CHANGE IN APPROVED LAND USE IN MASTER PLAN 2008

CHANGE IN APPROVED LAND USE IN MASTER PLAN 2008: 8.

Mdm Cynthia Phua asked the Minister for National Development (a) whether he will explain the objective and purpose of the Master Plan; (b) under what circumstances can the approved land use be changed; (c) which authority approves the change in land use; (d) what is the difference between land designated as "Hotel" and land designated as "Commercial and Residential"; (e) whether he will explain the considerations that URA had taken in approving two budget hotel developments on the strip of land between Upper Serangoon Road and Sireh Place, which is designated under the Master Plan 2008 for "Commercial and Residential" use and not as "Hotel".

Ms Grace Fu Hai Yien (for the Minister for National Development): Mr Speaker, the Master Plan is the statutory land use plan that guides Singapore's development over the medium term. It details the land uses and development intensities for land parcels in Singapore. Through the Master Plan, sufficient land is safeguarded to meet various land use needs over the next 10 to 15 years.

The URA reviews the Master Plan every five years to ensure that its plans are relevant to the changing economic and social needs. However, to ensure that our land use plan is dynamic, URA, as the land use authority, is also prepared to consider change of use and rezoning proposals.

URA assesses such proposals, taking into account various factors such as the planning intention of the site, its

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compatibility with other existing land uses in the vicinity, the character of the area, and its impact on traffic and parking. URA also consults relevant Government agencies where necessary.

Land designated as "Commercial and Residential" are intended to be used mainly for mixed residential and commercial purposes, while sites zoned "Hotel" are restricted specifically for hotel uses only. Hotels may be allowed on sites designated as "Commercial and Residential" where the site context is compatible with hotel uses.

URA approved the establishment of two hotels near Upper Serangoon Road and Sireh Place on sites zoned "Commercial and Residential" primarily because the sites were located within a mixed use area. The immediate neighbourhood of the sites includes shops, eateries and places of worship. In addition, the street block fronts the busy Upper Serangoon Road and is near to the Yio Chu Kang junction. The hotels also provided sufficient carpark spaces within their development site based on LTA's parking provision standards.

Mdm Cynthia Phua: Mr Speaker, Sir, I would like to ask whether URA has taken into account the six residential terrace units directly behind the two budget hotels. It is really a residential estate from then on. I would also like to ask if URA has taken into account, when approving the use, the design of the two budget hotels based on the character of the space. Because the Senior Minister of State has said that it is a mixed use site, but directly behind it is a residential estate. I wonder whether URA has gone down to the site to look at the character of the place.

Ms Grace Fu Hai Yien: Mr Speaker, I would like to assure the Member that

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URA does take a comprehensive review of the character of the vicinity and as I have mentioned in my reply earlier on, we take into consideration the sites, the existing amenities, the character of the area, as well as impact on traffic and parking. We are very aware of the impact that we may have on residents and we do consult other Governmental agencies extensively before approval is given.

Mr Speaker: Mdm Phua. Is this your next question or the last supplementary question?

Mdm Cynthia Phua: Last supplementary question, Sir. Thank you. Sir, the Senior Minister of State has not answered my question, whether she has taken into account the residential units. It was not mentioned that she has taken these into account before granting the permit. I think it is important. The other thing is, she has not answered my question on the design factor.

Ms Grace Fu Hai Yien: The Member has mentioned residential units in the area – I would like to assure the Member that these were all considered. I would like to just explain that having a hotel in a mixed residential and commercial area, close to a residential area per se , is not the problem because we have seen in other areas where hotels are located close to residential areas and they have not been incompatible use. For example, if you look at some of the other areas where the hotels are located near to residential areas, such as Pasir Panjang or even if you look at Cuscaden, where hotels are located close to residential areas. The two groups of users have been able to live harmoniously with one another. The issue, I think, is more about how do we control the activities that are taking place in the hotel and how do we ensure that, on an ongoing basis, the operators do not use the hotels for illegal activities.