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Don’t stifle creativity in building design

I REFER to the report, ‘Developers appeal to Govt over bay-windows ruling’ (Sept 13), and Mr Richard Sui’s letter last Wednesday, ‘Please uphold URA guideline’.

I agree with his concerns over environmentally unfriendly bay windows but disagree that the Urban Redevelopment Authority (URA) should include them (and planter boxes) in gross floor area (GFA) calculations. In fact, by doing so, I thought URA had undone its excellent work of introducing attractive features to the local housing scene by giving clever incentives to developers.

I fear other similarly promoted features like balconies, sky bridges and roof-

scape designs may suffer the same fate if the issue is not seen in perspective.

First, bay windows are not intrinsically environmentally unfriendly. They become so through lack of design. The first Singapore project to win the renowned Aga Khan Architectural Award, Moulmein Rise condominium, did so partly due to Woha Design’s creative interpretation of ‘bay windows and planter boxes’.

If developers are penalised for extraneous features, architects will lose the opportunity to experiment beyond the money-making GFA of a building, because the only justification local developers understand is profits.

Second, with the new legislation on energy conservation in buildings enforced this year by the Building and Construction Authority (BCA), there is now an avenue to keep environment-unfriendly designs in check. BCA should put bay-window designs under its microscope. Meanwhile, URA need not duplicate its function but should intensify its good work in promoting a vibrant built environment via its intelligent planning policies.

Lastly, this whole issue was triggered by buyers’ complaints of unscrupulous selling of non-GFA features by developers. Shouldn’t this be tackled through sales-and-purchase regulations instead?

My proposal: Disallow developers from including non-GFA features as part of floor area in sales-and-purchase agreements. Then, leave it to:

Developers to factor in their non-GFA capital investment into the selling price;
Architects to convince developers that their non-GFA features add value and selling price to the project;
 Buyers to buy or not at whatever price; and
 Market forces (society) to influence the outlook of residential architecture.
In this way, developers will not be penalised by the development charge for indulging in architectural articulation, while the onus is back on architects to sell their extraneous features to developers directly and buyers indirectly, as it should be.

Osman Sidek

Source : Straits Times - 22 Sept 2008

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Do more to protect policy holders

I REFER to last Wednesday’s report, ‘AIG fights for its life’.

Many of us buy insurance policies and investment-linked products to cover financial loss, protect our loved ones and invest for the future. This which supposedly gives us peace of mind could turn out to be a nightmare, as shown by the cash crisis at American International Group (AIG), resulting in the insurance giant facing total collapse.

This is a wake-up call that money invested in insurance companies or deposited with banks and finance companies is not risk-free or foolproof. We may still suffer a loss if the financial institutions collapse.

Under the current Deposit Insurance Scheme, deposit amounts held by individuals and charities with banks and finance companies are insured by the Singapore Deposit Insurance Corporation up to $20,000 in aggregate across specified accounts for each depositor under the Deposit Insurance Act. The Deposit Insurance Scheme recognises the risk faced by depositors and offers at least some protection to account holders.

The Monetary Authority of Singapore (MAS) should consider making it mandatory for insurance companies to provide similar insurance cover to protect at least the cash value of insurance policy holders, subject to a cap of say $30,000, for a start.

The financial problem of AIG also reminds us that it is not safe or wise to keep or invest one’s hard-earned money in just one financial institution. We should reduce or diversify our risks by buying insurance policies or investment products from various insurance companies. We should also keep or deposit our money with various banks and financial companies. This way, we will minimise loss if a financial institution collapses.

Nowadays, people keep their savings with banks and finance companies for safe keeping rather than to earn interest. Banks and finance companies generally pay depositors interest so negligible, it cannot even cover inflation.

With people living longer, they are likely to keep their money with banks, finance and insurance companies for retirement. If financial institutions cannot provide a good return, the least they should do is guarantee that savings are safe.

The current insured amount of $20,000 is too low and MAS should revise it upwards progressively to, say, $50,000, to protect depositors and policy holders. While this may increase insurance premiums payable by banks and finance companies, they should be able to afford them with the low interest they pay depositors and the high return from funds available.

Goh Kian Huat

Source : Straits Times - 22 Sept 2008

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Please uphold URA guideline

URBAN Redevelopment Authority (URA) made a very good decision to require bay windows and planter boxes to be included in gross floor area (GFA) calculations. I read with dismay ‘Developers appeal to Govt over bay window ruling’ on Sept 13 that property developers are in talks with Government to reverse this. I hope that URA’s decision will be upheld.

The previous ruling allowed developers to sell more space in the form of bay windows or planter boxes without ‘eating’ into GFA calculations. This made it very profitable to include such features as it maximised saleable space.

Bay windows are an environmentally unfriendly feature for a tropical country like Singapore. Having windows protruding out of building facades allows direct sunlight in, which heats up interiors. High levels of air conditioning would then be needed.

Keeping the previous ruling will result in more and more buildings with bay windows. This runs contrary to Singapore’s aspiration to be a leader in sustainable living and development. Architecturally, it is also quite an eyesore.

It is understandable that property developers would want to appeal against this decision as it affects their profitability. However, this cannot be at the expense of damaging Singapore’s reputation as a green city.

Richard Sui

Source : Straits Times - 17 Sept 2008

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Home supply data available to public

WE REFER to last Tuesday’s report by Ms Fiona Chan, ‘Size up home supply again’, and agree with her about the importance of providing relevant information so that industry players and the public can have a better assessment of the market and make informed decisions.

The Urban Redevelopment Authority (URA) makes available a wide range of data on pipeline supply among other real estate statistics in URA Online ( www.ura.gov.sg ) and the subscription-based Real Estate Information System (Realis at spring.ura.gov.sg/lad/ore/login/index.cfm ).

In our quarterly press release, we highlight the most relevant indicators of the property market that are useful to the public. Members of the public can access URA Online and Realis for more detailed property market information.

Currently, we publish data on the number of units under construction in our quarterly press release, in addition to information on total pipeline supply. For instance, in the second quarter Real Estate Statistics released in July, it was mentioned that based on declarations made by developers, 29,736 units which were under construction would be completed between the third quarter of 2008 and 2011.

Every quarter, the URA also releases the number of units expected to be completed each year based on developers’ declarations. This data is sufficient for the public to ascertain the supply, as well as changes to the supply, coming on-stream in the next few years. Therefore, it is not necessary to release data on the number of units which have had their scheduled completion pushed back or advanced.

The URA will continue to review our real estate information services regularly and look into ways to better provide relevant information on the property market. We thank the writer for her feedback.

Choy Chan Pong
Director (Land Administration)
Urban Redevelopment Authority

Source : Straits Times - 16 Sept 2008

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SERANGOON GARDENS DORMITORY DEBATE

Why residents want foreign workers to… STAY AWAY

Our correspondent sits through a dialogue where emotions run high as residents express their objections and fears

It is evening and starting to drizzle.

But Chartwell Park is a hive of activity. Residents with children in tow hurry to a brightly lit marquee, which is filling up fast with residents.

What has galvanised 250 of them on a Wednesday evening, three days ago, is the news that about 1,000 foreign workers may be housed in an unused school in their neighbourhood.

With them are the neighbourhood committee members who had been collecting signatures over the past few days for a petition to oppose the proposal.

Also, there is former PAP MP Chay Wai Chuen, who says: ‘I’m an interested party.’

A Serangoon Gardens resident, he too had signed the petition, which has more than 1,600 signatures from the 4,000 households in the immediate vicinity of the proposed dormitory.

At around 7.30pm, the area’s MP, Mrs Lim Hwee Hua, arrives, followed 15 minutes later by the leader of the Aljunied GRC team, Foreign Minister George Yeo.

Sheets of rain start to blow in.

Though he was to deliver a speech on developments in Malaysia and Thailand, Mr Yeo cuts to the quick. He says the dormitory issue will be discussed first.

All eyes turn on Mrs Lim, who assures her constituents no decision has been made yet. Everything is at the ‘preliminary technical assessment stage’.

But she also spells out the national concern: Singapore is facing a chronic shortage of housing for foreign workers.

It fails to impress the residents, who let fly their objections during the two-hour session. Their relentless pursuit of the issue forced other grouses, such as uncovered drains and overzealous parking attendants, to take a back seat.

Madam Lim Chor Yeow, 71, is the first to speak. The retired teacher has been living for 41 years in the estate. ‘No problem of crime, theft and robbery,’ she says.

Now, she fears for her safety and that of others her age. Their children have moved out, leaving them with just the maids.

MP Lim, who is also Senior Minister of State for Finance and Transport, agrees that security is a ‘valid concern’.

A man who has been living for almost 40 years in the estate emphasises that he has nothing against foreign workers who have contributed ’so much’ to national development.

But he is miffed that ‘any sensible officer’ would think of setting up quarters for foreign workers in a residential estate despite security and social concerns.

Minister Yeo thanks him for being frank before he highlights a posting on his online Facebook that morning: Please do not, in our desire to protect our own neighbourhood, cast aspersions on foreign workers as if they were all beasts, murderers, robbers and so on.

Tough job

HE also defends the civil servants.

They are just doing their job, and it is a tough job, because nobody likes having a dormitory, columbarium, power station or sanitation works near his home.

As the downpour gets worse, a white-haired woman declares: ‘I braved this heavy rain. I’m a septuagenarian.’

She describes herself as a former educationist who reads the Bible and knows that God loves migrants, ‘but we have to think of the safety of our family’.

She calculates: The dormitory could house 1,000 foreign workers in an estate of 4,000 people. They will make up one-fifth of the area’s total population.

Wouldn’t they rush for the same bus services? What about the safety of older people like her?

Mr Yeo praises her. ‘You are one feisty septuagenarian. I certainly hope when I reach that status, I will still have that same energy and passion.’

He adds: ‘What you expressed are reasonable concerns.’

Mrs Rose Koh, 52, an administrative manager, asks MP Lim if she would do something about the feedback instead of just passing it on.

Minister Yeo notes that while the URA and National Development Ministry have the final say, he and Mrs Lim, as MPs, are working on the issue: ‘We are not just postmen and women transmitting your views,’ he adds.

Like several others, Mrs L.S. Lim, 70, starts by stressing that she appreciates the contributions of foreign workers. They are not to be blamed.

She blames the system: Why is no one looking for suitable places to house the workers away from all these inconveniences and insecurity that people feel?

What about industrial estates where there are no residents? she asks.

Minister Yeo says he believes the planners are thinking along these lines.

All heads turn when a girl begins to speak. Serene Cai, 16, a Secondary 4 student, says she takes the bus at about 6am and returns home as late as 9pm.

She asks: ‘If we meet with danger, what happens to us as there are no police to protect us?’ MP Lim replies: There are police patrols.

‘Masked’ foreign worker

MS CHAN Mei Yi, 29, a business development manager, recounts an incident involving a foreign worker clearing debris.

The man covered his face with a piece of cloth, showing only his eyes. ‘Every time my family members left the home, he’d stop working and look at us. But I don’t think he had ill intentions.’

Her mother had a word with his supervisor, and the man removed the cloth. After that, every time her family members passed by, he would stop his work, move to a corner and turn his back to them to show that he was not looking at them.

‘I don’t think foreign workers have ill intentions, but it makes us uncomfortable and these are things we need to think about,’ she adds.

A young man, who identified himself as Benjamin, had a similar experience when he was in his car with his maid. As he drove past some foreign workers, they stared at his maid.

‘Foreign workers are also human beings. They have emotional needs. They may feel lonely. I’m concerned for the general female population in Serangoon Gardens and for the maids,’ he says.

A construction contractor who calls himself Kelvin says he struggles to find a place to house his foreign workers. Yet, he opposes having the dormitory, which will put it two houses away from his home.

He says he knows all about dormitories: A lot of half-naked men walking around. And no contractor can have 100 per cent control over their workers.

He suggests housing them in Kranji, where he reckons there is empty land.

Jonathan Maximilian Wong, 19, a music student, worries for the safety of the girls of CHIJ Our Lady Of Good Counsel primary school as they wait for their school bus, and the children at a nearby kindergarten, taken there by their maids.

MP Lim seems confident the residents’ distress will make an impression on National Development Minister Mah Bow Tan, as it did on her.

She told reporters after the session that the residents’ arguments have helped reinforce her initial view of the situation, like whether the transport infrastructure can cope should the dormitory get the nod.

She hopes their feedback will help Minister Mah understand their opposition is not based on an irrational dislike, but on ‘very sound concerns’.

She also felt the way the Government officers got feedback gave residents the impression ‘as if the Government was doing it rather quietly and hoping nobody finds out, which I am quite sure is not their intention’.

Minister Yeo wrote in his blog that a police officer had casually asked for views on the dormitory, word spread and the neighbourhood committee alerted him and MP Lim.

As the dialogue comes to a close, the rain eases and the crowd heads home.

Some, like student Serene Cai, are not persuaded by the answers.

But ex-civil servant E.T. Mohan Dass is more circumspect. The 60-year-old told The Straits Times: ‘We’ll have to wait and see. I hope that as the message has been strongly put forward, the MPs will do the same thing for us.’
 
Source : Straits Times - 6 Sept 2008

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