Sunday, November 11, 2007

S'pore Land Authority Makes 284 State Fields Available For Public Use

Source : Channel NewsAsia, 10 November 2007

The Singapore Land Authority (SLA) is making 284 state fields available for public use, and more than half of them are located near housing estates and within easy reach of the public.

And the Football Association of Singapore (FAS) has adopted one of the available fields – Farrer Park field – under a new programme.

Launching the "Adopt-A-Field" programme, Senior Minister of State for Law and Home Affairs Professor Ho Peng Kee, who is also the president of FAS, hoped more companies will take up the cause to help maintain these open spaces.

In making these open spaces for the public, the SLA has also improved the ground conditions by turfing, levelling, compacting the soil, and installing new signs to remind the public to be careful when using the fields.

But Prof Ho stressed that these fields are not exclusive to soccer fans.

"It's for Singaporeans to be out there flying kite, playing frisbee. A field in Henderson is used by senior citizens for gateball. And I believe (the 284 state fields come) to a total space of 780 football fields. Especially for weekends (and) holidays… we hope Singaporeans will be out there with family and friends. And it's a way to bond the community," he said. - CNA/ac

亚历山大路一私宅备售地段 以2亿2070万元底价招标

《联合早报》Nov 10, 2007

市区重建局将亚历山大路的一块私宅备售地段,从备售名单中“勾”出来招标,但开价须以2亿2070万元作底价。

这个底价就比一些市场分析员之前预测的、介于1亿7000万至1亿8000万元(即容积率每平方英尺375至400元)的标价高出不少。

地段位于红山地铁站附近,毗邻正在建造中的公寓项目The Metropolitan。这块占地0.86公顷的地段,总容积率为4.9,可建筑楼面为4万1939平方公尺(45万1264平方英尺)。这幅在今年下半年的政府售地名单中的备售地段中,地契为99年。

市建局是收到一名发展商承诺以至少2亿2070万元的价格参与投标后,才把地段勾出来招标。当局将会在大约两个星期后,将地段推出市场公开招标。

第一太平戴维斯行销与业务开发主管邱瑞荣相信,最终的标价可能介于容积率每平方英尺500至550元之间,也就是说,最高标价可能达到2亿5000万元。邱瑞荣认为,若收支平衡价是每平方英尺850元,到了2008年底,当项目推出时,发展商能以每平方英尺约1000元的价格卖出。

他相信,这样的价格对中峇鲁一带的组屋提升者来说,应该很具吸引力。

在接受本报询问时,市建局表示不方便透露当局是否是在于10月26日取消延期付款计划后,才收到该名发展商的承诺价格,但市建局证实,购买这个新私宅项目的买家将不能再拖延付款。

浩然大厦集体出售案 曾有香港发展商出价高出千万元

《联合早报》Nov 10, 2007

浩然大厦(Horizon Tower)销售委员会在答应以5亿元将浩然大厦出售给Horizon Partners(HPPL)之前,曾有香港发展商找上门,出价5亿1000万元。

虽然如此,在浩然大厦集体出售申请第四天的审讯中,第一任销售委员会成员之一的林亨利表示,为了在最短的时间内回复HPPL,今年初在没有得到其他有兴趣买家的具体收购献议下,答应HPPL所提出的5亿元预示价。
  
在浩然大厦尝试公开招标,但几个月来都只得到冷淡反应后,林亨利曾邀请其他房地产公司介绍买家。

林亨利在供证时指出,这名香港发展商是由一名来自马来西亚吉隆坡的律师牵线,而在回复HPPL之前,在不熟悉这名律师、并无法成功联络上代表发展商的几名关键人物要求给予具体收购献议的情况下,销售委员会决定接受First Tree Properties所介绍的买家HPPL。

他在回答黄锡义高级律师的盘问时也透露,除了香港发展商外,房地产咨询公司戴德梁行(DTZ)和世邦魏理仕(CBRE)当时也曾表示能够找到开价更高的买家,但它们都无法在销售委员会接受HPPL献议之前,给予具体收购献议。 

林亨利接着也承认,销售委员其实没有必要在1月8日之间仓促回复HPPL,并坦言如果有更多的时间,也许能取得另外一两个收购献议。

接着,林亨利在接受陈国洸律师事务所的拉美斯(Kannan Ramesh)的盘问时尝试解释销售委员会为何就此孤注一掷。

林亨利指出,由于好几个月下来都没有获得任何具体收购,受委任律师卢纳北亚(Drew & Napier)建议,如果销售委员会拒绝来自HPPL的具体收购献议,可能会被同意出售的业主起诉。

有鉴于此,他之后承认,尽管困扰同意出售业主会对售价溢价大大削减感到不满而不批准出售,但由于担心会失去HPPL的收购献议,销售委员会决定不征询业主意见进行交易。



浩然大厦集体出售案 曾有香港发展商出价高出千万元。

拉美斯揭开新内幕

在昨天的审讯结束前,拉美斯也进一步揭开新内幕。

拉美斯发现,销售委员会主席善达尼(Arjun Samptani)在去年四月召开集体出售特别业主大会(EOGM)时,并没有公开自己在2006年3月25日以130万元,在浩然大厦购买了第二个单位。而根据集体出售协议,他所购买的单位将可能获得225万元的赔偿,让他能从中赚取90万元。

此外,拉美斯也提出,善达尼在买下这个单位后的第四天向花旗银行贷款,因此有获利和偿还贷款的双重利害关系。

对此,林亨利表示,他是在去年7月,当律师邀请它们公开自己的相关利益时才得知主席在委任房地产代理之前买下多一个单位,但不清楚他向银行贷款的事宜。

林先禄言论可能藐视法庭

另一方面,针对HPPL董事林先禄三天前向媒体发表的言论,代表几名少数业主的伊莱雅士律师事务所(Harry Elias Partnership)的KS拉惹律师昨天向分层地契局审理团提出,这可能有藐视法庭的嫌疑。

对此,KS拉惹律师说,申请审讯还在进行中,作为利益相关者,林先禄没有资格质问审理团的决定,并建议以触犯藐视法庭法转交总检察署处理。审理团回答说会讨论这个问题。

至于可能又得面对买方官司的大多数业主,新任销售委员会主席林成和昨天下午向所有同意出售的业主发电邮,解释代表律师是根据分层地契法令所列明的法律论点作出回复。

为了安抚一些业主的情绪,他在电邮中指出,尽管和HPPL有约在先,但还是不能发表对任何一方有欠诚实的言论或观点。不过,他重申,销售委员会正继续努力、尽快地进行向分层地契局提出的申请。

Saturday, November 10, 2007

Gardens @ Marina South - Super Sky-Creepers

Source : The Straits Times, Nov 10, 2007

The 18 SuperTrees at the upcoming Gardens at Marina South are the first of their kind in the world












TREE THINGS YOU SHOULD KNOW: Mostly ranging from 25m to 35m tall, the SuperTrees serve not only an aesthetic purpose but will also collect rain water for recycling and tap on solar energy through solar panels. -- PHOTO: GRANT ASSOCIATES, ST PHOTO: ALAN LIM


IMAGINE enjoying a glass of champagne in a bar atop a giant tree, surrounded by lush greenery and with a bird's-eye view of the new Marina Bay Sands Integrated Resort and the whirling Singapore Flyer.

The 50m-tall tree atop which you quaff a drop is not actually a real one though, but one of 18 similar structures called SuperTrees, which have been built to resemble trees, complete with flowers entwining a concrete 'trunk'.

That towering vision of the high life is among the plans unveiled yesterday for Gardens at Marina South, the first of three gardens for the Marina Bay waterfront. It spans 54ha and is smaller than the 63ha Singapore Botanic Gardens.

The three gardens, to be built by the National Parks Board (NParks), are intended to add vibrancy to the new financial hub emerging at the bay, adding to its 'live-work-play' concept.

Work on Phase 1 of Gardens at Marina South - covering an initial 30ha to 35ha and due to open in 2010 - began yesterday at a ground-breaking ceremony by Mr Mah Bow Tan, Minister for National Development.

He told reporters after the ceremony that building Gardens at Marina South is expected to cost $900 million.

When the project was awarded last year, initial estimates of the cost for the three gardens were about $300 million to $400 million.

But Mr Mah pointed out yesterday that they are set to be a major tourist attraction, 'with an estimated annual visitorship of 2.7 million, contributing approximately $1billion to the economy over a period of 10 years'.

According to him, they will also add value to the surrounding real estate and will also boost Singapore's standing as a premier garden city.

Gardens at Marina South is the largest of the three gardens. The others are Gardens at Marina East, which will have terraced water gardens, and Gardens at Marina Centre, which does not have a design yet.

British firm Grant Associates won the contract for Gardens at Marina South last year in a contest involving international landscape architects, architects and planners.

In an interview with Life!, Grant Associates director Andrew Grant, 49, painted a picture of the garden that would turn any visitor green with envy - and make a greenie even more so.
















HIS GOAL: Mr Andrew Grant, whose Grant Associates thought up the SuperTrees concept, says the firm's goal is to make the garden the most popular space in Singapore.

For example, as well as being an awesome sight, the SuperTrees are also functional, explains Mr Grant, whose firm, established in 1996, is known for its ecological park, Earth Centre, near Doncaster in Britain.

Some will collect rain water, which will be recycled and used in the garden. Others will have solar panels on top to trap sunlight for energy. Others will double as exhaust systems.

As well as the SuperTrees - which will be the first such structures in the world, says Mr Grant - there will be two conservatories: a cool, dry one for plants from the Mediterranean environment and a cool, moist one for tropical highland plants. These would be the largest such conservatories anywhere in the tropics, he adds.

The garden itself will be separated into three general areas. The first will have a 'plant and people' theme, exploring the cultural association of plants.

The plants will be split into four 'rooms' to reflect Singapore's multi-racial background. For example, one 'room' could have herbal plants that are used in traditional Chinese medicine, and another might have a coconut tree to reflect its Malay heritage, he says.

On another side of the garden will be a 'plant and planet' area that highlights the significant role of plants. A new rainforest will be created here and will include endangered species of plants found in Malaysia and Indonesia.

Between the two areas is what Mr Grant calls the central spine, where most of the SuperTrees are and where nature and technology meet.

Ah yes, those SuperTrees. Only one will be as high as 50m, and at this early stage, the idea of a bar atop it is only a possibility. The rest of the 18 will be about 25m to 35m tall.

Each consists of a concrete core surrounded by a net-like skin made of steel, where tropical ferns, orchids, climbers and bromeliads will grow, creating a 'trunk'.

Mr Grant says: 'I wanted to create something that will have a 'wow' factor. At night, they can be used as landmark structures when they are lit.'

At their height, these trees will be taller than real ones. Two of the SuperTrees will be connected by a walkway 20m to 25m above ground that visitors could take a stroll on.

As for the conservatories, more awe is in store there, too.

Their designer, architect Paul Baker of Wilkinson Erye Architect, says they will allow plants that are not usually seen in Singapore to be planted.













PROVIDING SHADE: 'Ribs' on the exterior of the conservatories(Above), which are designed by architect Paul Baker (Next)will provide shade and regulate the amount of heat entering the structures. -- ST PHOTO: ASHLEIGH




















The 1.4ha cool, dry conservatory will contain an astonishing range of plants and flowers commonly found in the Mediterranean and semi-arid sub-tropical regions, such as rosemary, lavender, roses and proteas. It will also have a large central space in which a display of flowers will change every four to six weeks.

Dr Tan Wee Kiat, NParks' project director and adviser, says this conservatory will allow spring flowers to be grown in Singapore's tropical climate.

The 0.9ha cool, moist conservatory will have a tropical highland environment, with a rainforest inside and a lattice covered with orchids and mosses. It will also boast a 35m waterfall.

Mr Baker, 48, says both conservatories will have 'ribs' on their exterior that provide shade and control the heat entering them.

The temperatures in both conservatories will be kept at 23 degC in the day. 'It will always be at a comfortable temperature for visitors, regardless of whether it is sunny or raining outside,' says Mr Baker. This is his first project in Singapore.

At night, the temperatures will drop to 10 to 13 degC. 'The plants need a cooler environment to flower,' says Mr Grant.

Mr Mah says the conservatories are expected to cost $300 million to build, and to recover the cost of building and maintenance, visitors are likely to pay a fee to enter.

He adds that the conservatories will be built to be energy-efficient, and will consume less energy than an equivalent air-conditioned office building.

Mr Grant says the garden is his firm's most significant project to date, and the goal is to make it the most popular open space in Singapore. Grant Associates beat 170 firms from 24 countries to land the project, and was chosen for its vibrant and colourful concept.

Indeed the garden will be one of many hues. Mr Grant says there will be colourful shrubs planted around the garden, and especially in the conservatories. He will also be introducing new species of plants that have yet to be seen in Singapore. 'There will be thousands of species in the garden,' he says.

An existing lake will also be expanded, with a timber walkway surrounding it.

The garden will be more than a place for green lovers. In the works are also food-and-beverage outlets along the waterfront.

Mr Mah told reporters that work on the Gardens at Marina East and Marina Centre will start only after 2010.

As for Gardens at Marina South and its tree-mendous towers, Mr Grant says: 'I hope visitors go 'cor blimey' or the Singapore equivalent when they see it.'

Bay In Bloom

Source : The Straits Times, Nov 10, 2007

A guide on what to expect at the upcoming Marina Bay gardens
















COOLING OFFERINGS: The cool, moist conservatory will house a rainforest and a lattice covered with orchids and mosses. -- PHOTO: GRANT ASSOCIATES


# Gardens at Marina South

THE largest of the three gardens, this 54ha garden is located next to the Marina Bay Sands Integrated Resort. It is designed by Britain-based design firm Grant Associates and highlights include its 18 SuperTrees and two conservatories - one will be dry, the other moist.

# Gardens at Marina East

LOCATED on the western bank of the Marina Barrage, this 32ha garden by Britain-based design firm Gustafson Porter will have a more serene ambience with terraced water gardens. Work on the garden will start after Gardens at Marina South is completed.

# Gardens at Marina Centre

AT 15ha, this is the smallest of the three gardens. Its 2.8km waterfront promenade starts near the Esplanade - Theatres by the Bay and winds towards Kallang Basin. Its design will be firmed up at a later date.