familiar sight in Singapore’s signature skyline and waterfront for many years.
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One of the earliest skyscrapers in Singapore Tallest building in Southeast Asia in 1950s - introduction of high rise offices after WWII
APPLICANT’S PROPOSAL
New owner/ developer planned to turn it into a 5 star-serviced apartment
Original Design Intent: inclined profile stepping up to the crown
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Final Result: •Extension carried out sensitively •Sufficient articulation between old and new •Refreshed, yet intact
Singapore 1970
China Square
Boat Quay
Singapore River
Singapore River, 1970s Example 3: China Square
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China Square
CBD
Telok Ayer
Boat Quay
Tanjong Pagar
Singapore, 1970s Example 3: China Square
China Square – Before
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Insertion of new infill buildings
Selective retention of historical buildings
Insertion of new infill buildings
Integrated ‘old’ and ‘new’ approach
Packaged into sale of sites
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Former Fuk Tak Chi Temple, 1869
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The restored shophouses thrived with buzz after the rejuvenation of the area.
Funding / Financing Model
State does not provide grants.
1. Package the conservation of buildings as part of land sales parcels
When deciding bid price for sale site, developer discounts cost of retrofitting conservation building from land value.
2. Private Transaction
Purchase of conservation buildings done on willing buyer, willing seller basis, on open market.
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Success Factors
1. Legislation provides legal authority to:
Gazette conservation areas & buildings
Enforce against unauthorised works to conservation buildings
Success Factors 2. Pilot projects by government to demonstrate feasibility
Including Environmental Improvement Works
Murray Terrace Before
Murray Terrace After
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Success Factors 3. Waivers of charges for conserved GFA
Development charge
Carpark deficiency charge
Former Clifford Pier, 1933
Success Factors 4. Retain development potential
Adaptive re-use: modern commercial uses in old buildings
Military building Spa
Terminal building Restaurants & Bars
Spa Botanica, 1920s
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Success Factors 5. Clear guidelines
For facade restoration & conservation
Success Factors 6. Share know-how & build up industry expertise
Organise Architectural Heritage Awards
Hold Exhibitions & Annual Seminars with university
Publish books, walking maps & brochures
For locals and foreigners
Available at tourist destinations and online
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Thank You
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