Architectural Heritage Awards

Transcription

1 Architectural Heritage Awards Jul / Aug 2001

2 CONTENTS Presenting the Concept Plan URA has a new CEO 3 Presenting the Concept Going the extra mile 6 Government land sales for 2nd half of Skyline is a bi-monthly publication by URA. To subscribe to, read or download Skyline from the Internet, visit corporate/skylinemain.html The teams behind Skyline are as follows: Advisory Committee Lee Kwong Weng (Chairman) Choy Chan Pong Foo Chee See Ler Seng Ann Michael Koh Ang Hwee Suan Editors Angelina Seow Ong May Anne Photography Lim Chye Leong Ng Chor Seng Design and Production OCTOGRAM DESIGN Front Cover: A glimpse of this year s Architectural Heritage Award winning projects. The URA Centre 45 Maxwell Road Singapore Tel: Fax: URA Online: Urban Redevelopment Authority, 2001 Note: Plans and models shown are working tools of the Authority and therefore, tentative and subject to change. The draft Concept Plan 2001 was exhibited for public feedback at the URA Centre from 28 April to 11 May The exhibition culminated in a public dialogue on 11 May About 300 people turned up for the session chaired by Minister for National Development, Mr Mah Bow Tan. After hearing and considering all views, URA now presents the Concept Plan Feedback on the Draft Concept Plan 2001 The draft Concept Plan attracted much public interest during the two-week exhibition. Over 2,000 people came down to the URA Centre to view the exhibition while another 2,000 visitors logged into the website. The feedback through the survey forms and websites indicated support for the proposals in the Draft Plan. The public dialogue on 11 May 2001 was a lively exchange of views and ideas on the proposals in the Draft Concept Plan An array of thoughtprovoking issues was raised, from building underground developments and reservoirs, to clustering schools within new towns and conserving nature areas. Reaching greater heights Generally, the public is receptive to the proposals of high-rise living and more housing in the city. Some respondents expressed their by May Goh concern that building-to-building spacing will be reduced in the future, resulting in the loss of privacy and a cramped living environment. As there is no spacing control, developers and architects have the flexibility to plan the layout of the housing estates/developments. At the dialogue, Minister Mah said that although feedback gathered by the focus groups and URA showed that Singaporeans are not averse to high-rise living, market response will determine future building heights. HDB s experience also shows that Singaporeans are becoming more willing to live in high-rise buildings. Hence, HDB is now constructing 40-storey flats in Toa Payoh. Most of the respondents supported the introduction of new homes in existing estates as it would allow them to stay nearer to their parents and near existing established facilities. Greater flexibility for businesses The public welcomed the proposals to introduce new business zones and a new white zone that would allow new mixed-use developments. Some asked for earlier implementation of this concept to spur further economic The public is receptive to proposals of high-rise living.

3 A shared accomplishment Plan 2001 growth. The details for the new business zones and the new white zone are now being worked out. Staying natural for now There is a call for greater emphasis on the provision and protection of green space, e.g. to conserve nature areas like Pulau Ubin. While it is not possible to conserve everything forever, URA will be keeping Pulau Ubin and Lim Chu Kang in their natural state for as long as possible. Interestingly, one participant at the public dialogue, an avowed nature enthusiast, said that he would like housing to be developed on Pulau Ubin to let him live close to the flora and fauna. This vividly illustrates the challenge planners face how to balance the needs and wants of so many different Singaporeans with different opinions and aspirations. Enhancing our identity The public asked for the continual conservation of historical buildings as well as the creation of distinctive identities for public housing estates. Some requested that conservation be extended beyond built form to include activities as well. Owners of conservation developments are encouraged to retain their existing use. However, the actual use or business is up to market forces. Presenting the Concept Plan 2001 As the public has responded favourably to the Draft Concept Plan, URA has adopted it as the Concept Plan This Concept Plan marks an important milestone for URA, as we have listened to A lively exchange of views at the 11 May public dialogue. people from many walks of life in the process of drawing it up. The Concept Plan 2001 contains twothirds of the proposals by the two focus groups. It is a shared accomplishment by the planners and the public. In the process, about 5,000 people have been consulted. For more details, you can visit our website at conceptplan2001 or purchase a copy of our publication on the Concept Plan 2001 for $10. To meet the call to protect our green spaces, URA will keep Pulau Ubin in its natural state for as long as possible. URA has a new CEO Since 1 June 2001, URA has had a new CEO, BG(NS) Tan Yong Soon. BG(NS) Tan takes over from Dr Tan Kim Siew, who joined the Ministry of Finance after five years with URA. URA s new CEO, BG(NS) Tan Yong Soon Immediately prior to his URA appointment, BG(NS) Tan was the Deputy Secretary (Policy) at the Ministry of Finance. He has a Bachelor of Arts degree in Engineering from the University of Cambridge, He also obtained an MBA from NUS in 1987 and a Master of Public Administration from Harvard in Skyline Jul/Aug

4 by Lim-Quah Soon Hong, Angelina Seow, Ong May Anne and Patricia Bay Going that The URA Architectural Heritage Awards are given annually to recognise owners, professionals and contractors who have gone that extra mile to restore heritage buildings. Skyline takes you on a tour of this year s winners. ex Some of the temple s many intricate carvings and decorative features. The dragon design discovered on the main beam. GRAND MASTERPIECES These three national monuments and one grand colonial building were painstakingly restored to their former glory: Thian Hock Keng Temple 158 Telok Ayer Street Built in 1842, the Thian Hock Keng Temple is an exceptionally fine example of southern Chinese architecture. The decorative features inside and out are especially ornate. These include swallow tail roof ridge forms embellished with spirals, dragons and fire pearls. Internally, it features intricate carvings finished with gold leaf and lacquer paint, and artwork depicting gods and legends. Over the years, however, the temple had suffered extensive termite damage and weathering. The project involved restoring the temple and adding two new linkways between the Middle and Rear Halls. Craftsmen from China used traditional techniques to restore all the elements of the temple s structures and detailed features, while those parts damaged beyond repair were replaced. Overall, the traditional layout of the temple was kept. Some important discoveries were unearthed during the restoration, including an imperial scroll dating from the Qing Dynasty (now residing in the Singapore History Museum), and a dragon design on the main beam of the Middle Hall. House of Tan Yoke Nee 101 Penang Road The House of Tan Yoke Nee is a traditional Chinese Chou Zhou-style courtyard house built in The restoration of the House and the creation of an auditorium in one of the buildings were sensitively done. The aim was to keep the original architecture and ambience intact while meeting the needs of its new use as the campus of the University of Chicago Graduate School of Business. An aerial view of the House of Tan Yoke Nee. Detailed decorative features on the roof. The restored courtyards, rear hall and wings.

5 tra mile Matching materials were used to replace termite-infested timber. To salvage four badly infested gilded beams in the main hall, the central portion was carved out and steel sections inserted to strengthen them. All original elements and traditional Chinese decorative features, such as paintings, clay sculptures and elaborate wood carvings, were retained and restored. Modern needs such as air-conditioning are now carefully integrated into the architecture. For instance, frameless glass keeps the air-conditioning in but maintains the open-to-the-sky character of the courtyards. Fine artworks adorn the uniquely shaped gable end walls. Frameless glass keeps the cool in without spoiling the open ambience. The building s colourful past and present reflected in its windows. MITA Building 140 Hill Street Formerly the Hill Street Police Station, this Neo-Classical building was designed by J F MacNair and completed in It has been restored and transformed into a modern office building with commercial spaces like art galleries and cyber-cafes on the ground floor. It now houses the Ministry of Information and the Arts (MITA). Six of the original eight blocks of the building were retained and restored with their distinctive balconies, timber louvered windows and pedimented entrances. Even the inscription of the old building s name, prison cell grilles and the two building plaques with the names of the then Chief of Police, Director of Public Works and Government Architect were kept. Of the two courtyards, the triangular one was landscaped and kept opento-the-sky, while the rectangular one, previously a Parade Square, was covered with a glass roof and converted into an air-conditioned atrium. Today, the rainbow-coloured timber windows reflect MITA s multi-faceted roles as developer of the information hub, protector of heritage and promoter of the arts. The glass-covered courtyard now known as the ARTrium. Brackets with decorative scrollwork.

6 The sunlit atrium which doubles as hotel lobby. Fullerton Hotel 1 Fullerton Square This eight-storey Neo-Classical building was purpose-built in 1928 as the General Post Office (GPO) Building by Keys and Dowdeswell. The main challenge was to maintain its architectural integrity while ensuring that it could meet the requirements of a luxury hotel. The existing foundations were carefully shored up where deep excavation was necessary to create facilities like the ballroom and service driveways. The imposing external façade of the building was kept, as were its traditional windows. The building s Shanghai plaster panels were also cleaned, repaired and replaced where needed. HERITAGE HOMES These homes show that a restoration project need not be on a monumental scale to exemplify the three R s (maximum retention, sensitive restoration and careful repair): 1 Dalvey Estate This 1927 two-storey Art Deco bungalow in the Whitehouse Park/ Nassim Road Conservation Area was designed by Frank Brewer. The owner chose to restore the outhouse together with the main house. A new two-storey extension and a stand-alone opensided garage were also added. Verandah with a view. Internally, the four original airwells were reconfigured into a sky-lit atrium. Its centrepiece is a restored fourth-storey room with an ornate vaulted ceiling. Also kept was the grand GPO Hall with its high coffered ceilings and full height windows. The former GPO entrance was converted into a public lobby leading to the pedestrian underpass. The result is a deluxe hotel that enjoys the best of old and new. The restored bungalow, with brick arches resembling sunrays. Quaint old chimney stays. From colonial post office to luxury hotel. Skyline Jul/Aug A spacious interior for comfortable living.

7 Geometric spiral brickwork and vents. The bungalow was in fairly good condition except for some localised wood rot, roof leakage and damaged plaster on the external walls, which were all repaired. Decorative elements like the brick arches and geometric window openings were retained and lovingly restored. The internal layout was adjusted to suit contemporary living while respecting the character and spatial quality of the bungalow. 24 Nassim Road This two-storey Victorian-style bungalow, also in the White House Park/Nassim Road Conservation Area, dates back to the 1920s. The owner chose to conserve only the main building and to add an extension. Top: The restored stained glass panels. Left: The light well with moulded plaster panels. The bungalow was in bad condition before restoration. The termiteinfested timber floor, staircase, windows and doors had to be removed. During restoration, the foundation was strengthened and temporary structures used to secure the walls. Externally, all architectural elements were restored to their original form. The internal layout was reconfigured for comfortable, modern living but important features, such as the stair and light well, stained glass panels and wrought iron grilles, were retained and lovingly restored. The grilles were even replicated for other parts of the house. Top: The distinctive Chinese-style entrance gate. Left: The restored facade with ornate windows. 45 Emerald Hill Road This terrace house of the Late Shophouse Style is located in the Emerald Hill Conservation Area. Built in 1903 by M. T. Moh, it has a distinct Chinese entrance gate with a Chinese roof. The house was dilapidated prior to restoration. The owner conserved the entire building, converting it into six apartments but retaining its cellular structure. All the architectural elements, ornaments and features of the building were retained and restored. These include a timber door with Chinese calligraphy, Chinese-style motifs carved from granite, and a Chinese-style figurine fanlight. The coloured glass panels from the internal windows were carefully salvaged and reinstated. Chinese craftsmen were also engaged to restore the entrance gate and decorative panels framing the central courtyard. Colourful glass panels in the windows. Tree-lined driveway leading to the bungalow. Skyline Jul/Aug

8 by Ong May Anne and Angelina Seow Government land s After the mid-year review, the government announced in June its land sales programme for the second half of The main feature is the introduction of a more flexible land sales system which allows the market to adjust supply to match demand. Land for Homes In the second half of 2001, land for a variety of homes ranging from landed housing to condominiums and ECs will be launched for sale. Amounting to about 1,700 units (including 300 EC units), this will bring the year s total to 4,000 units, lower than the 6,000 to 7,000 units announced last November. In addition, the government has set aside nine sites for another 2,300 units, which include 1,200 EC units, in a newly created reserve list (see page 10). Sites in the reserve list will only be put up for tender if developers indicate an interest in wanting to tender for them. In view of the current uncertain economic situation, this approach provides greater flexibility for the market to adjust supply to match demand, and allows the government s land sales programme to better respond to rapid changes in the market. Residential Sites on the Reserve List Estimated Type of Likely Site Area Available Sales S/N Location Development No. of Units (ha) Date Agent 1R 1R 2R 3R Tampines Jellicoe Road Lor 9/11 Geylang Lengkong Empat Low Density/ High/Medium High/Medium High/Medium Jul Jul Jul Jul HDB URA URA URA Landed Density Density Density Pasir Ris Drive 1/ High/Medium Jul HDB 2R Pasir Ris Drive 2 Density (EC Site) Choa Chu Kang North 7/ Choa High/Medium Jul HDB 3R Chu Kang St 64 Density (EC Site) 4R 4R Enggor Street Segar Road High/Medium High/Medium Aug Aug URA HDB (EC Site) Density Density URA and HDB have released the detailed conditions of sale for these sites. Private Residential Sale Sites (Second Half of 2001) Type of Likely No. Site Area Estimated S/N Location Development of Units (ha) Launch Date 1 1 Sembawang Walk Landed Jul Pasir Ris Drive 4 / High/Medium Density Aug Pasir Ris Drive 1 (EC Site) Enggor Street High/Medium Density Sep Ang Mo Kio Ave 8 / High/Medium Density Oct Ang Mo Kio Ave 5 High/Medium Density Dec Punggol Drive (mixed commercial/ residential) Total 1,700 units Skyline Jul/Aug

9 M les for 2 nd half of North Region N 3R 4R North-East Region North-Eastern Islands 1C 3 2 2R 1 1R West Region 1C 2C Central Region 1R 2R 3R East Region Western Islands 2 1R 4R Government Land Sales Programme for second half of 2001 Land for Commercial and Hotel Developments Southern Islands URA Sale Sites HDB Sale Sites Residential Residential R Reserve (residential) R Reserve (residential) C Commercial C Commercial R Reserve (commercial) The confirmed list of commercial sites for the second half contains some interesting offerings. A white site at Novena Terrace will contribute to the flourishing fringe centre at Novena, adding to the growing number of offices and shops there. Another white site at Belilios Road can be developed into about 150 hotel rooms. Finally, the site at TANJONG PAGAR PLAZA TANJONG PAGAR ROAD AMARA HOTEL LAND PARCEL ENGGOR STREET Punggol Drive will be a vibrant mix of commercial and residential in the rapidly developing Punggol new town. Together, these sites will provide a total of 35,0000 sq m (nett) of commercial (office and shop) space and 150 hotel rooms. Another 90,000 sq m (nett) of commercial TANJONG PAGAR MRT STATION ANSON ROAD URA s private residential sale sites at Enggor Street (left) and Sembawang Walk (right). SEMBAWANG SECONDARY SCHOOL space is available from a third New Downtown site which has been placed on the reserve list. For more details, read our press release dated 5 June 2001 at pr_main.html SEMBAWANG MRT STATION SUN PLAZA SEMBAWANG DRIVE C A N B E R R A R O A D SEMBAWANG PRIMARY SCHOOL SEMBAWANG LINK S E M B A W A N G A V E N U E KARIMUN ADMIRALTY RESORT & COUNTRY CLUB S E LAND PARCEL B A W A NG ROAD SEMBAWANG WALK S E M B A W A N G JALAN SENDU DOK SEMBAWANG SHOPPING CENTRE R O A D Skyline Jul/Aug

10 T H O M S O N R O A D SINARAN DRIVE LAND PARCEL NOVENA MRT STATION TAN TOCK SENG HOSPITAL SINARAN Detailed Procedure for the Reserve List System The list of reserve sites is announced during the GLS REVENUE HOUSE NEWTON ROAD UNITED SQUARE NOVENA SQUARE MOULMEIN DRIVE ROAD Detailed conditions of sale are released on the date when the site is available for sale Application stating the minimum price to be made in sealed envelope LITTLE INDIA MRT STATION RACE COURSE ROAD BELILIOS ROAD BELILIOS LANE LAND PARCEL SERANGOON ROAD BROADWAY HOTEL LITTLE INDIA CONSERVATION AREA Minimum price is acceptable and applicant is not disqualified from participating in public tenders Yes Notify Applicant Applicant signs agreement* and pays the required deposit No Reject Application Inform Applicant 2 weeks 2 weeks URA s commercial and hotel sites at Novena Terrace (top) and Belilios Road/Klang Lane. Announce the acceptance of application for the site and the minimum price 2 weeks* Commercial and Hotel Sale Sites (Second Half of 2001) Launch the site for sale through public tender Site Est. Type of Area Launch S/N Location Development (ha) Date 1C 2C 1C Novena Belilios Road/ Punggol White Site White Site Commercial/ Sep Sep Dec Terrace Klang Lane Drive Residential Commercial Site on the Reserve List Type of Site Area Est. Avail. S/N Location Development (ha) Date Sales Agent 1R * If the tender is not launched within 6 weeks from the date of signing the agreement, the agreement will lapse and the deposit will be refunded. New Downtown White Site 0.91 Oct URA The Reserve List The government has introduced a reserve list of sites which will be launched if there is interest in them. All the unsold sites from the 2000 GLS programme and one site which was originally in the first half 2001 GLS programme have been placed in this list. How it works A developer who is interested in one of the sites on the Reserve List can formally apply to the government s land sales agent (HDB or URA, as the case may be), stating the minimum price he would be willing to bid for the site. If the minimum price is acceptable, the developer must sign an agreement to submit a bid at least equal to the minimum price when the land is put up for tender. At the same time, he must deposit 5% of the minimum price with the government. The government will then announce the accepted application and minimum price, without disclosing the applicant s identity, and the site will subsequently be released for tender. If the developer does not honour the agreement to submit a bid at the tender which is at least equal to the minimum price, the 5% deposit will be forfeited. The government will undertake to launch the site for sale within six weeks from the date the developer signs the agreement, although in practice most sites will be launched for sale in two weeks. In coming up with the above procedures, the government sought inputs from the Real Estate Developers Association (REDAS). For more information, visit the URA and HDB web sites at reservelist.html and respectively. Skyline Jul/Aug

11 The New Downtown takes off by Ong May Anne As early as 1996, the government revealed its vision and ideas for Singapore s New Downtown, located next to the existing Central Business District. However, development was postponed because of the Asian financial crisis in One site... SINGAPORE RIVER 13 June 2001 was therefore a longawaited day. It was the day that the first sale site in the New Downtown was formally handed over by the State to the developer in a Building Agreement Signing ceremony. Sold for almost $462 million, the white site can generate about 150,000 sq m of gross floor area. Located next to Raffles Place, it will also front Marina Bay. The project is being undertaken by One Marina Boulevard, a joint venture between Keppel Land, Cheung Kong (Holdings) Ltd and Hongkong Land. The Building Agreement Signing ceremony on 13 June.... Two sites... At the ceremony, the developer also declared interest in the second New Downtown sale site. The site, which is next to the first one and about half its size, has since been launched for tender. Like the first site, it is a white site, where the developer has the flexibility to decide the mix of commercial, hotel and residential uses. This site will enjoy unprecedented easy access by rail networks. First, it will have covered links to Raffles Place MRT station by travellators and underpass connections provided at the first New Downtown sale site. Second, its basement can be linked to the future Rail Transit System station at Central Boulevard. Tender closes on 18 September RAFFLES PLACE MRT STATION 1st SALE SITE RAFFLES QUAY PROPOSED CENTRAL 2nd SALE SITE PROPOSED MARINA BOULEVARD 3rd SALE SITE COLLYER QUAY BOULEVARD MARINA BAY MARINA CITY PARK... Three? There is also a possibility that a third site in the New Downtown will be up for sale soon. The site is on the Reserve List and may be released depending on market interest. Details will be available later this year. The countdown begins Another site to watch out for is the National Trades Union Congress (NTUC) headquarters. Standing at the entrance to the New Downtown, it is expected to be ready by It will be exciting to see it and the first sale site take shape in the coming months. MARINA BAY MRT STATION The three sale sites and the NTUC headquarters in the New Downtown. With these developments, it looks like the New Downtown is finally poised to take off in a big way. Proposed NTUC Site Proposed Rail Transit System Skyline Jul/Aug

12 Gardens in the sky Gardens in the sky turn a stark high-rise block into a scene of cascading greenery. T he sky may be blue but if our planners have their way, it will soon be green as well. URA recently relaxed its guidelines to encourage developers and building owners to create gardens in the sky. In the past, developers had to trade off space for other areas (e.g. bedrooms) in order to provide space for balconies. Now, URA will allow balconies to be built over and above the permitted maximum development intensity in housing developments, subject to development charge or differential premium, if applicable. This will give homeowners the opportunity to create their personal garden in the sky. So, in time to come we may see lots more greenery above the ground, softening and beautifying the cityscape. For more details, refer to corporate/pr_main.html for our press release dated 26 June by Ong May Anne