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  • Oct 18, 2020

This week, Transport Minister Ong Ye Kung experienced his first major crisis since taking on the hot potato portfolio on 27 July - the worst MRT breakdown in three years.



A circuit breaker at Tuas West Road MRT Station should have acted to isolate the fault, but did not. This tripped the power systems of both the East West and North South lines, shutting down large stretches of the lines at 7pm - during the evening peak hour, when tens of thousands were on the move. Train stations suffered blackouts, and commuters were stranded on trains.


SMRT Corporation - which ran both lines - then tried to draw power from the Buona Vista Intake substation, which also serves the Circle Line (also managed by them). However, this was done without first isolating the initial fault. Hence, a good part of the Circle Line also suffered a power fault at 7.30pm, shutting down more stations.

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A blacked-out Jurong East MRT Interchange. Credit: The Straits Times.

In all, 34 stations were temporarily put out of commission - between Woodlands and Jurong East on the North South Line, between Queenstown and Gul Circle on the East West Line, and between HarbourFront and Serangoon on the Circle Line. Singapore has 122 MRT stations, so that was more than a quarter of all stations shut down in one fell swoop. Service on the Circle Line resumed at 8.40pm, but it was not until 10.35pm when full service resumed on the other two lines.

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Credit: The Straits Times.
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De-training near Jurong East MRT Interchange. Credit: The Straits Times.
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De-training near Kranji MRT Station. Credit: Julie Chan.

Mainstream and online media reported widespread chaos in the west of the island. Many commuters were confused as to what was going on. There was concern about the absence of social distancing as bus stops overflowed with thousands trying to take alternate public transport.

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The crowd at Queenstown MRT Station. Credit: The Straits Times.
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Credit: @meteorjeon.

In my opinion, Minister Ong weathered the crisis fairly well, for three reasons: He’s new, so the public cut him some slack; it’s the first major breakdown affecting so many commuters for some time, so people are in a more forgiving mood; he apologised quite readily.


He said: “It was a rough night for many people, especially the commuters, and we are sorry for the troubles caused.”

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Credit: Channel NewsAsia.

But as SMRT, fellow MRT operator SBS Transit, and the Land Transport Authority (LTA) can vouch - in the eyes of the public, you’re only as good as your last major breakdown.


It’s understandable. Singapore relies so, so heavily on the MRT. Pre-COVID-19, the MRT enjoyed ridership figures of 3.592 million every day, outmatched only by the public bus with 4.099 million rides a day. However, unlike the public bus, the MRT’s ridership is far more vulnerable to disruption from a single incident. If a public bus breaks down, it usually does not shut down the whole road, and at most a few dozen people are inconvenienced. But if a train breaks down, the entire line and thousands of commuters could be affected.


Furthermore, a large proportion of commuters have little choice but to take the MRT. They may not have cars, or cannot afford cars or private-hire vehicles; travelling by bus may take significantly longer travelling time. So when something goes seriously wrong with the only travelling option they have, the natural reaction is anger and frustration.


Still, the MRT is doing a lot better now than five to 10 years ago. Today, one disruption takes place for every 1.6 million train-km travelled - more than 10 times the distance clocked in 2015. My book Jalan Singapura documents numerous incidents which once plagued the system. For example, multiple breakdowns in 2011 uncovered significant shortcomings in SMRT’s maintenance regime. In 2015, a power trip shut down much of the North South and East West lines, affecting 250,000 commuters. And 2017 would be remembered for two notorious milestones - unprecedented flooding of North South Line tunnels, causing an overnight shutdown of train services, and a train collision on the East West Line - only the second in the MRT’s history - injuring 38 people. Thankfully, the painful lessons learned, and preventive maintenance regimes, have largely consigned such failures to history.

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The flooding of the North South Line, 7 October 2017.

I say “largely”, because this week happened. And it’s troubling that a simple issue escalated to monumental proportions - a combination of premature failure of hardware and human error.


The Straits Times also questioned “why the recovery process took so long”. “Granted, the wet weather may have made the task trickier for surface lines, but it should not have impeded tunnel evacuation... SMRT would have honed its recovery skills by now, seeing how it was never short of practice.”


Ouch.


I hope SMRT, LTA, and the Transport Ministry work together to try to prevent a similar incident from happening again. Once in several years is still bearable, but throw in two or three more major incidents in quick succession, and the public will not be as forgiving towards their leaders - Minister Ong included.

 

Great news for urban heritage in Singapore!

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Golden Mile Complex. Credit: Darren Soh, via Urban Redevelopment Authority.

The decision, taken after a two-year study, starts the process to have it gazetted as a conserved building.


But to help ensure it will not inhibit a future collective sale, the URA, in an unusual move, is offering developers additional planning incentives, including a one-third increase in floor area with a waiver of part of its development charge (DC) and the option to adjust the boundary of the 1.3ha site.


In turn, developers have to abide by conservation guidelines.


Most importantly, they have to retain the development’s landmark main building that is famed for its signature stepped terraces atop the podium facing Nicoll Highway.


Other key features that have to be kept include the stepped building profile and plinth-like podium on the side facing Beach Road.


The URA, however, assured builders that it is open to considering creative design ideas that respect the architectural and structural character of the building.


The decision to conserve the 47-year-old complex comes after two unsuccessful collective sale attempts, both times with the same price tag of $800 million.


Both tenders closed with no bids.


To enhance its appeal, the URA is offering major incentives, including letting the development have an increased total gross plot ratio of 5.6 for the site. This one-third increase in floor area is the equivalent of an additional 30-storey tower.


It will sit on the site of an existing multi-storey carpark adjacent to the main building.


Part of the DC for the extra floor area will be waived but capped at 10 per cent of the market value of the entire development, or 10 per cent of the estimated land value, based on the DC rate in last month’s revision, depending on the approved mix of use for the development, whichever is lower, the URA said.


Developers will also be given the option to adjust the site boundary to have a more regular-shaped site for an optimal layout of the new tower.


These incentives come on top of the typical planning incentives for conserved buildings, in which DCs are waived for enhancement in value arising from a change of site use and a lease top-up to 99 years.


More than 7,200 buildings in Singapore have been conserved, many of which are in historical districts such as Chinatown, Little India and Kampong Glam.


The decision to conserve the strata-titled Golden Mile Complex comes after feedback gathered over two years by the URA from stakeholders, heritage groups and industry players.


The 718-unit, 16-storey property in Beach Road was zoned for commercial use in the URA Master Plan 2014. It was completed in 1973 and has about 48 years left on its lease.


It was one of the first developments here to feature offices, shops and residences.


When it finds a developer in a collective sale, the complex will be Singapore’s first large-scale strata-titled conserved property to be sold.


Three pioneer architects from home-grown Design Partnership, now DP Architects, designed it - Mr Gan Eng Oon, Mr William Lim and Mr Tay Kheng Soon.


Yesterday, Mr Tay, 80, told The Straits Times he is pleased the complex is to be conserved.


“I am happy not just for my building, but for the period of history that the building represents - the youthful, bold attitude we had at that time at the beginning of our nation building,” he added.


Developers, heritage group cheer move


The heritage community and property developers cheered yesterday’s move to pave the way for the iconic Golden Mile Complex to be conserved, saying that it is a win-win for both of them.


The reason is the Urban Redevelopment Authority has coupled the proposed conservation with additional planning incentives to attract developers in a future collective sale.


Dr Yeo Kang Shua, president of the International Council on Monuments and Sites, Singapore, said it is an unprecedented move by the Government to take the first step to propose conservation for a large building that is not state-owned.


“To me, it signals the Government is starting to look at what makes up our uniquely post-independence Singaporean identity and history,” he said.


Dr Yeo noted that modern buildings like Golden Mile Complex, which was completed in 1973, are the most vulnerable to demolition as they are sometimes not deemed worthy of conservation owing to their relatively young age.


“They are too close to us in terms of age to be associated with heritage, so people don’t hesitate to demolish them.


“But this move may now help re-evaluate the historical and architectural merit of modern buildings,” he said.


Real estate consultancy firm Showsuite’s chief executive Karamjit Singh said offering additional planning incentives is a pragmatic strategy to entice developers.


“Because of the fragmented ownership, the incentives need to be calibrated to make its en bloc sale viable for both building owners and developer. From the buyer’s perspective, refurbishing an old building tends to be more cumbersome than building afresh and unconstrained,” he said.


Mr Desmond Sim of CBRE said: “From a planning perspective, if sold, this could also spearhead the rejuvenation efforts in the Beach Road area, which is in line with the Government’s vision to revitalise the area.”


***

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An artist's impression of Golden Mile Complex in 1970, when it was under construction. Credit: Singapore Press Holdings.
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The 1970s, when Kallang Basin was still used for shipping. Credit: Urban Redevelopment Authority.

Previously, I had resigned myself to the reality that Golden Mile Complex would face the wrecking ball, because it was not government-owned, and it seemed too much of a mountain to climb in terms of balancing conservation and the desire of its owners to make as much money as they could out of it (who wouldn’t?).


But sometimes, surprises emerge from the most unexpected of places!


In a Channel NewsAsia article, URA praised the building for its “historical and architectural significance”, its structural ambition, and the skilled construction methods needed to build its “‘terraced’ floor slabs, slanted beams, towering columns and ‘floating’ staggered staircases”.

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Credit: Darren Soh, via Urban Redevelopment Authority.
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Cross-section of Golden Mile Complex. Credit: Urban Redevelopment Authority.

Said URA: “Golden Mile Complex attracted a live-in population and visitors for recreation, as well as catalysed new developments along the Beach Road area.


“The building continues to be a distinctive landmark and symbol of Singaporeans’ collective memories and the ‘can-do spirit’ of our pioneer generation during the post-independence years.”


More on URA’s report on Golden Mile Complex here.


Allowing the owners of the site to demolish its multi-storey car park and construct a far taller tower is a good compromise. It would literally tower above the original 16-storey structure, but that’s still far better than the complete disappearance of the iconic building.

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Base picture credit: Google Maps.

Hopefully, this will be a precedent for similar compromises to be made for other post-independence buildings over which question marks lie.


Here are some buildings I wish to see conserved too:


North of the Singapore River


1. Bras Basah Complex, completed 1980

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Base picture credit: Google Maps.

Known for its mom-and-pop shops selling books, stationery, and art and craft materials.


2. Albert Centre, completed 1980s

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Base picture credit: Google Maps.

Its hawker centre has good, cheap food.


South of the Singapore River


3. People’s Park Complex, completed 1973; and 4. People’s Park Centre, completed 1976

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Base picture credit: Google Maps.
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People's Park Complex. Credit: Khoo Guo Jie.

Time is ticking for these two buildings - their owners are keen to sell and redevelop them, similar to what was happening to Golden Mile Complex.


In terms of the communities they serve, and their imposing presence in the area, Eu Tong Sen Street / New Bridge Road wouldn’t be the same without them.


5. Chinatown Complex, completed 1981 as Kreta Ayer Complex

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Base picture credit: Google Maps.
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Credit: Ghetto Singapore.

Said to be the heart of Chinatown. Again, its hawker centre has good, cheap food.


There’s reason to hope again!

 

Congratulations to Tower Transit!

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Credit: Land Transport Guru.

The Land Transport Authority (LTA) awarded Tower Transit Singapore (TTS) a five-year contract for the Bulim and Sembawang-Yishun packages, which cover 56 bus routes.


The contract will begin from the second quarter of next year, and is a gain for Tower Transit as it expands its footprint in the transport landscape here.


Tower Transit will also continue to manage Bukit Batok and Jurong East bus interchanges, which are part of the Bulim package it now runs, as well as Sembawang and Yishun bus interchanges, which are currently managed by SMRT.


The LTA said Tower Transit’s bid had received the highest total score after factoring in price and quality factors.


The roughly 320 buses in the Bulim package ferry commuters in Clementi, Jurong East and Bukit Batok along 29 routes. The Sembawang-Yishun package comprises about 400 buses plying 27 routes.


The change in operator means SMRT drivers involved in these routes will be offered a job by Tower Transit.


Guidelines stipulate that Tower Transit’s employment terms cannot leave the drivers worse off than their current agreement with SMRT.


The tender, called last November, was the first time the LTA concurrently called tenders for two packages, which it said could achieve “economies of scale”.


Operators submitted a bid for the combined package, and also bid for each bus package separately.


Under the bus contracting model, the Government owns all operating assets and collects fare revenue. Transport firms bid or negotiate to run route parcels for a fixed sum over a fixed period.


Singapore University of Social Sciences (SUSS) transport economist Walter Theseira said the final bids bore this aim out.


“It looks from the bids that TTS was able to promise this to a greater extent than some of the competitors... But all parties did incorporate a discount for the joint bid compared with the single bids,” he said.


Tower Transit bid $482 million for the Bulim package, $582 million for the Sembawang-Yishun package, and $1.03 billion for the combined one.


SMRT bid $540 million for the Bulim bus package, $700 million for the Sembawang-Yishun bus package, and $1.19 billion for the combined one.


On TTS’ almost doubling of its bus routes, SUSS transport researcher Park Byung Joon said it would have been a very different story if SMRT and SBS Transit had won, suggesting that it “would have been the end of bus tender in Singapore” and the return to the era of having only two bus operators.


Slight correction there - even if Tower Transit Singapore had lost the tender, there would have been three bus operators left: SMRT, SBS Transit, and Go-Ahead Singapore, which runs the Loyang bus package.


“TTS is not and will never be in the position to compete with the two local giants,” he said. “TTS is going to be as big as what LTA is going to allow them to be.”

***


Tower Transit’s victory came at the expense of SMRT - now, both Tower Transit and SMRT will oversee two bus packages each. SBS Transit remains the dominant player in the public bus industry, with nine bus packages under its charge.


Before August, the next upcoming tender for running a bus package had been for the Loyang Bus Package, as Go-Ahead’s five-year operating contract - which had commenced in September 2016 - was coming to an end. However, in August, LTA awarded Go-Ahead a two-year extension, so Go-Ahead will manage Loyang until September 2023; Go-Ahead’s sticking around in Singapore for some time yet.

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Go-Ahead Bus Service 43E. Credit: Jeriel Lim, CC BY 2.0.

Hence, now, the next upcoming tender would be for the Sengkang-Hougang Bus Package - the current contract expires next year. The bus package has 34 services originating mostly from Compassvale Bus Interchange, Hougang Central Bus Interchange, and Sengkang Bus Interchange. Let’s see if SBS Transit holds on to this bus package; it’s likely that the tender has been called already.


Tower Transit and Go-Ahead - both originally from Britain - entered Singapore’s public bus industry in 2016 as the first overseas-based bus firms in decades. At the time, I welcomed their presence as much-needed competition for SMRT and SBS Transit. I’m glad this is set to continue for at least a few more years.


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Back in December 2015, Tower Transit organised an Open House at Bulim Bus Depot in Jurong West, after it took over the depot as part of the Bulim Bus Package. Here are some photos I took:

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Bulim Bus Depot.
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I hope Tower Transit organises a similar Open House after it takes over Sembawang-Yishun!

 

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