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Designing High-Rise Housing: the Singapore Experience

Designing High-Rise Housing: the Singapore Experience

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Title: Designing High-Rise : The Experience

Authors: Elena Generalova, Associated Professor, Samara University of Architecture and Civil Engineering Viktor Generalov, Professor, Samara State University of Architecture and Civil Engineering

Subject: Social Issues

Keyword: Residential

Publication Date: 2014

Original Publication: CTBUH Journal, 2014 Issue IV

Paper Type: 1. Book chapter/Part chapter 2. Journal paper 3. Conference proceeding 4. Unpublished conference paper 5. Magazine article 6. Unpublished

© Council on Tall and Urban Habitat / Elena Generalova; Viktor Generalov Social Issues Designing High-Rise Housing: The Singapore Experience There is a land shortage in Singapore, compelling the search for different models of high-rise housing. Singapore’s experience breaks with the dual stereotypes that high-rise is expensive, and that an in a is a privilege of the rich. Reflecting the strategy of providing the average consumer with affordable and comfortable housing, there is a rapid growth of design and construction of high-rise residential complexes in Elena Generalova Viktor Generalov Singapore. This process is based on the principles of sustainable urban development, minimizing environmental impact, and maximizing energy Authors efficiency. A clear standard of comfort for has been developed, Elena Generalova, Associated Professor Viktor Generalov, Professor including a set of required improvements of the site, in the structure of Department of Architecture of Housing and Public Buildings residential towers and in apartment layout. Samara State University of Architecture and Civil Engineering Kievskaya Street, 15, App. 55 According to many researchers, the most become the owner of an HDB apartment, the Samara 443013, Russia t: +7 927 695 0233; +7 905 0189298 dynamic and vibrant housing markets are applicant must meet certain requirements e: [email protected]; [email protected] those where public and private sectors coexist concerning nationality, age, and marital status. harmoniously. Singapore has managed to Also, there are limits on the average gross Elena Generalova develop conditions that support a high monthly household income that can be Elena Generalova, PhD, is a member of the Union of Architects of Russia and an associate professor in the standard of living by way of a set of required earned by residents of a given type of department of Architecture of Housing and Public elements and system quality criteria for apartment. Buildings at Samara State University of Architecture and Civil Engineering. Her scientific interests focus on different consumer strata embedded in researching modern high-rise residential complexes. high-rise residential complexes, innovative Generalova supervises post-graduate research students in Architecture. She is the author of more technologies and “green standards,” based on Development of Multiple Financing than 50 scientific works, including monographs and the principles of energy efficiency and And Occupancy Models educational editions. She is also a practicing architect with more than 60 completed projects. environmental friendliness which have become available for mass consumers. Public housing in Singapore was originally Viktor Generalov intended to be for-rent only, but the policy Viktor Generalov, PhD, is a professor at, and head of the Department of, Architecture of Housing It should be noted that Singapore has was quickly adjusted to extend applicants the and Public Buildings at Samara State University of reached such a high standard of living in a opportunity to buy . The govern- Architecture and Civil Engineering, a member of the Union of Architects of Russia, and advisor to the very short period of time, based on its unique ment attached great importance to allowing Russian Academy of Architectural Sciences (RAASN). climatic, political, regulatory, and economic the popular majority to become owners. His scientific interests focus on the modern problems of specific types of high-rises. Within this framework, conditions. The history of public housing in Those lacking sufficient income to purchase he supervises post-graduate research students in Singapore began in 1960, when the Housing , but who were eligible for HDB architecture. He is the author of more than 100 scientific publications, including monographs and and Development Board (HDB) was formed, housing, could receive preferential mortgag- educational editions. He is also a practicing architect the main purpose of which was to provide es, housing subsidies, and savings from the and has more than 80 completed projects in Russia and Kazakhstan. in a high-quality Central Provident Fund (CPF). The CPF is a environment for the masses. In order to state fund in Singapore to which every working citizen and their employer pays monthly. The public pension, medical services, and loans are fully financed by these contributions. In general, the system works More than 80% of Singaporeans live in quite efficiently, as more than 80% of “public housing, and 95 % of public-housing Singaporeans live in public housing, and 95% of public-housing residents are owners. As a residents are owners. The wealthy have also result of the housing program, the country has provided every citizen with comfortable overwhelmingly chosen high-rise housing in a very short time. The wealthy have ownership through their own means. also overwhelmingly chosen high-rise

40 | Social Issues ” CTBUH Journal | 2014 Issue IV condominium ownership through their own means.

The range of available housing types is improving for HDB owners and renters. For example, Executive have been introduced in order to accommodate the needs of young professionals who can afford more than a HDB flat, but for whom private commercial housing remains out of reach. Such flats are comparable to market- rate condominiums in terms of design and amenities. Figure 1. Map of HDB residential areas in Singapore.

The Design, Build, and Sell Scheme (DBSS) was launched in 2005, involving private develop- ers in a substantial way. Under DBSS, developers are responsible for the entire design and construction process (including purchase of land, design development, construction, and sales). Apartments built under this scheme are intended for public housing. They are developed by private companies, which are free to design and Figure 2. People’s Complex, Singapore Figure 3. Golden Mile Complex, Singapore implement their projects as they see fit, so long as they do not jeopardize the objectives, Each HDB town is designed to be self-sustain- requirements of a barrier-free environment. principles, and basic features of public ing. There is no need to venture out of town housing. This means that, while providing to meet the most common needs of In the initial years following the establishment sufficient flexibility in design, finishes, and residents. Employment can be found in and development of the concept of HDB sizes, tight control is nevertheless exerted over industrial estates located within several towns, housing, in addition to housing groups and the developments’ integration into the urban and each has education and health care estates development, the idea of environment, so as to support favorable social facilities, sports complexes, recreation zones, complexes in the and aesthetic interaction with the surround- multistory car , and other common high-density areas of Singapore was also ing existing HDB buildings. To date, 13 DBSS facilities. All HDB residential areas are encouraged. Some examples of the resulting projects have been constructed in different connected to a well-developed public experiments with integrating various parts of Singapore on 10 sites. Notable transport , including under- functions in “megastructures,” include: People’s projects include City View @ Boon Keng, Park ground, buses, and Light Rail Transit (LRT). Park Complex, (1973, 31 floors, 103 meters) Central @ , Natura Loft @ Bishan, (see Figure 2) and the Golden Mile Complex, and The Peak @ . Every residential complex has well-equipped (1974, 16 floors, 89 meters) (see Figure 3). outdoor sports fields, embodying the state’s These were designed by Gan Eng Oon, commitment to the good health of its citizens. William Lim, and Tay Kheng Soon, who HDB Town Features Children’s are an integral part of subsequently founded DP Architects. These the living environment and employ a great were among the first high-rise facilities in When the HDB took over in 1960, the agency variety of designs, advanced materials, Singapore, built as part of a reconstruction adopted the “new town” planning concept on variations in age-appropriate equipment, as program that cleared dilapidated buildings a large scale, building entire towns from well as areas equipped for parents. The and installed new public housing. Both scratch in locations all around Singapore. covered walkway is the calling card of complexes are multi-use buildings with There are now officially 24 “HDB Towns”, Singapore’s living environment, a piece of apartments, catering establishments, trade compact and contiguous areas with a infrastructure necessitated by the pressing enterprises, social amenities, offices, deliberate mix of residential, commercial, and need to protect citizens from the scorching lots, and other facilities. institutional uses (see Figure 1). sun, which can instantly turn into torrential rain. All residential areas have such walkways, In recent years, several high-rise complexes which are ramped to account for the have enhanced the status of public housing,

CTBUH Journal | 2014 Issue IV Social Issues | 41 Figure 4. Pinnacle @ Duxton, Singapoire. © ARC Studios Figure 5. Operational planning Diagram 1. Figure 6. Operational planning Diagram 2. such as Pinnacle @ Duxton (2009, 163 meters), from unit to unit, and along the route there A representative example is found in City View designed by ARC Studio Architecture + are storage spaces for bicycles and activity @ Boon Keng (2011, 40 floors), comprising 714 Urbanism. It consists of seven 50-story towers, rooms for social events, such as weddings, apartments. These are three-, four-, and five- which 1,848 apartments, served by 35 holidays, parties, and markets. In combination bedroom apartments ranging in area from 69 elevators and a basement car park. The with the covered walkways, the Void Decks to 117 square meters. Three tower complexes building offers a unique concept of mass form a unique living environment, allowing are located on a compact rectangular plot, housing for densely populated cities most pedestrians to travel long distances along the which adjoins the multistory car park notably by linking towers with at residential areas under shelter from the connected with residential towers via covered height. It is a bold experiment in the field of elements. walkways. The whole area is surrounded by a high-rise housing, resolving numerous covered arcade, accommodating vehicles that functional, economic, and social issues, and in Diagram 2 may need to access the entrance directly, practice confirming that high-rise buildings In this scheme, the ground floor is used for such as personal and commercial vehicles can generate a comfortable living environ- the entrance, kindergartens, clubs, and some making deliveries, fire, and garbage trucks ment for people of average or below-average residential apartments. Zones for meetings, (see Figure 7). Between buildings at the means (see Figure 4). recreation and sports are offered in the ground level, everything necessary is provided interstitial yard space, in the form of gazebos for comfortable living: a with a full and platforms with canopies. The garage is set of equipment for children of different age Six Common Operational Diagrams of HDB usually a detached multistory building with groups, a sports area with a gym, a quiet Housing an entrance to the main building via covered relaxation space, a zone for mass events, and a walkways (see Figure 6). barbecue area. The orientation of the towers Having analyzed operating and space planning characteristics of HDB housing, we can distinguish six typical operational planning diagrams.

Diagram 1 In this typology, residences are raised on columns above the ground level, and as a result, Void Decks are formed under buildings and used for residents’ recreation (see Figure 5). The entrance to the is via stairs or elevator. Part of this level is also devoted to kindergartens, small shops, medical centers, clubs, fire stations, and other facilities. Car parks are typically detached multistory buildings in their own right. In the space under the building, residents can easily move Figure 7. Covered arcades and walkway to car park at City View @ Boon Keng, Singapore. Source: Google Maps

42 | Social Issues CTBUH Journal | 2014 Issue IV Figure 8. Operational planning Diagram 3. Figure 9. The Peak @ Toa Payoh, Singapore. Source: Figure 10. Operational planning Diagram 4. Avantparc.org was established using traditional natural- multistory car park. The garage’s split-level 30-story blocks, set in a row along the ventilation principles for Singapore. roof is a landscaped space for recreation and multistory car park, the roof of which is 100 the façade is shaded with vertical climbing meters in length. On the roof there is a great Diagram 3 plants. The interaction of vertical communica- deal of greenery, a playground for children, This arrangement features an accessible roof tion (stairs, elevators, ramps) and natural well-equipped sports fields, gazebos for area atop the detached multistory car park ventilation is carefully designed (see Figure 9). recreation, a barbecue area, and other facilities which, in addition to the ground level, is used (see Figure 11). Pedestrian bridges lead from for public facilities (see Figure 8). Diagram 4 the roof of the garage to residential buildings. This format consists of a multistory car park, Park Central was awarded the BCA Green Mark The Diagram 3 exemplar is The Peak @ Toa linked to the residential towers via bridges. (Gold) Award in 2010. This award is given for Payoh, (2012, 40–42 floors), comprising 1,203 The roof of the car park is green space, with environmental sustainability, based on three-, four-, and five-room apartments of 70 grass zones for recreation, vegetated zones, environmental friendliness, economy, energy to 117 square meters each. The complex is and sports fields (see Figure 10). efficiency, and social qualities. It should be located on an elongated rectangular plot and noted that the Green Mark certificates are consists of five towers and a multistory car All of these features have been implemented re-evaluated for compliance every three years, park. Three of the towers are 40 stories and in Park Central @ Ang Mo Kio (2011, 30 floors), to reflect changing criteria. two are 42 stories. All the free space on the comprising 578 apartments. These are ground level is divided into functional areas four- and five-room apartments of 90 to 120 Diagram 5 needed for a comfortable family life. All the square meters. The space planning of this This model consists of a multistory car park facilities are linked via covered arcades, which residential complex is innovative, even in with accessible roof areas for residents, also lead to the house entrances and Singapore. The complex consists of four located between the two rows of residential units and connected through stairs and elevators to each unit via link bridges. In each of the residential buildings, there are entrance lobbies, kindergartens, clubs, and facilities on the ground level (see Figure 12).

The exemplar is Breeze, (2012, 15–17 floors), which won the BCA Green Mark Gold Award 2011 and BCA Universal Design Award 2013 . It consists of 12 residential blocks and comprises 964 four- and five-room apartments of 93 to 120 square meters. The complex is unique, in that there is a garden on the roof of a multistory car park of 270 meters’ length, with all necessary facilities for a Figure 11. Park Central @ Ang Mo Kio, Singapore. © Koh Figure 12. Operational planning Diagram 5. comfortable and healthy life (see Figure 13). Sun Yew. Source: flickr.com

CTBUH Journal | 2014 Issue IV Social Issues | 43 Four-room flats have an area of nearly 90 square meters. There is a living/dining area, a , one master bedroom with an attached bathroom, two additional bedrooms, a common bathroom, a service yard, and a storeroom/shelter. Such apartments are appropriate for a young couple or family with small children.

Five-room flats, with an area of 110 square meters, are for a family of four or five people. They offer comfortable living space, even for a big family. There is a living area, a dining area, Figure 13. Punggol Breeze, Singapore. Figure 14. Operational planning Diagram 6. a kitchen, one master bedroom with an attached bathroom, two other bedrooms, a The outstanding peculiarity of this project is Apartment Layouts common bathroom, a service yard, and the way in which the LRT passes above the storeroom/shelter. ground level alongside the residential In the early years of its development, public complexes and provides a convenient housing in Singapore was regarded as 3Gen flats, with an area of 115 square meters, connection to the main underground lines. standardized housing for low-income groups. are for families living with several generations The Punggol LRT line, one of four in The HDB flats today are targeted at people together under one roof, and also for big fami- Singapore, is 10.3 kilometers long with 15 with average income, and management is lies in need of an extra bedroom with an stations. less focused on standardization than on attached bathroom. There is a living area; a improving the quality and variety of planning dining area; a kitchen, one master bedroom Diagram 6 solutions. Thus far, seven basic types of with an attached bathroom, an additional In this scenario, a multistory car park forms the apartments have been developed: studio bedroom with an attached bathroom, two podium. For ventilation and lighting of apartments, two-, three-, four-, and five-room additional bedrooms, a common bathroom, a parking levels there are through-holes in the flats, 3Gen flats, and executive apartments. service yard, and a storeroom/shelter. lift-slabs (“light windows”). The roof of the podium is leveraged for the organization of Studio apartments are designed to meet the Executive Flats have an area of 130 square public facilities. There is an entrance into needs of older people, and accommodate meters. There is a living area, a dining area, a residential units on every floor (see Figure 14). one or two people in an area of 35 to 45 kitchen, one master bedroom with an square meters. This accommodation is attached bathroom, an additional bedroom The Diagram 6 exemplar is Natura Loft @ completely ready for occupancy: there is an with an attached bathroom, two other Bishan (2012, 40 floors), comprising 480 equipped kitchen and a built-in wardrobe. bedrooms, a common bathroom, a service apartments. These are four- and five-room Non-slip floor coating is used, there are no yard, a storeroom/shelter, a study room, and a apartments with an area of 95 to 120 square differences in floor levels, and the bathroom balcony. meters. There are three 40-story towers has special equipment for the disabled. There located on the platform, with several parking is also an alarm system in each apartment and HDB flats are all built on a clear, well-estab- levels. To reach apartments, there are in the elevator lobby on each floor. lished pattern and with a high standard of entrances from the parking level, as well as comfort (see Figure 15). from the roof. For residents’ comfort, there is a Two-room flats have an area of nearly 45 playground for children, a well-equipped square meters. There is a living area that may All of the unit types share these common sports field, a barbecue area, gazebos, and be subdivided into an extra room, if needed, a traits: other facilities. Natura Loft meets the high kitchen, оne bedroom with an attached requirements of green standards in Singapore. bathroom, and a storeroom/shelter. 1. A dining and living room are considered as In 2010, the project was awarded a certificate a single space, each flowing into the other; of BCA Green Mark Gold Plus, indicating that it Three-room flats have an area of 60 to 65 2. A kitchen is usually located at the entrance, is an environmentally friendly, energy- square meters. There is a living area, a kitchen, and it has a connection with an outdoor efficient, and safe complex. one master bedroom with attached service yard, which serves as a laundry; bathroom, one additional bedroom, a 3. The master bedroom has a private common bathroom, an outdoor service yard, bathroom equipped with a toilet, sink, and and a storeroom/shelter. shower;

44 | Social Issues CTBUH Journal | 2014 Issue IV It is considered to “be more cost-effective and rational to first create conditions for 2-room flats – S = 45 2m 3-room flats – S = 65 2m 4-room flats – S = 90 2m people with limited mobility at all levels, from apartment interiors to site improvements, rather than retrofit individual

5-room flats – S = 110 2m 3 Gen flats – S = 115 2m elements when the Figure 15. Basic types of HDB flats: two-room flats, three-room flats, four-room flats, five-room flats, and 3Gen flats. need arises.” 4. When there is more than one bedroom, pictograms. Every apartment is designed to place with outstanding endeavors to develop then a second bathroom is included; be adaptable for the disabled: corridors and an equitable form of high-rise construction. 5. There is a storeroom in all types of flats, doors are appropriately wide for wheelchairs; For instance, an impressive public housing serving as a utility room and as a shelter in special handrails can easily be installed in sector has been created in , where case of typhoons or other emergencies. bathrooms, etc. grave housing problems have similarly found their solution through erecting high-rise From July 2006, universal design has been There is an optional component scheme, housing complexes with a complete set of required to be implemented in newly built according to which a public housing social and public services. Nevertheless, the residential complexes. The main aim is to apartment can be adjusted to meet the needs Singapore experience with sustainable create a comfortable environment for of a particular family for an additional fee. For high-rise design can be very instructive for residents, regardless of their age, level of example, there is a choice of installing extra cities with land shortages, constrained urban mobility, and health, and to meet the needs of plumbing equipment or entrance doors. The conditions, and vulnerable populations.  residents of all ages. It is considered to be “open kitchen” concept, in which there is no more cost-effective and rational to first create partition between a dining room and kitchen, Unless otherwise noted, all photography credits conditions for people with limited mobility at has been implemented as standard. This gives in this paper are to the authors. all levels, from apartment interiors to site free space for meeting different needs of improvements, rather than retrofit individual individual lifestyles. A breakfast bar can be elements when the need arises. Site improve- substituted in place of walls or partitions. ment includes barrier-free routes between residential blocks, with transport stops and social amenities. Conclusion

Every residential unit supports access by A case study of Singapore shows that sight-disabled people and those who have high-rise public housing is the most rational musculoskeletal disorders, by way of ramps, form of housing development in contempo- public areas for recreation and communica- rary large cities. High-rise housing can be tion, contrasting color buttons in elevators public and affordable as well as expensive and with Braille type, and easy-to-understand elite. Singapore, of course, is not the only

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