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Thread: Making Jurong district a viable second CBD

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    Default Making Jurong district a viable second CBD

    http://www.straitstimes.com/business...ble-second-cbd

    Making Jurong district a viable second CBD

    Jul 13, 2016

    Analysts say it is vital to get mix of offerings right and ensure good transport links

    Yasmine Yahya
    Assistant Business Editor


    Canary Wharf in London, Pudong in Shanghai, Parramatta in Sydney, Songdo in Incheon, South Korea - and now, Singapore's very own Jurong Lake District.

    These are some of the places around the world considered the second Central Business District (CBD) of their respective cities.

    As a global leader in master planning, Singapore is well-placed to pull off its vision of turning Jurong Lake District into an innovative and eco-friendly second CBD, analysts said.

    But there are also lessons that can be gleaned from the second CBDs that have come before - and applied locally, they added.

    The Urban Redevelopment Authority (URA) on Monday said it was seeking master plan proposals for Jurong Lake District. It would not only be Singapore's second CBD, but also a futuristic, eco- friendly and inclusive urban space filled with homes, offices, hotels and recreational facilities surrounded by greenery and waterways.

    The authority added that one possibility would be to have innovative urban infrastructure, such as a district cooling system, pneumatic waste conveyance system and urban logistics deployed underground.

    A URA spokesman told The Straits Times yesterday: "This project is more complex than usual due to the presence of the Kuala Lumpur-Singapore high speed rail terminus and convergence of several existing and future MRT lines.

    "However, it is not unusual at the master planning stage to study the available opportunities, and incorporate several strategies and ideas to create a liveable and distinctive precinct."

    Head of CBRE Research for Singapore and South-east Asia, Mr Desmond Sim, said these ambitious plans would be expensive to carry out, but they give an indication of how long term the URA is thinking.

    "These plans will not crystallise within the next five years. When the URA or Ministry of National Development plans a concept, they are looking at 15 years and beyond," he said.

    "And this approach of thinking of the big picture, and factoring in things like utilities, ensures that the development of Jurong Lake District would not take place in a piecemeal fashion, which could lead to overcrowding or insufficient infrastructure."

    To be sure, Singapore is not the first country to have seen a need for a second CBD. In many other cities that have embarked on the same path, the idea for a second CBD arose amid a need to provide businesses with more space, and at lower costs.

    Often, the second CBD is also seen as offering a niche proposition not available in the traditional CBD.

    In London, for example, Canary Wharf was built with the promise of spanking new infrastructure, featuring the latest cutting-edge technologies. This has drawn international banks to set up offices there, such that the area now rivals the traditional CBD, the City of London, which features 200-year-old infrastructure, said Century 21 Singapore chief executive Ku Swee Yong.

    Perhaps the most successful second CBD in the world is Pudong in Shanghai, which has overtaken the city's first CBD, Puxi, as the main centre of activity, noted Mr Sim.

    In Pudong's case, Beijing offered tax incentives to get financial institutions and multinationals to move across the river.

    The lesson to be learnt, said Cushman & Wakefield's research director Christine Li, is that the second CBD should offer a different proposition from the traditional one, but still be complementary.

    "For example, large multinational will set up headquarters in Raffles Place and Marina Bay for corporate branding and be close to their key clients, but could have their support or research and development centres in the second CBD," she pointed out

    Mr Ku said it is especially crucial for Jurong Lake District to get its unique offering right, because Singapore already has several attractive business spaces outside Raffles Place and Marina Bay.

    For example, the Alexandra area is home to tech giants Microsoft and Google, while Changi has a solid reputation as a high-tech base for financial institutions to place their back-end operations. Ayer Rajah and one-north have cemented themselves as the base for innovative tech and infocomm start-ups.

    "So the master planners would have to carefully study what Jurong Lake District's proposition should be - what industries are there left for this area to capture?" Mr Ku said.

    Location and transportation are also key factors to a second CBD's success, noted Ms Li. "Sydney's second CBD in Parramatta, which is at the implementation stage, is more centrally located than the old CBD. It also has an existing concentration of transport, services and transport density to make commuting easier for the local residents compared to the old CBD."

    Although Sydney's original CBD is in the Sydney Harbour area, near the Opera House, most of the city's population lives to the west.

    This may not be the case for Jurong, which some in Singapore might consider as far-flung in the West, which makes it all the more important for the master planners to ensure excellent connectivity and accessibility, the analysts said.

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    Default New CBD in Jurong to offer flexible spaces for future economy

    http://www.businesstimes.com.sg/gove...future-economy

    New CBD in Jurong to offer flexible spaces for future economy

    URA unveils third precinct, which will be home to the KL-Singapore High Speed Rail terminus

    By Kalpana Rashiwala

    [email protected]

    @KalpanaBT

    Jul 12, 2016


    SINGAPORE'S second central business (CBD) district, the Jurong Lake District (JLD), will feature adaptable spaces for the future economy, given that business cycles will be shorter, and that businesses will have to adopt rapidly emerging technologies and more flexible business models.

    CBRE's managing director of industrial and logistics for Asia, Dennis Yeo, welcomed the announcement by the Urban Redevelopment Authority (URA) on Monday about the approach taken in the master planning of the JLD.

    He said: "Flexibility in real estate solutions will be vital in the new economy and help fill the gap for companies that do not qualify to use Business 1 (light industrial) space currently because they do not have manufacturing activities for instance; at the same time, they don't need to be in an office building either."

    Such occupiers may find rentals of office space too high and the set-up too restrictive for creative juices to flow.

    "The Internet of Things will spawn a lot of new businesses. One way for Singapore to stay ahead in the game and attract demand is by creating suitable spaces for them. The authorities may come up with a new zone or subzone," he suggested.

    The URA and the Jurong Lake District Steering Committee chaired by National Development Minister Lawrence Wong have identified adaptable spaces for the future economy as a goal to guide the district's master planning.

    As Singapore's second central business district, the JLD will consist of a core area around the Kuala Lumpur-Singapore High-Speed Rail (HSR) terminus. The area will comprise high-quality office spaces with mixed uses and be surrounded by clusters of business parks that provide flexible and adaptable work spaces for a good mix of complementary businesses and services of varying sizes.

    Examples include research and development facilities, educational and training institutes, small and mid-sized firms, business incubators and investment firms.

    The URA said: "This will create a diverse and highly connected ecosystem that promotes knowledge-sharing, innovation and collaborations between businesses within the district and beyond, and facilitate the meeting of their evolving needs in the future economy."

    Cushman & Wakefield research director Christine Li said: "We could see things like an Airbnb campus, or a Facebook institution spring up in the vicinity, given the close proximity to tertiary institutions."

    In launching its request for proposal (RFP) and inviting multi-disciplinary teams to develop master plan proposals for the JLD, the URA also unveiled a third new precinct in the district.

    Called Lakeside Gateway, this precinct has been envisioned as a mixed-use business precinct and home to the HSR terminus, which will anchor the JLD as "a district of the future" and Singapore's second CBD.

    A large part of the 112-hectare precinct is occupied by the Jurong Country Club, which has been acquired by the government. The JLD's two other precincts unveiled earlier are the commercial hub of Jurong Gateway and the leisure precinct of Lakeside.

    The URA said Lakeside Gateway has potential for 4 to 5 million sq m of total gross floor area. Possible developments here include offices, business facilities, retail, entertainment, food and beverage, quality waterfront homes, hotels, recreational facilities and inclusive public spaces.

    Ms Li suggested incorporating landed homes and low-rise condos equipped with smart features and boasting waterfront views, which could give rise to a more affordable "Sentosa Cove in the suburbs" .

    The URA said that in the longer term, Lakeside Gateway could be integrated with the surrounding areas such as the International Business Park, Teban Gardens and Pandan Gardens.

    A key guiding goal in the master planning of the JLD is to achieve a more aggressive public transport mode share - one that is higher than the national target, which is 75 per cent by 2030.

    Minister Wong said that as a CBD in the heartlands, the JLD will drive Singapore's growth in the future economy and cater to the needs of businesses, residents, visitors and Singaporeans from all walks of life.

    It will be distinguished by its high connectivity, accessibility and environmentally-friendly features, where smart and green mobility options are the choice modes of commute.

    The district will be a hub for smart innovations, and be the home of sustainable urban infrastructure that will boost productivity and manpower efficiency, as well as stand out as a "delightful and inclusive destination" for the community, defined by its greenery, extensive water bodies, built heritage and vibrant public spaces, he added.

    JLL's head of South-East Asia research Chua Yang Liang described the plans for a socially inclusive district "rather intriguing".

    "This will be the first time in Singapore's development history that we could be integrating a CBD within a largely residential and industrial area. Back during the nation-building days, the CBD was largely cleared of population."

    Savills Singapore research head Alan Cheong suggested that the Master Plan be loosely interpreted as a Concept Plan to allow for flexibility, given that any physical architecture for the JLD could be rendered obsolete by quantum leaps in technology.

    CBRE Research's head of Singapore and South-East Asia Desmond Sim suggested that to be future proof, the JLD Master Plan should provide for an infrastructure and land-use mix that is flexible in space usage within proposed developments as a key feature; this way, businesses can be nimble amid shorter business cycles.

    "One possibility is the promotion of mixed-use developments with office, industrial/business parks and retail components. This could translate to more white sites being included in the Master Plan."

    From among the multi-disciplinary teams participating in the RFP, the URA will shortlist up to five teams, which will develop their Concept Master Plans for JLD. When this is done, they will each receive an honorarium of S$200,000.

    The team with the best Concept Master Plan will be appointed in February 2017, and work with the URA and partner agencies to draw up the Draft Master Plan for the JLD.

    There will be an exhibition of the Draft Master Plan around the third quarter of next year, during which the public will be invited to give feedback. After that, the appointed team will work with the URA to refine the plans. When this has been done, the team will be awarded S$2 million.

    Wong Heang Fine, group CEO of Surbana Jurong, which has said it will take part in the RFP, commented: "The amalgamation of transportation, technology and sustainable design principles will set new benchmarks for future townships and cater to new industries in Singapore."

    Also looking to participate in the RFP is DP Architects. Its director Seah Chee Huang noted that the proposal also calls for "inclusivity of the community that celebrates our social values, memories as well as preservation of built heritage such as the (current) Science Centre and the (former) Jurong Town Hall".

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    Default Lakeside

    Please correct me if my understanding is wrong.

    Lots of hype about the 2nd CBD of Singapore. But the core area is around Jurong East MRT, no?

    Taking Lakeside MRT as pivot point, the surrounding area is largely residential and schools. Further towards Corporation Road are industrial areas.

    URA website says “Lakeside is envisaged to be developed into a major leisure destination for Singaporeans and tourists. Families can look forward to a new waterfront park and promenade, more water activities and a loop of attractions with the scenic lakeside setting.”

    So can I say Lakeside area is mainly for leisure activities? So apart from the proximity to 2nd CBD and the latest hype by media, what’s the real deal for Lakeside area?

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    Jurong is going to be the only CBD next to heavy industry plants and factories.............
    What can you say about that? Well indeed, lots of hype so that they can sell at a "good" price, that is it!

    And you can bet that there will be more "CBD" in other places in the future? If don't term as "CBD" how to sell at "good" price???

    Quote Originally Posted by frumnat View Post
    Please correct me if my understanding is wrong.

    Lots of hype about the 2nd CBD of Singapore. But the core area is around Jurong East MRT, no?

    Taking Lakeside MRT as pivot point, the surrounding area is largely residential and schools. Further towards Corporation Road are industrial areas.

    URA website says “Lakeside is envisaged to be developed into a major leisure destination for Singaporeans and tourists. Families can look forward to a new waterfront park and promenade, more water activities and a loop of attractions with the scenic lakeside setting.”

    So can I say Lakeside area is mainly for leisure activities? So apart from the proximity to 2nd CBD and the latest hype by media, what’s the real deal for Lakeside area?

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    Quote Originally Posted by teddybear View Post
    Jurong is going to be the only CBD next to heavy industry plants and factories.............
    What can you say about that? Well indeed, lots of hype so that they can sell at a "good" price, that is it!

    And you can bet that there will be more "CBD" in other places in the future? If don't term as "CBD" how to sell at "good" price???
    So you would avoid Lakeside, and for that matter, Jurong? ;P

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    He would avoid 90% of places in SG.

    He says people in Jurong filter the air for whole Singapore.

    Quote Originally Posted by frumnat View Post
    So you would avoid Lakeside, and for that matter, Jurong? ;P
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    Quote Originally Posted by Kelonguni View Post
    He would avoid 90% of places in SG.

    He says people in Jurong filter the air for whole Singapore.
    LOL... Does he like Coney Island??

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    Quote Originally Posted by frumnat View Post
    LOL... Does he like Coney Island??
    He doesn't even like Sentosa.
    The three laws of Kelonguni:

    Where there is kelong, there is guni.
    No kelong no guni.
    More kelong = more guni.

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    Not only me who doesn't like Sentosa, the worst part is people like Property Owner who had actually lived in Sentosa had decided to move out of Sentosa.
    This clearly shows that Sentosa is not worth living in (just a hype, like the Jurong 2nd CBD, but which is even worse, surrounded by polluting air and gases from nearby heavy industry plants).......

    Quote Originally Posted by Kelonguni View Post
    He doesn't even like Sentosa.

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    Quote Originally Posted by teddybear View Post
    Not only me who doesn't like Sentosa, the worst part is people like Property Owner who had actually lived in Sentosa had decided to move out of Sentosa.
    This clearly shows that Sentosa is not worth living in (just a hype, like the Jurong 2nd CBD, but which is even worse, surrounded by polluting air and gases from nearby heavy industry plants).......
    Sorry if you have mentioned elsewhere before. For a fresh perspective, can you suggest, in your opinion, where in Singapore is a good place to buy private property?

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    Juz my 2 cents.
    If self-stay. I like Dist 15 & 16.
    For invest i prefer Dist 14 & 22.

    Have Fun.

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