Limited Land,
Infinite Aspirations
Every inch of Singapore’s scarce land resources
is optimally utilised for economic growth and to
improve the quality of life for all Singaporeans.
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A small country, with a total land area of about 700 km2, Singapore’s
challenges have always been to optimise land resources to meet our current
needs, to safeguard land for future development, and to maintain the best
quality of life at each stage of growth. In meeting these challenges, MND,
with its statutory board, the Urban Redevelopment Authority (URA), carries
out strategic planning through the Concept Plan and the Master Plan to
ensure the efficient use of Singapore’s land over time.
Rolling Out the Concept Plan
Developed in 1971, the Concept Plan sets
the long-term strategy for Singapore’s
physical development by mapping out the
vision for the country in the next 40 to 50
years. It articulates the strategic directions
for land use and transportation, and the
plan is reviewed every 10 years, taking into
account changing economic and population
trends, and land use needs in the course of
Singapore’s physical growth. The Concept
Plan ensures that we use our land resource
efficiently and effectively, so that our quality
of life improves even as we carry out
development of the country.
Last reviewed in 2001, the Concept Plan
went through a mid-term review in 2006 by
MND, URA and various other government
agencies, to take into account recent
population trends and the strong economic
prospects in Singapore’s future. On the
horizon are many investment opportunities
in high value-added industries, the financial
and business services sector and the
tourism sector. In order to tap into these
opportunities, we have to ensure that we
have sufficient land and infrastructure ready
to attract investments and support economic
growth. With the long-term population
parameter of 6.5 million people, we will
not only have to house a larger population,
but also provide more housing options and
incorporate features that will enhance the
living experience in Singapore.
Fine-tuning the Master Plan
The Master Plan translates the broad visions
of the Concept Plan into detailed land use
plans. The Master Plan 1998 was the first to
divide Singapore into 55 areas and offered
detailed plans for each of these areas. The
detailed plans bring a local perspective
to the macro vision of the Concept Plan,
setting guidelines on land-use zoning,
and height and development intensity
for the different areas in Singapore. The
plans address housing needs as well as
community, commercial, industrial, transport
and recreational facilities for the population
of each area.
Reviewed every five years, the last Master
Plan, completed in 2003, focuses on
providing a good quality of life, enhancing
the business environment and preserving
and enhancing Singapore’s physical identity
to encourage a sense of ‘rootedness’ here.
Master Plan 2003 featured two island-wide
initiatives: the Parks and Waterbodies
Plan, and the Identity Plan. These plans
incorporated ideas and directions generated
during the Concept Plan 2001 Review.
They also included fresh and constructive
ideas from the public, whose feedback was
gathered through public exhibitions and
dialogue sessions.
The review for Master Plan 2008 is underway
and will, similarly, take into consideration
the feedback from stakeholders as well as
new trends and demands.
Ensuring Development Coordination
Singapore’s continued growth requires wellcoordinated infrastructural development.
To ensure this, MND has URA to help
coordinate and implement public
infrastructural improvement and building
works projects. These works include the
recently completed 2.6-km Changi Point
Coastal Walk, as well as the bridges and
nature trail constructed to link up the scenic
Southern Ridges consisting of Mount Faber,
Telok Blangah and Kent Ridge.
Guiding Development with
Regular Feedback
Development control guides individual
developments and facilitates orderly
development according to the planning
intention for the area as stipulated in the
Master Plan. This function has proven to
be increasingly challenging, as URA has to
balance the needs of various constituents,
like businesses and residents, whose
interests are often conflicting.
URA conducts regular reviews with industry
professionals and the general public to
ensure that its policies and guidelines are
pro-business, user-friendly and relevant
to prevailing needs. Over the years, many
development control guidelines have been
simplified and revised to give greater
flexibility, and to allow more innovative
designs to emerge. To make things more
convenient and efficient, URA’s Electronic
Development and Application system allows
development applications and amendments
to approved plans to be submitted through
the Internet.
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Innovative Government Land
Sales Programme
To realise our planning intentions and
Singapore’s economic objectives, URA as the
main land sales agent for the Government,
coordinates the supply of State land for
sale to the private sector through the
Government Land Sales (GLS) Programme.
The programme is an innovative and
effective way of forging partnerships
between the Government and the private
sector. The Government puts out the land
for sale, and the private sector provides the
capital investment and marketing expertise
to develop the sites to meet Singapore’s
business, housing and leisure needs.
and developed land into valuable real
estate. The rejuvenation of the Singapore
River into a commercial, recreational and
residential area; the conversion of Tanjong
Rhu from shipyards into a quality waterfront
residential area; and the revitalisation of
China Square into a unique commercial
node to complement the nearby Raffles
Place – all are notable examples of
redeveloped areas benefiting from the
GLS Programme.
Preserving Singapore’s
Architectural Heritage
The GLS Programme has been instrumental
in shaping much of the physical
development of Singapore. It has been
instrumental in transforming both new
The conservation of historic buildings
and areas to preserve Singapore’s rich
architectural heritage is an integral part
of our city planning. The Conservation
Programme, initiated two decades ago
to answer the need to preserve our built
heritage, has resulted in the protection
of about 6,560 heritage buildings in 86
areas. This despite the constant challenge
of meeting the development needs of a
growing nation with limited land. The
programme is the first large-scale urban
conservation programme in South East Asia,
protecting areas, settings and vernacular
buildings of architectural and historical
value. The harmonious co-existence of
the old and new gives the city a sense of
cohesion, continuity and character.
Buildings are selected for conservation
based on historical and architectural
significance, rarity in terms of building types
and styles, and contribution to the overall
environment. From colonial and pre-war
buildings, URA has moved on to also
identifying significant post-war buildings
for conservation. For its successful publicprivate partnership and comprehensive and
market-oriented approach to conserving
heritage districts, URA’s conservation
programme was conferred the prestigious
Urban Land Institute (ULI) Global Awards
for Excellence in October 2006.
Promoting Architectural & Urban
Design Excellence
Besides and beyond conservation, MND
is also committed to creating new and
attractive iconic developments and spaces
within Singapore. URA will continue to
promote an active design culture through
Architecture and Urban Design Excellence
initiatives. These would include providing
incentives, hosting world-class architecture
exhibitions, organising talks by eminent
designers and spearheading design
competitions. These efforts will go towards
ensuring greater improvement in the quality
of our buildings, the further development
of spaces of distinction, as well as the
encouragement of greater appreciation
of design and quality among the public.
Through all these efforts, we aim to create
the mindset and culture to drive the effort
to make Singapore an attractive and
memorable city.
Building the New Downtown
at Marina Bay
A new downtown is fast taking shape
at Marina Bay, the centrepiece of the
redevelopment of Singapore’s Central
Business District. Built to meet the needs
of the 21st Century, this city will integrate
seamlessly with the existing Central
Business District at Raffles Place. The
development includes a mix of commercial,
residential and entertainment developments,
creating an exciting array of unlimited
opportunities for locals and foreigners alike
to live, work and play in.
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The new Marina Bay area is fast
transforming with visually arresting
developments being progressively and
dramatically unveiled. The recently
completed One Raffles Quay and the NTUC
Centre have been joined by the Marina
Barrage, which transforms Marina Bay into a
freshwater reservoir cum watersports venue.
The Singapore Flyer will be up in 2008,
and 2009 will see the Marina Bay Sands
integrated resort opening its doors to the
view of the waterfront promenade and the
new double-helix bridge spanning the bay.
The Sail@Marina Bay will be completed in
the same year, introducing the first residents
to Marina Bay. In 2010, the Marina Bay
Financial Centre as well as the Gardens by
the Bay will be completed.
These key developments over the next five
years will help meet the demand for space
for financial, business services, tourism and
housing. They will also inject activity and
excitement around the Bay. The successful
development of Marina Bay will be
supported by state-of-the art infrastructure
– vehicular and pedestrian bridges, the road
network, and the mass rapid transit system.
The construction of the Common Services
Tunnel (CST) is also well underway. This
will be a sophisticated, purpose-built,
fully-integrated underground tunnel that
houses and distributes utility services to
developments in the new downtown.
Enhancing Strategic Areas
Other parts of Singapore are also bubbling
with exciting plans for enhancement and
redevelopment. Orchard Road is all geared
up for an exciting makeover with three new
landmark commercial developments as well
Planning for the Future
MND faces the constant challenge of
meeting the needs of a growing population.
Its development plans must also keep
pace with the fast-changing needs of
Singapore-based businesses, as well as
the rising aspirations of Singaporeans who
are seeking a better quality of life. The
Government is fully committed to putting
in the necessary investment to create a
vibrant and distinctive city. Together with
the people and our partners in the private
sector, we will shape the physical landscape
of our future and make Singapore a liveable
and attractive city; one that offers not only
economic opportunities but also social
stability and a healthy and sustainable
physical living environment.
as other innovative redevelopments in the
pipeline. The Bras Basah.Bugis area is on its
way to becoming Singapore’s arts, cultural,
learning and entertainment hub. Other
places with distinctive character like Little
India, Kampong Glam, Balestier, Holland
Village, Siglap Village will also be improved.
New areas for development will be opened
up to meet the growing demand for
space in the business services sector. The
decentralising of commercial activities from
the city centre opens up new opportunities
for businesses looking for space to set up or
grow in. The Tampines Regional Centre has
already been successfully developed into a
vibrant office and retail cum entertainment
hub. In the next few years, we will build
up another Regional centre in Jurong, with
Paya Lebar Regional Centre to come next.
There is, also, still potential for growth at
the Woodlands Regional Centre.