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SINGAPORE: More private housing, community facilities, and even a retirement village – These are ideas that real estate analysts have come up with for large tracts of land in Jurong previously reserved for the Kuala Lumpur-Singapore high-speed rail (HSR) project, which since scrapped.
Such developments will be in line with overall transformation plans for Singapore’s western region, they said, in particular to turn Jurong Lake District into a second central business district in the future.
The mega high-speed rail project, touted as a “game changer” that would have cut travel time between Singapore and Kuala Lumpur to 90 minutes, was halted on January 1 after a deal expired on December 31, 2020. .
Malaysia paid more than S $ 102 million in compensation to Singapore for the completed project, authorities said on Monday.
READ: Company asset disposal is ‘top concern’ leading to HSR termination, project has cost Singapore over S $ 270 million – Ong Ye Kung
TWO PLOTS ACQUIRED
The Singapore government had acquired two parcels of land for the HSR project. One was the former site of Jurong Country Club, which was 67ha. Within this, 12ha had been reserved for the HSR term.
In a parliamentary response in February, the National Development Ministry said the entire parcel is currently a white zone, subject to detailed planning, which means it can host mixed developments.
“This remains consistent with our plans for the land to be used for new residential, commercial and mixed-use developments, as well as community facilities,” he said in the written response.
The second parcel of land is the former site of the Raffles Country Club, covering 143ha. Part of it went to the Integrated Train Testing Center, which recently started its works.
READ: From Conception to Completion: KL-Singapore HSR Project Timeline Over 8 Years
“These parcels of land continue to be necessary to realize our overall vision of the Jurong Lake District, which is unaffected by the completion of the HSR project,” the ministry said.
“We will study the appropriate mix of uses for the parts of the parcels of land initially reserved for HSR to make sure they relate to the environment.”
He added that he will make good use of these acquired parcels of land to “realize their full potential value.”
TRANSFORMING JURONG
The 360 ha Jurong Lake District, comprising Lake Jurong and the area around the Jurong East MRT Station, has positioned itself as the largest mixed-use business district in the country outside the city center.
Plans for the area include an expanded commercial compound, housing and gardens.
In 2019, the Government also announced a 7ha integrated tourism development to be established from 2026.
The district is expected to develop fully in 20 to 30 years. When it’s ready, it’s set to create more than 100,000 new jobs in the maritime, infrastructure and technology sectors, as well as 20,000 additional homes.
But it’s not just the scrapped HSR project that planners have to deal with. There is also the uncertainty caused by COVID-19.
READ: Completed HSR project is a missed opportunity to boost Singapore’s economic competitiveness, KL: Experts
In January, developers, investors and companies were invited to provide the Urban Redevelopment Authority (URA) with ideas for the Jurong Lake District, given the changes brought on by the pandemic.
The URA had told the CNA last June that flexibility had been built into the master plan to meet changing social and economic needs.
READ: New Attractions, Jurong Lake District Hotel Amidst Tourism Boost
Experts such as Wong Xian Yang, head of research at Cushman & Wakefield Singapore, have raised the possibility of some adjustments to the timing and scale of planned tourism and hospitality projects.
But commercial and residential developments in the area will remain relevant, even without the HSR, he told CNA, noting that the Jurong Lake District has several merits, such as “strong accessibility.”
It is also very close to several tertiary institutions, as well as major commercial and industrial areas, he said.
IDEAS FOR LAND USE
Regarding how the additional space can be used, Mr. Wong said: “As more companies are following a hybrid work approach, perhaps we could see a higher proportion of residential and community facilities as companies do not need as much space. office as before. “
He added that part of the parcel of land can be tendered to a master developer to ensure a well-curated view of the compound.
Christine Sun, senior vice president of research and analysis at OrangeTee & Tie, said there is room to build more private homes given that “it has been a while” since the Jurong East area has seen a new residential project.
HDB owners in the area also have “improvement needs,” he added. “So it is good to offer new private houses for these people.”
READ: Up Your Alley: Jurong, From ‘Cowboy Town’ to Heritage Hotspot
Furthermore, with the new Tengah estate beginning to take shape, the population of the area is expected to grow.
“These people can go to Jurong to use the amenities. There will be an increase in the influx of retail stores and shopping malls in Jurong, and more people may choose to work in Jurong or Tuas, ”Ms. Sun said.
“Therefore, there is a need for them to build more commercial and residential properties and services in Jurong Lake District to meet the expanding needs.”
Property analyst Ong Kah Seng suggested the possibility of developing retirement villages, particularly with lush greenery around the former site of the Raffles Country Club.
“Retirement homes need short leases (up to 35 years). So when the lease ends, these sites could be used for (the) HSR project should it be reactivated, ”he said.
Specifically, Mr. Ong suggested that the village could comprise a combination of small private condominiums and new HDB two-bedroom Flexi apartments for seniors, with integrated healthcare facilities and lifestyle amenities.
READ: Lakeside Garden opens to the public in the first phase of Jurong Lake Gardens
Leonard Tay, who is leading the research at Knight Frank Singapore, said the absence of the HSR project means that previous strategies for growing the commercial and tourism sector in the Jurong Land District will have to be recalibrated for a post-pandemic future.
“The goals of expanding new tourism destination markets, exploring modes of connectivity and enhancing alternative modes of partnership with Malaysia and other countries would have to be re-evaluated.”
He added that once regional economies have recovered from the pandemic crisis, some new cross-border infrastructure initiatives could be back in play.
“Jurong Lake District would be a chosen location for when such a possibility materializes,” Tay said.
