Land Management. Lecture 2: Singapore s Land Planning

Transcription

1 AD13LM Land Management Lecture 2: Singapore s Land Planning

2 Legal basis of planning Planning Act Singapore Land Authority Act Land Acquisitions Act Residential Property Act Housing Developers (Control & Licensing) Act Sale of Commercial Properties Act Land Titles Strata Act Property Tax Act Stamp Duty Act

3 Foreign Ownership of Properties

4 Super penthouse at Sculptura Ardmore sold for over S$60m Business Times - Tuesday, August 1, 2017 "The buyer is most likely to be a foreigner as a Singaporean would most likely go for a Good Class Bungalow. "I am servicing more than a handful of ultra high net worth clients from Korea, India, China/Hong Kong who do not qualify to buy a landed property in a GCB Area (because they are not Singapore citizens). "So they can buy a villa on Sentosa Cove, but these are on 99-year leasehold land. For those who prefer a freehold property, their choice would be a super penthouse in the prime districts. ~ Jacqueline Wong, executive director at Savills Private Office

5 Singapore s Land Planning 1. URA s role 2. Planning constraints & solutions 3. Concept Plan, Master Plan 4. Land Acquisition 5. HDB s influence in urban planning 6. Infrastructure - Benefits and Setbacks - Land Transport Master Plan Other highlights: Central Business District Industrial

6 1. URA s role Long term (Concept Plan) and medium term (Master Plan) planning Agent for government in carrying out land sales Conservation Development control Devt Control Division grants planning approval

7 URA City Gallery

8 Singapore's 5 heritage roads

9 Hands on - Navigate

10 2. Planning constraints & solutions Not all land can be developed - Water catchment: 40% of land area - Land for military use Height restrictions imposed by airports - flight paths (Tampines, Simei, Changi) 12 storeys

11 Solutions to limited land Land reclamation

12 Future of land reclamation

13 Solutions to limited land Intensify use: - storm water collection points below flyovers; - stack up factories - locate train and bus stations together

14 3. Master Plan and Concept Plan Main legislation governing town planning Chief Planner Competent Authority for the administration of the Planning Act

15 Master Plan Guides S pore s development in the medium term. Gives details on: - Zoning, Permissible land use - Density Reviewed once every 5 years Translates the broad long term strategies in the Concept Plan into detailed land use plans

16 Master Plan 2014 Focus: To build townships for all ages that: Are green, healthy, Are connected, strong in community interaction Will bring quality jobs closer to home Highlights: Jurong Lake District New MRT lines

17 URA Master Plan

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19 Concept Plan Strategic land use and transportation plan Time frame: 40 to 50 years Reviewed: every 10 years Objective: to ensure sufficient land to meet long term population and economic growth while providing a good quality living environment

20 Concept Plan Concept Plan 1971: Ring Plan satellite towns around water catchment areas CP 1991: Decentralisation Regional, Sub Regional and Fringe areas CP 2001: Wide choice of housing options in city to inject vibrancy into the central area CP2011: Roadmap to cater to population growth by 2030

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22 CONCEPT PLAN 2011

23 4 Differences between Master Plan and Concept Plan 1. Master Plan : statutory plan Concept Plan: strategic plan 2. Master Plan : Reviewed every 5 years Concept Plan: Reviewed every 10 years 3. MP: Details land use, plot ratio, building height CP: strategic concept of land use; broad percentages for land use 4. MP: Cannot be easily changed CP: Could be modified after review eg the Ring concept of CP1991 did not materialise entirely

24 Hands on - Navigate

25 4. Land Acquisition Land Acquisition Act (Chapter152) Acquisition of Land Occasionally, land in the private sector may be required for various essential public programmes such as schools, hospitals, housing and infrastructure developments including roads, drains and mass rapid transit projects. The acquisition of private land by the Government is provided for in the Land Acquisition Act. Since April 2007, landowners, whose lands are acquired, are paid market value compensation under the Act.

26 Land Acquisition SLA is responsible for the administration of the Land Acquisition Act. Our role is to ensure that acquisitions are properly justified through close scrutiny of public development projects affecting private land. We are also committed to ensuring that compensation is appropriately assessed and promptly disbursed to the affected landowners.

27 Tengah Air Base expansion

28 Tengah Air Base expansion

29 5. HDB s influence in urban planning Why? How? What? Where? HDB developed public housing, commercial, industrial properties, infrastructure Casa Clementi Northshore Cove

30 6. Infrastructure Refers to roads and other transportation network, water supply and waste discharge, energy supply and telecommunications. Cost and benefit may be difficult to justify at times as cost is usually very high Eg: It took 9 studies over 10 years to proceed with the MRT system due to the large investment of $5 billion

31 Land Transport Master Plan 2013

32 Benefits of having Infrastructure Produces growth for the city has distributional effects Attracts MNCs. Infrastructure (ports, airports, road network) help growth of exports and increases market potential for Singapore-made products

33 Setbacks of providing Infrastructure Disproportionately high land use Eg Roads take up 12% of land, housing: 14% Social impact communities can be formed or separated by road networks. Noise, pollution and crowds

34 Land Transport Master Plan 2013 More integrated transport network Integrated Transport Hubs AMK, Boon Lay, Clementi, Sengkang, Serangoon, Toa Payoh, Bedok, Jurong East. New: Bukit Panjang, Hougang, Joo Koon, Marina South, Yishun Expanding Park Connector Network (PCN) promote cycling, personal mobility device

35 Expanding Infrastructure New North-South Expressway KL Singapore High Speed Railway New MRT lines

36 Singapore-KL High-Speed Rail

37 Challenge Growing a city through providing infrastructure VS Need to contain congestion; Land constraints Conclusion: Public transport is the only sustainable way to meet the competing needs of transport growth and land use

38 7. Other highlights Waste water - Deep Tunnel Sewerage System Integration of canals, rivers, reservoirs and lakes Relocation of Tanjong Pagar port Southern Waterfront City Relocation of Paya Lebar Air Base Creation of Marina Bay Reservoir Changi Airport Terminal 5

39 Relocation of Tanjong Pagar Port Southern Waterfront City Starting 2027 Prime land in Tanjong Pagar will be freed to build a Southern City from Shenton Way to Pasir Panjang

40 8. Central Business District Raffles Place/Shenton Way/Golden Shoe Marina Bay Financial Centre Since the opening of One Raffles Quay in 2006, financial centre slowly shifting away from Raffles Place Tanjong Pagar and Rochor Bugis positioned as a major commercial hub South Beach Tower, 2015 (5 million sq ft office space) and Guocco Tower (2016/2017) Live, work, play environment created to create vibrancy; overcomes one of weaknesses for Shenton Way and Raffles Place.

41 Golden Shoe

42 9. Industrial JTC has intensified land use through increase in plot ratio Redeveloped old estates Land reclamation, Jurong Island Science Parks/Business parks Specialised Parks One North, Clean Tech Park, Seletar Aerospace and so on

43 Case Study: Suzhou Industrial Park

44 Thank you