Land Use Planning: The Case of Singapore

by

Engr. Johnny C. Tumangday Jr., EnP

Ar. Gemmar Emmanuel
Mr. John Masigon

Submitted to:

P203:Land Use Planning

Ar. Franc
July 2019
INTRODUCTION:

Singapore officially the Republic of Singapore, is an island city-state in Southeast

Asia. It lies one degree (137 kilometres or 85 miles) north of the equator, at the
southern tip of the Malay Peninsula, with Indonesia's Riau Islands to the south and
Peninsular Malaysia to the north. Singapore's territory consists of one main island along
with 62 other islets. Since independence, extensive land reclamation has increased its
total size by 23% (130 square kilometres or 50 square miles). The nation is known for
its transition from a developing to a developed country in a single generation under the
leadership of its founding Prime Minister Lee Kuan Yew. [1]

Source: https://origins.osu.edu/article/3189/maps

As of July 2019, the island's population stood at 5.8 million [2]. A large percentage
of its population are non-residents; of its total population of 5.47 million in 2014, 3.87
million were residents (citizens plus permanent residents), 1.6 million non-residents. [3]

In recent years however, Singapore has experienced rapid population growth,

largely due to immigration. As infrastructure growth could not catch up, the planning
system was “thrown out of gear” creating an unprecedented infrastructural crunch. In
Mass Rapid Transit (MRT) stations, dense crowds would gather on the train platforms
during peak hours, unable to squeeze onto the overcrowded train carriages. At the
same time, house prices rose faster than income growth, due to a combination of the
global liquidity glut, low interest rates, as well as public housing shortages. As the rapid
increase in numbers of foreigners introduced unfamiliar frictions into Singapore’s
societal and political fabric, public dissatisfaction grew. [4]

Due to land constraints and its high density, the Government of Singapore faced
the challenge of creating a sustainable manageable human spaces and a quality living
environment. And no one understands the complexity of this challenge better than the
planners of the city. By looking at the development of Singapore 40 years ahead of
time, the government ensures sufficient land are safeguarded to meet all the
development needs.

The Singapore government, consequently, has a well-deserved reputation for its

long-term, forward looking approach to land use planning, earned largely because of its
success in transforming the island-state from a chaotic ‘third-world’ country without
adequate housing, basic sanitation and infrastructure in the 1960s, to the gleaming,
efficient, well-run city it is today.

Driven by the mission to make Singapore a great city to live, work and play the
Urban Redevelopment Authority (URA) is Singapore's national land-use planning
authority. URA prepares long term strategic plans, as well as detailed local area plans,
for physical development, and then co-ordinates and guides efforts to bring these plans
to reality. Prudent land use planning has enabled Singapore to enjoy strong economic
growth and social cohesion, and ensures that sufficient land is safeguarded to support
continued economic progress and future development.[5]

The Planning Area

The Regions of Singapore are urban planning subdivisions demarcated by the Urban
Redevelopment Authority of Singapore to aid in its planning efforts. The five regions are
further subdivided into 55 planning areas, which include two water-catchment areas.
The largest region in terms of area is the West Region with 201.3 km2 (77.7 sq mi),
while the Central Region is the most populous with 939,890 inhabitants in the area in
2015. [6]
The Planning Process

In planning for Singapore’s land use, the Urban Redevelopment Authority (URA)
take a long-term approach. This is to optimize the limited land, and to ensure the current
and future needs of the people are met.

This long-term planning involves broad strategies, identifying land for various
needs, and establishing Singapore’s overall development pace. These then lead into
planning for the necessary infrastructure and resources to support the proposed land
use.

By balancing economic, social and environmental considerations, the goal is to

create a sustainable Singapore that provides a quality living environment, offers plentiful
growth opportunities and jobs for the people, and safeguards its clean and green
landscape.

Digitalization

Data analytics and geospatial technologies help improve the way planners plan.
Such capabilities, part of an ongoing digitalization effort at URA, help the planners gain
deeper insights and make more robust, data-driven decisions to create better outcomes
and meet Singapore’s long-term planning needs.
Fostering Inter-Agency Collaboration

URA developed in-house planning tools to enable planners to easily visualise,

analyse, and overlay rich sets of information (e.g. population, housing, employment,
mobility, social facilities).

ePlanner, the geospatial urban planning analytics system, pulls together

information from various sources, enabling advanced spatial visualisation and analysis
of data. It provides planners from URA and other agencies with quantitative and
qualitative insights to enrich traditional ways of information gathering such as through
numerous site visits, extensive groundwork and talking to communities. With a system
that facilitates coordination among agencies and integrated planning, planners now
have a more holistic understanding of the ground and are better positioned to anticipate
changes that lie ahead.

Keeping the Public Informed

URA SPACE, a one-stop geospatial platform, is designed so that professionals,

businesses, and the public can obtain information on planning regulations more
efficiently. It also serves to help streamline application processes. Users can access
information related to Master Plans, urban design guidelines, private property use and
approvals, car park locations and availability, private residential property transactions,
and past development approvals.

Cultivating Private-Public Partnerships

Businesses are evolving with technological advancements, resulting in new

challenges and complexities that can impact planning requirements.

Partners with data-rich operations can help to keep abreast of changes that
influence planning decisions. Through collaborative partnerships between the public
and private sector, together can develop joint analytics capabilities for meaningful
outcomes, gain better insights on the consumption of services, and become more
responsive to people’s needs.

For example, having partnership with Grab to jointly study the travel patterns of
local commuters on ride hailing services will help urban planners better understand
commuting patterns as well as preferences for different modes of travel. This
information will potentially help planners make more robust decisions when planning for
land use and infrastructure to improve travel time and convenience for commuters.
Long-Term Planning

The long-term planning is done in two segments: the Concept Plan, and the
Master Plan. The intentions of the Concept Plan are translated into detailed land use
plans for the different planning areas to form the Master Plan.

CONCEPT PLAN

The Concept Plan is a strategic land use and transportation plan that guides
Singapore’s development over the next 40-50 years.

Reviewed every ten years, the Concept Plan ensures that there is sufficient land
to meet the long-term needs while providing a good quality living environment for the
people.

Being a small country with limited land capacity, the Concept Plan plays an
important role in balancing the land use needs, such as housing, industry, commerce,
parks, transport, defence and community facilities. In reviewing the Concept Plan, URA
collaborate with relevant government agencies to take into account all major land
needs, as well as trends in the local and global environment.

The first Concept Plan, formulated in 1971, laid the foundation for Singapore’s
growth and city structure. It was subsequently reviewed over time to factor in new
trends in development, and ensure that the plans remain robust in addressing future
challenges.

Past Concept Plans

Concept Plan 1971

The Concept Plan 1971 laid the foundation for Singapore’s growth and city
structure, to meet the basic infrastructure needs of a young nation.
The plan set out broad principles to develop new housing towns, industrial estates,
transport infrastructure and recreational spaces across the island, by adopting a ‘ring’
structure of satellite towns around the central water catchment.
 The Central Area was established as the Central Business District, and has
grown to have many global financial institutions and regional headquarters located here
today.

Concept Plan 1991

The Concept Plan was reviewed in 1991, where the vision for Singapore evolved
from meeting basic needs to creating an island city balancing work and play, culture and
commerce, and where nature, waterbodies and urban development are woven
seamlessly together.

The Plan proposed cultural and commercial corridors, and a hierarchy of

commercial centres in different parts of the island to bring jobs closer to homes and
alleviate congestion in the city centre.

Technological corridors, made up of business parks, science parks and

academic institutions, were created to facilitate the growth of high-tech industries and to
promote the exchange of ideas and innovation.
 To support the development of a petrochemical industry, the Plan also proposed
for seven low-lying southern islands to be amalgamated into one large island – known
as Jurong Island today.

Concept Plan 2001

The Concept Plan Review in 2001 factored in new trends to ensure that the land
use plans remained robust in addressing future challenges.

The plan envisioned Singapore as a thriving world-class city in the 21st century,
with rich heritage, character, diversity and identity. In developing the plan, an extensive
public consultation exercise was carried out to seek the views of key stakeholders. It
aimed to provide a high quality living environment by offering a wider choice of housing
options, and also sought to transform Singapore into a global financial hub by setting
aside land in the city centre to support the growth of financial and services sectors.

As part of the Concept Plan 2001, an Identity Plan and Parks and Waterbodies
Plan was drawn up to enhance Singapore’s natural and built identity. Under these two
plans, we identified 15 nodes where the existing character of the built environment
would be reinforced, and created more recreation choices through the opening up of
more parks, reservoirs and natural areas.

Concept Plan 2011 and MND Land Use Plan

The latest review of the Concept Plan was carried out in 2011-2013, leading to
the release of the Land Use Plan 2030 by Ministry of National Development (MND).
 The plan supports the population projected by the National Population & Talent
Division (NPTD) for 2030 and outlined the strategies to support population and
economic growth, while ensuring a high quality living environment for all Singaporeans.

The Land Use Plan outlines the strategies to provide the physical capacity to
sustain a high quality living environment for a possible population range of 6.5 to 6.9
million by 2030. It also sets aside land to meet national needs beyond 2030, so that
future generations have options and room for future growth.

The strategies to sustain a high-quality living environment include:

 Providing good affordable homes with a full range of amenities

 Integrating greenery into the living environment
 Providing greater mobility with enhanced transport connectivity
 Sustaining a vibrant economy with good jobs
 Ensuring room for growth and a good living environment in future
  The broad strategies and proposals set out in the Land Use Plan were
translated into detailed plans in the Master Plan 2014, which is used to
guide the development over the next 10 to 15 years.

URA continue to review the plans regularly to respond to Singapore’s changing

needs, trends and the overall environment.

THE MASTER PLAN (MP)

As a small city-state, the future remains the planners focus. Comprehensive and
integrated planning allows Singapore to optimize its limited land to meet the needs of
current and future generations. Comprehensive planning means taking the long-term
approach, holistically balancing the social, economic, and environmental considerations
of urban development. Integrated planning means working closely with both government
partner agencies and the public when producing and reviewing the Master Plans.

The Master Plan has evolved from being a plan which simply reflected preceding
land use amendments to one which focuses on planning ahead for future
developments. In particular, it was transformed to a more forward-looking planning
document in the mid-1990s (Master Plan 1958 & Master Plan 1908) through the advent
of the Development Guide Plans (DGPs), which set out detailed planning objectives at
the local and regional levels that were aligned with the broader planning intentions of
the Concept Plan.

The regular review and amendments to the Master Plan have factored in
changes in local and global trends, and ensured that the plans remain relevant to
address future challenges and meet the needs of Singaporeans. [7]

The Master Plan 1958

The diagnostic survey of Singapore was conducted over two years from 1952 to
1953, and involved studies on the land and building use of the central (city core), urban
and rural areas, as well as traffic flow and the industries that would provide employment
for the people. The aim of the master plan was to provide a blueprint to guide the
physical development of Singapore so there would be adequate land for residents to
live, work and play in a conducive environment. The final report of the master plan was
approved by the government on 8 August 1958. [8]
Source: https://www.ura.gov.sg/dc/mp58/dcdmp58index.htm

Source: http://fac.arch.hku.hk/asian-cities-research/singapore-sit-inception-of-toa-payoh-new-town/
The Master Plan 1980

Source: https://www.ura.gov.sg/dc/mp80/MP80index.htm

Source: http://fac.arch.hku.hk/asian-cities-research/singapore-hdb-construction-of-toa-payoh-new-town/
Master Plan 2008

The Master Plan 2008 focused on creating a lively, liveable and vibrant city with
sustained economic growth and a good living environment.[9]

Source: https://www.researchgate.net/figure/The-Singapore-master-plan-The-actual-
land-use-map-depicted-in-Fig-3-was-extracted-from_fig2_259567536

Master Plan 2014

The Master Plan 2014 is driven by the vision of an inclusive, liveable,

economically vibrant, and green home for Singaporeans. URA ensure that sufficient
land is available for a whole range of land uses, and especially for critical needs such as
housing, schools, and jobs centres. They also plan for a quality living environment - with
amenities for all ages, where jobs come closer to our homes, and for healthy spaces
with active communities.
Source: Special and detailed control plans can be viewed in
https://www.ura.gov.sg/dmp19/maps/?map=sdcp

Draft Master Plan 2019

The Draft Master Plan 2019 (DMP19) focuses on planning for inclusive,
sustainable, and green neighbourhoods with community spaces and amenities for all to
enjoy. It also includes strategies that plan for the rejuvenation of familiar places and to
create capacity to meet future need. [10]
About the Draft Master Plan 2019 [11]

1. New Housing Concepts and Choices

New housing precincts will provide residents with a variety of choices,

from car-lite, green, and community-centric developments such as Tengah
Forest Town to urban villages such as Bayshore. Amenities will be co-located in
one-stop hubs at the upcoming Bukit Canberra and Punggol Town Hub, making it
easier and more convenient for residents to shop, dine, and engage in family-
bonding activities under one roof.

2. Integrated Green and Play Spaces

Future housing towns such as Tengah Forest Town will integrate greenery
and biodiversity into residential districts. In the future, there will be an additional
1,000 hectares of parkland and park connectors islandwide, linked by
recreational corridors such as the Coast to Coast Trail, the Rail Corridor, and the
Kallang River, so that residents can enjoy more sports and recreation facilities.

3. Greater Rustic Coast

Stretching from Lim Chu Kang to the tip of Changi, the Greater Rustic
Coast is a 50km continuous belt of rustic greenery, rich heritage, and recreational
space that will be stitched together by the future Round Island Route. Places of
interest along the northern coastline will celebrate the area’s military and
industrial heritage, while also connecting to recreation nodes and allowing
residents to explore our native biodiversity at Sungei Buloh and the Mandai
Mangroves.

4. Connected and Convenient

Residents will enjoy greater convenience and connectivity in public

transport with the opening of the Thomson-East Coast Line, the Jurong Regional
Line and the Cross Island Line. With the expanded rail network, eight out of 10
households in Singapore will live within a 10-minute walk from the nearest train
station. Cycling paths and footpaths will be guided by the new Connectivity
Special and Detailed Control Plan, while a new 21.5km North-South Corridor will
feature continuous bus lanes and cycling routes from Woodlands to the city.
5. More Jobs Closer to Home

Major gateways in the east, north and west will support economic growth
while bringing jobs and amenities closer to home. Capitalising on the expansion
of Changi Airport, the eastern gateway will feature an innovative lifestyle
business cluster at Changi City. In the north, the Woodlands Regional Centre will
continue to grow as the largest business node in the north alongside the new
Agri-Food Innovation Park at Sungei Kadut. The western gateway comprises
Jurong Lake District, Jurong Innovation District and Tuas Terminal.

6. Paya Lebar Airbase

The relocation of Paya Lebar Airbase from 2030 will free up an area of
land the size of about five Toa Payoh towns for redevelopment. With its unique
aviation heritage, Paya Lebar Airbase is set to become a distinctive new
business district with mixed-use neighbourhoods.

7. Going Underground

Underground space is a strategic resource that allows Singapore to

optimise land use. Locating utilities, transport, storage, and industrial facilities
underground frees up surface land for people-centric developments. The 2019
Draft Master Plan reveals Singapore’s first Underground Space Plan for Marina
Bay, Jurong Innovation District, and Punggol Digital District. The Plan showcases
planned underground uses at the district level in 3D map layers.

8. Greater Southern Waterfront

The Greater Southern Waterfront, spanning Singapore’s coastline from

Pasir Panjang to Marina East, will be freed up for development after the City
Terminals and Pasir Panjang Terminal are relocated to Tuas. The Pasir Panjang
Power District will be transformed into a lifestyle and heritage destination, while
being connected to the rest of the Greater Southern Waterfront via the new Pasir
Panjang Linear Park.

9. Breathing New Life into Familiar Places

The Central Area in Singapore is home to familiar places such as the

Central Business District, Marina Bay, the retail and entertainment clusters at
Orchard and the Singapore River as well as the Civic District and Bras Basah /
 Bugis. The arts, cultural and heritage precinct will be expanded and enhanced
through vibrant place-making while Orchard’s iconic shopping belt will be
transformed into a lush green urban corridor. Beyond the Central Area, areas of
local identity such as Dakota Crescent will be developed sensitively alongside
the six retained Singapore Improvement Trust blocks and the courtyard space
there. The former Station Master’s Quarters opposite Bukit Timah Railway
Station will also be conserved to preserve our heritage and shared memories of
the Rail Corridor.

10. Public Participation

The Draft Master Plan 2019 exhibition is held at The URA Centre Atrium
at 45 Maxwell Road from 27 March 2019 to 24 May 2019. The public can provide
their feedback on the Draft Master Plan 2019 exhibition and proposals at the
URA website. Any objection to or representation concerning any of the proposals
for amendment to the Master Plan must be submitted in writing no later than 25
April 2019.

Source: Special and detailed control plans can be viewed in

https://www.ura.gov.sg/dmp19/maps/?map=sdcp
References:

[1] Singapore. (2019, July 15). Retrieved July 16, 2019, from
https://en.wikipedia.org/wiki/Singapore

[2] Singapore Population (LIVE). (n.d.). Retrieved July 16, 2019, from
https://www.worldometers.info/world-population/singapore-population/

[3] Singapore. (2019, July 15). Retrieved July 16, 2019, from
https://en.wikipedia.org/wiki/Singapore

[4] Long-Term Land Use Planning In Singapore Introduction. (n.d.). Retrieved July 16,
2019, from http://shinbint.com/writing/Landuse_Case.pdf

[5] Singapore. (2019, July 15). Retrieved July 16, 2019, from
https://en.wikipedia.org/wiki/Urban_planning_in_Singapore

[6] Singapore. (2019, July 15). Retrieved July 16, 2019, from
https://en.wikipedia.org/wiki/Regions_of_Singapore

[7] (n.d.). Retrieved July 16, 2019, from https://www.ura.gov.sg/Corporate

[8] (n.d.). Retrieved July 16, 2019, from

http://eresources.nlb.gov.sg/history/events/247b63a8-a961-47b7-a9c9-2e3e3979ac8d

[9] (n.d.). Retrieved July 16, 2019, from

http://eresources.nlb.gov.sg/history/events/247b63a8-a961-47b7-a9c9-2e3e3979ac8d

[10] (n.d.). Retrieved July 16, 2019, from

https://www.ura.gov.sg/Corporate/Planning/Draft-Master-Plan-19

[11] 10 Things to Know About Draft Master Plan 2019. (n.d). Retrieved July 16, 2019,
from https://www.mnd.gov.sg/mndlink/2019/may-jun/pdf/index.pdf