Is URA’s Long-Term Plan Review any different from past concept plans?

Some of the ideas under the plan like the 'Long Island' were already introduced in 1991.

The Urban Development Authority (URA) has launched its latest concept plan for Singapore's urban environment, but several proposals under the plan are not new.

These proposals include the Long Island off East Coast Park which was introduced in the 1991 Concept Plan, the Bayshore residential precinct, injecting more live elements in the CBD, and the Strategic Development Incentive, according to Huttons.

With not so new proposals, how will URA’s LTPR be any different from past concept plans? Huttons said it’s the idea of flexibility.

“As this is a long-term plan, lots of flexibility has to be built into a factor in the unknowns in the future – more mixed uses, time-sharing of facilities, flexible usage of space, shorter leases, faster development cycle,” the property expert said. 

“The pandemic helped the authorities to achieve faster decentralisation and encourage jobs closer to home. Decentralisation will alleviate stress on the transportation network but increases the need for more commercial and/or industrial space in HDB towns,” Huttons added.

Meanwhile, Huttons said more details are needed on the implementation of new ideas proposed under the LTPR like Vertical Zoning.

“There will be a mix of different but complementary usage in one parcel of land. Currently, industrial lands are sold on 20-year leases while commercial and industrial are on 99-year leases. How are the different leases going to be harmonised?” asked Huttons.

“If industrial leases are on a 99-year lease, it will increase the costs to the end-users and is a complete reversal from the current stance where leases are on 20-year to lower costs. Will URA waive the change of use charges for non-industrial use?” it added.

Here are Hutton’s comments on other proposals under the LTPR:

On Paya Lebar Airbase (PLAB): 

“[It] will see the trial of some forward-looking ideas – people-centric mobility network. This is a great idea as making an area walkable will also enhance the liveability. These communal greens can function as spaces for community events as well, making full use of our limited resources.”

On Long Island:

“It is important as we need to combat rising sea levels. It is likely to have a mix of residential homes from low to high density with an open waterfront promenade similar to the Keppel area. This will enhance the current park connector network. We estimate some 10,000 to 15,000 public and private housing together with recreational amenities on Long Island. PLH model may be used for flats on Long Island. We see this as an extension of the Greater Southern Waterfront which will bring Singapore’s transformation to the next level. Homes by our limited coastline are always coveted and highly sought after.”
 
On flexible layouts for HDB flats: 

“While the ideas are appealing in nature, they may not be practical or environmentally friendly. Building materials and construction contribute 11% of greenhouse gas emissions according to the World Economic Forum. The repeated configuration of interior spaces will add to building waste.”