NationalUniversityofSingapore:
AC5007:Dissertation
BeyondHeritage:AdaptiveReuseforIndustrialRedevelopmentinSingapore
April2024
ArSiowZhiXiang
A0000150M
Title : BeyondHeritage-AdaptiveReuseforIndustrialRedevelopmentin Singapore
Abstract: Thisdissertationproposesaframeworkforsustainableindustrial redevelopmentthatoptimizespotentialforfeasiblereuseandretrofitting, inclusiveofheritage-basedretention,andpotentialtoexpandconservation skillsetstobroaderretentionapplications Heritage-basedretentioncanbe restrictive,culturalvaluesalonemaynotsustainablycarryaproject,andneedsto beimplementedviacomprehensivemultidisciplinaryprocessthatco-optsitinto theframeworkofa resource conservation basedindustrialadaptivereuse. Thismodelisbasedonresearchofexistinglegislationandguidelinesrelatedto landuseandbuildingconservationasimplementedinSingapore,andtheir contrastswithconventionalguidancesonindustrialheritage,toframeconstraints andapproachesinanalysisandsolutioning. Itpositswhatamoreholisticmodel mayconstituteof,withapproachesforpotentialapplication.
Thestudyislimitedtopubliclyavailableinformationonindustrialdevelopmentin thepost-warandindependenceperiodofSingapore,andhowtheframework supplementsexistingmechanismsforredevelopmentaswellasconsiderationsfor industrialtypologiesasdevelopedinSingapore.Theprinciplesandrationaleofthe frameworkwillbeexamined,andillustratedbyassessmentof2successful IndustrialAdaptiveReusecasestudiesthatexhibittheframework’sdesired outcomes,aswellasa3rd casestudytomorecompletelywalkthrough methodologyandsequenceofapplyingtheframeworkinahypothetical“retro-fit first”redevelopmentscenario
Section
I. Introduction
II. Literature&Context
o Aholisticeconomy:Diversification,Reservesand ComprehensivePlanning
o Formsandfunctions:Issuesinanevolvingindustrialheritage
III. Solutionhypothesis:IndustrialAdaptiveReuse(IAR)framework
o Closingtheloop:Frameworkdrivers
o LandandSpace:Historicalevolutionofmodernindustrial Singapore
o 3to360:FrameworkPrinciples,Rationaleandmethodology
IV. CaseStudies:analysis,comparisonsandproposedapplication.
o Retrospectivecasestudies
i. LaunchPadone-north
ii. KhongGuanBiscuitFactory
o TheAdaptedEstate:
i. Historyandbackground
ii. PlanningPrinciplesforstrategy&implementation:
iii. Methodology:Scalingupimpactandtreatment
V. Conclusion
Introduction
Anequatorialislandcitystate,Singaporeisauniqueoutlierinlandsize, population,economy,tradedynamics,andcorrespondinglydevelopedmeasuresto optimizeagainstsuchconstraints.Whileitsdistinctivenessallowsforsome justifieddeviationfromconventionalpractices,Singaporeremainsvulnerableto consequencesandtherealcostsofexternalitiesparticularlyinrelationtothe climatechange.Maximizingretentionformoresustainableindustrialland-use requiresreframingandapplyingitunderthelargerumbrellaof resource conservation,toprovidericherperspectivesforcurrentperceptionsofIndustrial Adaptive-Reuse(IAR).
HeritagebasedconservationhasanincreaseinprominenceduetoSingapore’s maturation,celebratingits50th yearJubileein2015andmorerecentlyanational reflectionofitsbicentennialsinceitscolonialerafounding.Thereisapractical increaseinquantityofthebuiltassets,acrossallpurposegroupsthatarefacing theirendofterm,thatrequirere-consideration,inparallelwiththegrowthof culturalsector,andincreasedappreciationregardingagedbuildings.
Formerlyindustrialassets,suchastheStJamesandPasirPanjangPowerStations havebeenincreasinglyincorporatedintoredevelopmentprogramming.However, thiselevationinstatusiseffectiveforalimitedselectioninSingaporewhose profilessynchwithIARscenariospracticedinothercountries.Subsequent considerationsinthesamemodemayimpactnecessaryindustrialrevitalization. CurrentprinciplesthatdonotaccountforSingapore'suniqueconditionscould underminetheeffectivenessoflandrecoveryandredevelopment,aswellas subjectconservedelementstoeffectslikegentrification,orhighholdingvalues
whichdisplacelower,moresustainableReturnsonInvestment(ROIs),andcreate vulnerabilitiesforspeculativeinvestment.
Thesisstatement:IndustrialAdaptiveReuse(IAR)isasustainableformof redevelopment,butforeffectivepracticeinSingapore,itrequiresconsiderations beyondheritage,inwhichitisalsointegrallyaspectofaninterdisciplinary approachframedbySocial,EconomicalandEnvironmentalsustainability,with Figure 1
resilientforsubsequentcyclesofredevelopment.Thedissertationproposesa solutioningframeworkforidentification,evaluationandtreatmentofendofterm industrialsites
Thescopeofthedissertationcoverstheperiodofpostwar,modernandtechbasedindustrialdevelopmentinSingaporeandwillbeframedbyanexamination ofpolicyandlegislationthatdrivelanduseandredevelopment,theirroleinthe evolutionofindustriallandandbuildingtypologiesinSingapore,andlessonsfrom The International Committee for the Conservation of Industrial Heritage (TICCIH) bestpracticeshandbook
Literature and Context:
InSingapore,industriallandquantumismaintainedbeaspartofaneconomic diversificationstrategyarisingfromhistoricalcircumstances,andrisk managementwhichmaintainpracticesandredevelopmentcyclesfavoring“open loop”mechanismsoflandrecoveryandmaintainingtheNationalReserves.
IndustrialHeritagebestpracticesguidancesalsopointtofundamental characteristicsconcerningindustrialheritagethatcanresultinfrictionandlost opportunitiesformoreextensive,meaningfulorflexibleretention.
A Holistic Economy: Diversification, Reserves and Comprehensive Planning
EconomicdiversificationisacornerstoneofSingapore’seconomicpolicyasa sovereignislandcity-state.Whilethereareadvantagesinspecialization,longertermriskhedgingfavorsaspreadinGDPacrosssectors,includingindustrial manufacturingandaffiliatedsectors,resultinginlandpolicythatreserves industrialland HongKong,anotherland-scarcecitystatewithsimilarhorizontals
asSingaporeinthe80s,transitionedfromamoremixedeconomytoonethatis 90%servicesoriented,partlybyin-shoringindustrialandmanufacturing developmenttomainlandChina.TheCovidpandemic,andamixofcyclicand structuralfactors,resultedindeclinehamperedbythedeclineinitsindustrial sector(Li,C.2023).
AfundamentalcharacteristiccommontomanyIARschemesisthepotentiallarge deltainthelandvalueuponbrownfieldrevitalization.Comparativelyland-rich countriescanaccommodatealongerperiodoflandvaluedecline,beforeitreaches athresholdlowenoughtorecoupthelossesfromlackofeconomicproductivity, negativeequityfrompollution,additionalcostsfromreinstatementor redevelopment,suchasremovalofunusablestructuresandinfrastructure.
IARintegrateddevelopmentslikeHafenCityinHamburg,Germany,have conditionswhichincentivizeandenforcecollaborativeeffortsbetween governmentandprivateinterests,suchasPrivatePublicPartnerships(PPP), wherepublicfundedinitiativesaccountsforthenegativeequitybymanagingland revitalizationequityandmaintaininglongtermpoliciestomatchphased
implementation.HafenCityHamburgGmbH,acompanyownedbythecity, overseestheproject'splanningandimplementation.Suchdevelopmentsare managedbycorporatizedstructuresasmeansofensuringpropermanagement, whichincludesriskmitigationagainstdepreciationacrossvariousscenarios.
TheaboveMacro-considerationsdonotneatlyapplytoSingapore,andinsome extentsarealreadyaccountedforandintrinsicallytiedinto2aspectsofthe nation’slandusestrategy:maintenanceoftheReservesandpracticeofLand Recyclingenabledbymajoritylandownershipbythegovernment-itfundamentally minimizesdiminishingreturnsindevelopmentcyclesbyremovingtheperiodof decline,bydirectrecoverythroughinternaldisposal,withoutthelatencyperiodof physicalormarketdeclinetoincentivizeprivateinvestmentsorpartnership.
ThesizeoftheSingaporeGovernment’sReservesisnotablyanddeliberately opaqueasamatterofnationalinterest.Amongstothercomponents,theReserve’s
portfolioconsistsofland,withmechanismofexpendingofPastReservesto acquireorcreatenewlandandspace,whoseincreasedvalues(throughsales, usageandfacilitationoftheeconomy)recovertheexpenditureandreplenishthe Reserves.(CNA,2023).Itispreciselybecauseoflandscarcity,thatavailableland becomessystematicallycollateralized,withliabilitiesaccountedandminimized beforelandcanbesubsequentlyexchanged.Thismechanismfavorssteady appreciationoflandpriceintegratedwithstrongeconomicfundamentals.
Thisimpliesarrestmentoflandpricedepreciation(peggedtothelast transactions),leanstowardswholesalereinstatementintothefamiliarreturfed, flattenedparcels.Retainedandunmaintainedstructuresimplylatentandpatent risksthatfactorintopricediscovery.Thisalsodisregardspositiveexternalities suchassocialcapital(memory,community,heritage,designvalue)accrued,aswell astheEmbodiedCarbonexpensedinthestructurethatwouldbereleasedupon demolition.
ThevastmajorityoflandinSingapore,isownedbythegovernment(with approximately22-23%oftheremainingbeingfreehold).Thisownershipstructure grantssignificantflexibilityinemployingbothcentralplanningandfreemarket strategiesforlanduse.TheimplementationoftheLandAcquisitionActforpublic beneficialdevelopments(LAA1966-SSO,2022)aimedtodisrupttheholdexerted bythe rentier classduringtheearlystagesofindependence,pavedthewayfor morecomprehensiveandorganizednationaldevelopment.Thereisafiscaland constitutionaldutyfor5thScheduleAgenciestosafeguardandarrestthedeclineof reserves,andtheallocationofpubliclandisapreciseprocessgivenitsrelative scarcity.Itrequiresconsideringablendoffactors,includingpotentialproductivity andtheeffectsofotherlandsales.
Urbanizationandeconomicdevelopmentisthenguidedbykey,interlinked landuseframeworksthatphasedevelopmentandpreventglutthroughcontrolled release,withaland-usemixtosafeguardeconomicdiversificationandwithtargets forhigherproductivityineachsucceedingcycleintegratedintoredevelopment conditions.The Master Plan (UrbanRedevelopmentAuthority,n.d.)outlinesland use,supplyandredevelopment,throughdesignationoftypeoflandusebyzonesa parcels,andtheircorrespondingplotratio(PR).Itisreviewedperiodicallythrough preparationofa Draft Master Plan exhibitedforpublicengagementandfeedback, toadapttoemergingneedsandscenarios. Longerstrategichorizonsforlanduse tosupportthepopulation,economyandlivability,areconsideredunderthe Long Term Plan (previouslythe Concept Plan),whichhavearunwayof~40-50years.
Theformationofearlyindustrialestatestoprovideemploymentwasinstitutedin the 1971 Concept Plan andreorganizedindustriallandusebetweenlegacyareasof
urbanindustrialareasandnewindustrialestates.The1991ConceptPlanbuilds furtheronthefoundationofindustrialestateplanningviacreationoftechnological corridorsforhightechindustrialdevelopmentinscienceandbusinessparks.The Reservesweredeployedtocombinesevensouthwesternislandsintoasingleland massknownas Jurong Island viareclamation,asaconsolidated,offshored Petrochemicalhub,amongstothersignificantuse-cases.
TheabovementionedarecharacteristictoindustrialdevelopmentinSingaporeas anislandcity-state,formedoutofthepressureofland-scarcityandpopulation dynamicsinaregionallyantagonisticpost-colonialenvironment Suchprogression isitselfuniqueanddonotformneatparallelswiththetypicalhistoricityand narrativethatareusuallyexemplifiedininternationalconservationframeworks
ThesolutioningandadaptationforsurvivalthatshapedSingaporeintoan equatorial,highlyurbanizedislandcity-state,willnowfaceandbefurthershaped byexistentialissuesofrisingtemperaturesandsealevelsthatwillimpactthebuilt environment,requiringenhancementofthelifecycleofurbandevelopmentsand steeringtowardsnet-zeroscenarios
Forms and functions: Issues in an evolving industrial heritage
TheInternationalCommitteefortheConservationofIndustrialHeritage(TICCIH) istheleadingorganization,withintheInternationalCouncilonMonumentsand Sites(ICOMOS),guidingimplementationofindustrialheritageglobally.While internationallyregarded,theguidanceconcernstheevolvingpracticeof preservinghistoricity,andisnotsetouttoresolvebroadercontextandissues beyonditsscope.Itsguidanceadvocatesforamultidisciplinaryapproachwith
publicengagement,inordertosurfaceandcommunicatethesignificanceof industrialheritage.
Thecoreintentistopreserveauthenticityandintegrityviarespectfulpreservation ofthematerials,information,structuresandmachinery,asacontinuingformof culturalstewardship.Thepublishedbestpracticesguide“IndustrialHeritageRetooled: TheTICCIHGuidetoIndustrialHeritageConservation”(Douet,2012) recognizesarangeofinherentcharacteristicsandcurrentissuesinindustrial heritage- whichcanbeaddressedthrough forwardlookingsolutioning.
Intangible systems and other aspects of industrial heritage appreciation are less accessible to both the heritage community and public: Inparallelwith howcharismaticmegafaunacommandoutsizedattentioninnaturalconservation, industrialheritagegravitatestowardsaccessiblenarrativesandreadily consumablespatialconcepts.Initialemphasisonconservationinvolvevisually engagingindustrialmonuments,suchasmillsandturbinestationsandinert systems,orequipmentsuchassteamenginesandlooms.Theytriggerengagement duetotheiralien-ness(contrastanddistance)withcontemporaryexperience. BarrisTrinderpositsthatauthenticappreciationandunderstandingrequires machinery-forensicswhichis“…loftilydismissedas‘rivetcounting’”by “…historiansandarchaeologiststhatlackedthatexperience”Forensic-engineering asadisciplinetoadequatelyinformtheindustrialsignificancehasafundamental time-lagduetothespeedofactiveindustrialinnovationandlowoverlapbetween engineeringandarchaeology “Fewcoursesinindustrialarchaeology…out-of-date withinafewyears”(Trinder,2012).Thepaceofindustrialandtechnological developmentoutpacesthecapabilityoftheliberalartstosubsumeitintoitsvalue
systemandre-interpretitasasocio-historicalproductforwiderappreciationand consumption.Thiscreatesscenarioswherefetishisationofanaestheticorform, candisplacethefunctionalappreciationofindustrialspacestorationalizereuse.
Industrial use is inherently a systems based approach, and physical preservation does not convey a correspondingly robust and complete reflection of industrial use:GustavRossnesrecognizesthatthescaleandprocess orientednatureofmodernindustrialstructuresposesa“…profoundchallengeto allculturalheritagebodies…”Wherecontinueduseofspaceisincompatibleand redevelopmentneedsoutweighexistingoruncoveredheritagevalues, sophisticateddocumentationwithhighclarityareessentialtoconveysystematic appreciationfor“functionalrelationships”,“spatiallayout”and“organizationof productionlines”tootheraudiences(Rossnes,2012).Industrialhistoryinvolves morethanphysicalobjects,buttheopaquenessofindustrialinformationreduces theperceivedvalueofthisaspects.Thiscanbeironicasthereissubstantial traceabilityandcontentregardingcurrenttechnologicalindustrialprocesses.
Informationmodeling(6DBIM)anddigitaltwinning,aspracticedincurrent buildingandprocesses,enablesdetailedforensictracingandappreciationofthe developmentnarrativewithhistoricalfidelity Thisaccumulationofinformation layersformsan“virtualpatina”ofcontinuingfunctionality,canbecomerelevant forhistoricalappreciationoflargescalemulti-userindustrialspacetypologies, wouldbeusedrepeatedlybydifferentpartiesovertime.
Scale is the cornerstone of industrial use, and IAR requires solutioning at scale, in both duration and at urban level to be effective: MassimoPreite advocatesfor“interactiveplanning”whichtheauthoritysteersoutcomesvia“a
cooperativeandpluralistdecision-makingprocess.”(Preite,2012)Thelowor negativeequityofagedindustrialareasarenotattractiveforprivateinvestment andwhiletheinitialcatalystmaybeconservation-oriented,itineffectisthe harvestingoflowerhangingfruitduetoitscommercialandpublicaccessibility. Successfulregenerationschemesrequire“…reformulationofthegoalsof conservation…”whereitis“nolongeranenduntoitself,butisconditioned towardsotherobjectives”suchassustainableROI,communityrevitalizationand revenuegenerationovertime.Preitesingledoutcasestudieswheretheindustrial heritageadaptationwaswellexecuted,butunbalancedeconomicallyoverthe longerterm:thesuccessfulconversionintosocialhousingoftheBlinetBlintextile factory,wasstilleconomicallyvulnerabletoa“secondcycleofdecay”,andProvona SciencePark,whererestorationintegratedwithtertiarycampusconstruction acceleratedgentrificationandpushedouttheoriginal“affordable,bohemianand creativespaces…”
IndustrialuseinSingaporeisinanactivestateofuseandevolution,acurrently activeindustrialcommunityisjustasvitalforcontinuityastheartifactsand narrativesofthepast.Asystemsorientedperspectiveinredevelopmentmay generateformsandapplicationswhichallowbothtoco-existandthrive
Solution hypothesis: Industrial Adaptive Reuse (IAR) framework
Closing the loop: Framework drivers
Theframeworkpositsafuturemodelofperpetualadaptivereuseforindustrial landandbuildinguse,andhowitmaybetransformedfromSingapore’scurrent modelofindustriallandandbuildingevolution.Thehypothesishasparallelswith theconceptof Permaculture,asystemoffarmlandmanagementdevelopedbyBill
MollisonandDavidHolmgre,andArchigram’s Plug-in City forinspirationand framing.
Figure 5
Permaculture,aportmanteauof"permanentagriculture"or"permanentculture," evokesasystems-basedapproach,mimickingnaturebutsteeredtowardsselfsustaining,continuallyregenerativefarmproductionthatminimizesexternal inputs(fertilizers,pesticides)andnegativeexternalities(waste,pollution),asan alternativetothenegativesofindustrialfarming
Farmingandindustrialarebothproduction-orientedsystems,andthismodelisa helpfulparalleltore-framethetransformationintoa closed loop system, andto surfacecriticalfactorsinimplementation.
Thismodelisabroadspectrumofpracticesderivedfrom3coreethicsof care for the earth, care for people and resource control.Agricultureandindustrial productionhavestrongparallelsaseconomicallydriven,input-outputbased
systems,thatemphasesresourceefficiencyforproductivity,aswellas specializationstoachieveoutputsatscale.Technologicalinnovationand organizationrevolutionizedbothsectors,withoverlappingimpactsofbiodiversity loss,resourcedepletionandenvironmentdegradation.Permaculturepositsa returntosubsistentlandusethroughclosedresourceloops,withoutsubsidization viafossilfuelreliantprocessesandmaterials,
Plug-in-City wasoriginallyacritiqueoftraditionalstaticcitydesignsandacounterproposalforadynamic,adaptablecityinfrastructure,whichsynergizeswithhighly urbaneandmechanizedSingapore.Atransformationofindustriallandusewill requiresimilarmechanismstoreorganizecomponentswhilemaintaining sustainableproductivity,withinterdisciplinaryapproachesthatbuilduponthe existingcompetenciesandstandardizationinindustrial,realestate,financial accounting,andothers.
Thistransformationintendstoachieveatransitionfromthecurrentlypracticed “open-loop”systemofindustriallanduseandbuildingconstruction,toa“closedloop”paradigmwheretheindustrialbuiltenvironmentcanbeusedandadapted indefinitelyandachieveanet-zeroeffectincarbonandresourceaccounting.
Thecurrentopen-loopsystemisinitiatedonplanningandlandpreparation,based onprojectedlandandspacedemand,withsubsequentleasingoflandfor constructionandoperationsaspartofadevelopmentcycle.Theconstructedassets willdeteriorateovertimethroughuseandwear Demandmayoutgrowthe productioncapacityoftheasset,marketconditionsmayrendertheindustrial activityobsolete,etc.Depreciationaccumulatesandthesiteisdemolishedand reinstatedwithnewtermedleasesfornextcycleofdevelopment.Thelanduse
categorycanalsochangeinaccordancewiththestipulationsoftheMasterPlan, andhavehigherPRrequirements,withaccompanyingconditions.Forinstance, previousB1forlightindustryinlowrisefactorytypologiesmayberezonedas high-riseBusinessPark(BP)land,correspondingwithadjacentnewresidential development,constructedreinstatedlandthatwaspreviouslyabusinterchange.
Fromtheaboveillustration,whilethelandis“recycled”toarrestdepreciationand recoverequitypotential,fromaresourceperspective,theloopis“ open ”dueto disposaloforiginalinputsofmaterialsandenergy,andthebiodiversitylosswithin theoriginalunclearedlandandothersuch“expenditures”orexternalities.
Theclose-loopsystemintendstoavoidwholesaleredevelopmentandwould constituteoftypologieswithspecificationsforIAR,suchashighloading,large spansandclearheightstoaccommodatearangeofproductionlinesorfacilitate efficientsubdivisionsintosmallervolumes.Lifespanisenhancedviahigh durabilityandreplaceablemodularcomponents(whichideallywouldconstitute low-carbonorcarbonneutralmaterials),thatallowforselectivedisassemblyfor
reuseordemolition.
Figure 6
ThistransitoryphasewillrequireapolicyofIARofolderindustrialbuildingstock whereverfeasible,withtheeffortsbeinga“livinglaboratory”forstudyandtesting ofinnovationsrelatedtolifespanextension,materialrecoveryandcarbontracking, takingplacewithina“developmentsandbox”environment,thatenablesenable regulatoryallowances,policyinnovationsandmarketcreation.
Thisframeworkofperpetualindustrialbasedreusecanbemoresuitableforredevelopmentunderasingleland-managemententity,withawarenessofthe drivingforcesandprocessesofSingapore’sindustriallandandbuildingevolution, andcorrespondingprojectionsofpotentialfutureapplications.
Land and Space: Historical evolution of modern industrial Singapore
TocontextualizehowtheframeworkcanapplytoSingapore,thefollowingsection providesan historical overview ofitsindustriallandandbuildingdevelopment. Singapore’sdefiningcharacteristicinovercominglandscarcity,istopushfor higherutilityandreturnsperlandunitviabothdensityandhighervalue
production,acrossdevelopmentcycles.Thisstrategypermeatesallleasehold basedlanduseandtheevolutionofitsmodern,post-independenceindustrial buildingtypologies.
a. Centralized,longtermindustrialplanning:TheEconomicDevelopmentBoard (EDB)originallyoversawdevelopmentandmanagementofindustrialestates post-independence.TheEDBwasformedafterthe1961UNstudybyAlbert Winsemiustoestablishanindustrializationprogrammetoreducechronicpost warunemployment,convertingwetlandsintheJurongareaintonewindustrial estates,withsubsequentcreationoftheJurongTownCorporation(JTC)asan organizationservingasprincipaldeveloperandmanagerofestatesand supportingfacilities.Landproducts(i.e.leases)fortheconstructionwassoldto industrialiststoset-upfactories,withbuildingproductsintheformofreadymadefactoriesorspaceleases
b. IndustrialUseBasicsandReady-madefactories: Initialready-madefactories weresimplepitchedroof-enclosureswithinaground-strengthenedlandparcel, facilitatingtheuseofgroundloadingforequipmentanduseofopenspaceas yardsasstagingareas,externalstorage,etc,andareavailableinrangeofsizes andconfigurations
c. Basicimprovementsinefficiency:Theyevolvedintoduplexandterracetype unitswithsubdivisionsseparatedbyeitherpartyorinfillwalls,allowinghigher land-useefficiencyviamulti-tenancyandreducingduplicativeorunderusedspacedsuchasdriveways.Terracingunitsalsofacilitatedspecializationof utilities,suchaselectricalsubstationsviaconsolidationandloadbalancing, insteadofindividualprovisionaswithland-basedfactories.Productionis maximizedviauseofmachinerydeployedongroundorhighloadingfloorand
isincentivisedviagrantsandleaserequirementstoinvestinmachineryand trainingworkers.Thereisalsovalue-addviaservicesinadministration, enforcement,tenancymanagementandmaintenancecarriedoutbyJTC Like apartments,greaterlanduseefficiencyintheflatted-factorytypologieswas createdbystackingspaces,andsharedamenitiesandfunctionslike washrooms,loadingdocks,goodslifts,“fork-liftready”corridorswithhoist gates,etc.
d. Rampinguptoramp-ups:advancingverticalizationinindustrialuserequired crossingtheeconomicalandtechnicalthresholdofelevatinggroundlevel loadingandtransport Itisimportanttonotethatgroundandelevatedfloor loadingsarevastlydifferent-evensoftclaycanachievealoadbearingcapacity of50kN/m2 .Heavyindustrialfloorplatesat>10kN/m2 orhigherwithhigh (>6m)clear-heights,aresignificantlymoreexpensiveperlevelvsgroundslabs Henceincomparativelandrichareas,industrialgrowthtakesonsuburbia-like horizontality,duetocostbenefitanalysisofhousingproductionlinesover largerfootprints.
e. Inparallelwithcontainerization,industrialtransportvehiclesbecame typologicallystandardizedwith“20-footer”and“40-footer”articulatedtrailers pulledbyprime-movers.
Theircarryingcapacityandmodularityimprovedtheefficiencyofgoods movementbytriprate,buttheirlargeturningradiusandweightcreated constraintsforelevatedmovement.Theramp-uptypologyevolvedby combiningindustrial-loadsuitablefloorplateswithsuper-sizedramps (~50mx75m)thatarecapableofallowingverticalaccesstothesevehicular classes,ineffectcreatingverticalindustrial-landequivalents,facilitatingthe movementoflandbasedproductionlinesfromground-basedconfigsintoa verticalmatrix.
f. Theseevolutiontookplacewithina~30yearwindowfromthe60s-90s,with independentparalleldevelopmentsandcustombuiltfactoriesconstructedby land-leasingtenantstosuittheirspecificneeds Withreferencetoearlier sectiononreinstatementtoreduceriskandpegland-price,itisworthwhileto mentiontheJTCpracticeofabsorbingtheriskandwaivingtenant’sland reinstatementatend-of-lease,andattempttore-allocatelandandbuildingto newleaser.Thisless-wastefulpracticeofreuseisfunctionalandnot aesthetically-driven,andperhapslessvisibleandappreciated.
Thelate-90stopresentwitnessedtheliteralandfigurativeriseoftheramp-upsas thetypologybecamefurtheroptimizedfromanengineeringanduse-perspective. WhileinitiallyprohibitivetotapoutthemaximumbuiltquantumallowedbyPR andheightlimits,subsequentiterationshavedeployedtechnologyandoperations whichutilizesavailablevolumeandfloorloadingwithaveryhighlevelof efficiency:AutomatedStorage&RetrievalSystems(ASRS)indistributionand fulfilmenthubsreducespatialredundancyviascheduling,automationand analysis.Theequipmentachievesefficiencyatsystemheightsof>10m.Data centresareessentiallyrackedservosinanarray,andgainefficiencyfromshorter transmissioninasmallerstackedfootprintvsbeingspreadacrossalargearea. Wastemanagementandsorting,vitaltorecyclingandsustainability,originally favouringlargegroundopenyards,canbeinternalizedthroughuseofhighlevel hoists,andbenefitenvironmentallyfrominternalizationoftheactivity.
Theevolutionofindustrialbuildingtypologyisalsofacilitatedbythemechanism end-of-termconsolidationoflease-holdland.(FIG10).Whiletheoriginalland parcelsizesinearlierallocationsaresmaller,theyaresizedaccordingto
market/demand,operationsandextentofequipmentuseduringtheirtime,and motivatestenanttoutilizetheirparcelsmoreefficiently.Thesubsequent consolidationenablesplannerstoreorganiseandimplementnewinfrastructural planningnecessaryforhighervalueproduction,suchasroadsandutilitycentres, andthetypologicalefficienciesaregainedwithlargerfootprints.
Ifwell-managedandmaintained,contemporarytypologiesthathaveconsumed nearlyalloftheviableconstructablevolume(limitedbyPRandheightcontrols) havethehighestviablereusepotential Amongstplanners,architectsandurban theorists,thereisoftenreferencestoArchigram’sinfluentialconceptofhigh-rise megastructureswithinterchangeableandreplaceableinsertionsofhomes,office orothermodules,calledthe“Plug-In-City”.PeterCook,amemberofthegroup,
summarizedtheconceptas “a megastructure that contains the access systems, diagonal lifts, and the servicing elements that bring up food and water and take out rubbish and so on.”
Inprinciple,highdensityrampuptypologyareabletoperformsimilarly,albeit achievingitlessvisuallyarrestingmannerviaamatrixofhigh-volume,structurally reinforcedgrids,regularlyspacedrisersforservices,andheavy-vehicleramps,all withpotentialformultipleapplications.
While(Fig12)showsanextremeexamplesuchapplicationinaportsidelogistical facilityinSingapore,withadirecthorizontalexpansiontoextendcapacity,the efficiencyfromconsolidationalsoenablesenhancementofurbandesign applications(walkability,gardens)forliveabilityacrossdemographics.inessence, issimilartothepracticeofelevatingkampongsintohigh-risepublicflats,and iterativeenhancementsinresidentialurbanfunctionsandamenities.
3 to 360 : Framework Principles, Rationale and methodogy:
ToeffectholisticIARapplicationsforvisioning,identification,planning,design, construction,useandmaintenance,withsubsequent(andintime,concurrent) recoveryandrebuilding,a360°basedapproachiscriticaltoprovidebetter visibilityofallviablefactors,withflexibilitytoaccommodateemergentrisksand
opportunitiesthatsurfaceinscenarioplanning.Historicalvaluescanformadriver balancedbyotherprimarydriversforenvironmental&economicalsustainability. Evenwithformalrecognition,heritagemeritsandintangiblevaluecanbecomplex, subjecttovariations,requiringsustainedattentionandvaluebuilding,andmaybe insufficientto“carry”aproject Celebratedculturaldistrictswithhigh recognizabilitycanstilldeteriorateduetochangesinthephysicaloreconomic environment.
Above(FIG13)isthecoremodelforaTriple-Bottom-Line(TBL)basedgovernance frameworkforIARandencapsulatethe rationale and processes withefficient compactionof criteria and solutioning. Asenvisioned,theintentistoincrease quantumofpotentialretentionwithconsiderationsbeyondandinadditionto heritage,carriedthroughtheentirevalueandprocesschainofIdentification, evaluationandsolutioning.
The Social segmentgovernallaspectsthatconcernpublicinterfacing, includingheritagevalueidentification(tangibleandintangible)and applicationsinplanninganddesign. Sustainability concernsthephysicality oftheasset,howitmaybeevaluatedandactivatedforenhancedlifespan, trendingtowardsalow-carbonmodel. Economics framestheassetswithina monetaryenvironment,todeterminemechanismstofundandextractvalue fromitsuse.
Identificationandevaluation:Preliminaryidentificationofthereusepotential utilizesascoringsystem,basedoncriteriathatevaluatestheasset’smeritswithin
14 eachsegment,derivedfromdataandobservations(Fig.14).Retentionis advantageousiftheassetscoreshighinallthreefields,forinstanceapioneering
ramp-uplogisticalfacilityingoodconditionatendoflease,inalocationwithgood accessandsightlines,sufficientopenspaceforadjacenthigherdensityinfills,and atthenexusofmultipledifferentlanduses,readyforconversionintoamixed-use facilitythatoptimizeredevelopmentcatalyzation.Risksneedtobeidentifiedup frontasheritagebasedretentionforIARcanincurcostsorhaveoperational constraintsthatthatcannotfulfilltherepairorreinstatementROI,orunderserve theredevelopmentrequirement.Wheresomesegmentsscorelower, compensatorystrategiescanbeconsideredtooffsettheshortfallorifthemeritof majorityofthesegmentsaresufficientlyhightooffsettheshortfall. Ifthe hypotheticalramp-upmentionedisnotuniquelyhistorical,ornotassociatedwith ahigh-profiledesignerorbrand,itsinherenthighdensityreusabilityfornew mixeduseadaptationmaybesufficienttomeritfurtherstudyand conceptualizationforretention.Wheretheheritagevalueisespecialorofnational significance,butisotherwisedeterioratedbelowfit-for-purposelevels,itmay warrantgazettementorofficialsafeguardingtowithholddemolition,toputin protectivemeasuresuntilcircumstancesallowforhighvaluereuse.
Interdisciplinarymake-up:Thetripartitestructurealsoallowsforeaseof administrationandminimizere-organizationofexistingdutiesandskillsets,as most“full-stack”developersandconsultantsorcombinedMulti-Disciplinary Teams(MDTS),alreadyoperateinsimilarconfigurations.Itcanaccountfor operationaloverlapsandpromoteequityindecision-makingacrosspartiesascostakeholders.Themechanismistosuccessivelycyclethroughidentification, evaluationandsolutioningphases,“ending”withpost-completionphaseofactive monitoring,whichseedsthenextloop.Eachsegmentdevelopsadiscretesetof criteriatoassessthemeritsforretention,andeffectivenessofsolutioning.
a. Social primarilyinvolvestheplanningandarchitecturaldisciplines,in conjunctionwithpublicinterfacingspecializationssuchasheritage organizationsandcommunications.Thekeyinitialcriteriawillbethe architecturalmeritoftheidentifiedsite(s)andhowtheheritageconsiderations canbeauthenticallyincorporatedintotheredevelopmentmasterplan.
b. Sustainability requirestechnicaldisciplinesincivil,structuralandmechanical engineering,toquantifiablyassesstheadaptabilityoftheassetsbasedonthe reusabilityofthevolumesandsurfaces,andsegueswithEnvironmental SustainableDesign(ESD)specialization,toearmarkquantumoftheembodied andoperationalcarbonconsumedinthesitespriorandnextphases.
c. Economics concernsindustrialusespecialistsforfeedbackontheevolvingand diversespaceandusecriteriaofindustrial(e.g.foodmanufacturing,energy sector)orindustrial-ancillaryuses,togetherwithrealestate,quantity surveyorsandfacilitymanagementforcostandriskdiscovery,inorderto “right-price”andgenerateincentivesormarketingstrategiesfornewleasers.
Taskvisualizationandoverlaps:Thetripartiteframeworkpromotesleaner processeswithholisticawarenessthroughtaskvisualizationandnecessary coordinationbetweensegmentsandrecognitionofoverlaps Byreintegrating overlapsassynergiesforcompetencybuildingitreducesadministrativebloat (duplicativesubdivisionstospecializeandfragmentationofroles)andre-vesting capabilitiesbackintothecoresegments Competencybuildingshouldstrive towardsheightandnotwidth,andpractitionersshouldstackskillsetstoactivate interdisciplinaryvalueadd Theseemergentvalue-addsbecomeshybrid solutioningthatcanenhanceheritageapplicationsthroughcrosspollination,with potentialpermutationsbelow:
a. Coordinationbetween Social and Sustainability disciplines:resolutionof statutorycompliancesissues(e.g.firesafety)andtechnicalrequirements(e.g. increasedloading,ventilationmodes),forrepairsandinfillscanresultin developmentofaIAR“KitofParts” : asastandardandevolvingsetofphysical solutionsthatareportableacrossscenarios:forconceptssuchas
i. solarizedcanopiestoconnectretainedandnewstructures,with pre-coordinatedconsiderationstoaccountforseparation distancetostructurallyprotectthefoundationoftheheritage structure,or
ii. commonized-utilityconduitsthatdoubleupaselevated pavementstolowlyingheritagestructures,or
iii. stormwater-retentionpondsintegratedwithto-bereclaimed areas,reducingtheamountoflandfilling,andcreatingapublic interfacingfeaturewithretainedstructure.
b. Sustainability and Economics mayjustifyandincentivizere-useviamechanisms informedbycarbonaccountingandidentifyingsynergiesfromoverlapping concerns Aslifespanextensionineffectissimilartosequestration, abandonmentofassetsbeforeendoftermduetomarketshifts,with redevelopmenttocompensate,isdoublydamagingfromtheaddedinvestment andreleaseofEC,andrequirenewconceptstoprolongateuse.
I. Assetswithnegligibleheritagevalue,whichdeclineduetosuddenmarket shifts(e.g.A.I.andnewWFHworkflowcausingmassivedownsizingof creativeproduction),canberetainedbydecantingthe“survivors”into smallerfootprintandconvertingreleasedspacesintootherpurposegroups inamixeduseconfig.
II. Typologiesthatareidentifiedtohavelowsequestrationandindustrial reusepotentialcaninstitute“farewellschemes”ofrenewableshortterm leaseswithnon-standardactivities,forcontinueduseandgenerate goodwillandsocialcapital,whileawaitingmoresubstantialconsolidation ofthesurroundingarea
c. Economics and Social coordinationisvitalforachieving masterplanningand designobjectivesinredevelopmentwithbothhighorlowintrinsicindustrial heritagevalue.Withreferencetoearliersectiononevaluation,ininstances wherethereispotentiallyhighindustrialheritagevaluethatis underappreciatedby,oropaquetotheexistingheritagecommunity,research withknowledgeableindustryrepresentativesandmarketingcommscancreate helpfulnarrativesandconnectionstoenhanceprofile.E.g.
I. Wafermanufacturinginvolvehighlyspecializedfacilitieswithextremely denseserviceprovisionsinacleanroom,spectrumcontrolledenvironment (FIG16).Earliergenerationfabsthatarenowsupersededandvacatedmay
beredesignedintootheruses.Wafermanufacturingutilizethesameroot technologiesoflithographyandetching,partofthecontinuingevolutionof earlier“traditional”industrialprocessesofsilkscreenprintingandtypeset creationforpublications.Narrativesthatestablishsuchconnectionscanbe partofavaluestagingprocesstoenhanceperceptionofanalternateunique spaceoffering.
Case Studies, comparative analysis and application:
Tosurfaceopportunitycostsofcurrentmodelsandapplicationsthatpartially matchestheparadigmenvisionedbytheproposedIARFramework,the subsequentsectionisacomparativeanalysisoftwosuccessfulcasestudiesthat displayaspectsoftheIARFramework,followedbyamoreexpansive,speculative 3rdcasestudywhichtheframeworkisappliedtoahypotheticalredevelopmentof anindustrialestate.
Retrospective case studies: Launchpad
Thefirstcaseisafunctionalorientedlifespanextensionofacommonflatted factorytypology, LaunchPad @ one-north,whichwasplannedanddevelopedby JTC,asastartuphublaunchedin2015,involvingasetof7retained,repaired,and reconstructedflattedfactoriesandtheirgrounds,anactivationofthecurrent masterplanforone-north,ahigh-techR&Dmixed-useindustrialBusinessPark (originallymasterplannedbyZahaHadidandPatrikSchumacher).
I. Heritagevalue:Theoriginalstructureswereconstructedaroundthe80sand areofthe3-4storeyflattedfactorytypologysimilartoHDB’slow-rise commercialblocks.Lessconstraintsonadherencetoarchitecturalfidelity,
allowedmodificationssuchasstrongcolourstoalleviatemonotonyand
facilitatewayfinding,durablecladdingtoreducemaintenance,with reorganizationofutilitiesandservicestofacilitatestart-upneeds.
II. Planninggoals:Asdenserredevelopmentwillinjectspacequantumthatmay cannibalizeexistinginvestedlanduseatone-north,theprogrammeofreuseis “rightsized”asalower-coststart-uphubwithshortleasesandcappedatthe existingGFAquantum.Withtheentireclusteronpubliclands,therapid activationalsofacilitatedrangeofinter-agencyinitiatives,housingovera thousandstartupssofar,acrossarangeofindustriessuchasbiomedical sciences,infocomm,media,urbansolutions,electronicsandengineering industries.
Figure 17
III. SiteSynergies:Workingwithwhatisavailable,thelow-risetypology encouragedfrequentinterfacewiththeextensivegroundlevelandopen spaces,andareutilizedfortest-bedding.Theconfigurationencourages
collaborativeinteractionwithinthesite,andbeyondinnearbyindustrial spacesforhighloadingandspecificequipment,thatareunsuitablewithin Launchpaditself.
IV. Urbaninterventions:Consolidatedrenewalallowedforcar-liteplanningby reducingcarparkingandconversionintointeractivespaceslikesportscourts. Thegenericnessofthebuildingtypologies,allowformoreaggressive interventionsinthefuturetoincreasedensityincludingtypicalredevelopment. Ifthereissufficientsocialcapitalaccruedoverthisprogramofusethat promotesthe Launchpad intoasiteofheritageinterestasaculturally significant“factoryofideas”,conceptssuchasair-rightsstructurestocreate elevatedinfillsabovethesitemaythenbeactivated.
Retrospective case studies: Khong Guan Biscuit Factory
ThesecondcaseisamoreconventionalIARwithheritagepreservationasprimary driver,involvingtheredevelopmentofthenownamed Khong Guan Biscuit Factory (KGBF),originallyconstructedin1952intheMacTaggartRoadIndustrialAreaas theheadquartersandflagshipbuildingof Khong Guan Limited,established originallyin1947.ItwasconferredConservationstatusin2005andundergone redevelopmentinaroundinthe2010s,withnewinfillintegratedpartiallyintothe fabricoftheoriginalstructure.
I. Heritagevalue:hashighhistoricalsignificanceascompanywasestablished pre-independence,continuestomaintaincorporaterootsinSingapore (witha~20%retailshareinSingapore’sbakedconfectionaries consumptionin2019)andhasestablishedaglobalpresence.Italsohas architectureinarepresentationalperiodstylethatwaslargelyunchanged
fromitsoriginalconstruction.Theoriginalconfigurationwasaretail shopfrontwithwarehousingonthegroundfloor,officespacesonthe1st storey,andresidentialspacesfortheownersonthe2nd storey.
II. Planninggoals:Whileagazettedconservationbuilding,itsconservation doesnotrequirepreservationofitsoriginallayout,withHeritageobserver
JeromeLimlamentinginhisblog “…allthatisbeingconservedisthe building’sfaçade.”Futureuseofthesamefootprintrequiresthenextphase tohaveincreasedvalueandutilitycongruentwiththemasterplanofthat area,andleaseholdersaresimilarlyentitledtohigherreturnsandvaluation fromredevelopmentandpreservedfrontageservingadditionalheritage valuetothenewdevelopment.
III. SiteSynergies:Theconstraintsofitsoriginaltriangularparcellationalso giverisetoauniquebuildingformandvistasimilartothatofNewYork’s GridironBuilding.Theseurbangrainfromcurrentparcelboundariesand activeroadsoriginatefrompre-independencelandusepatternscanbe regardedas“groupsetting”inconservationprinciples.Othersiteswhich havenotyetundergonewholesalereplacementandstillmaintaintheurban
formofitsoriginatingera,maybeabletoinjectinterestaspartofa networkofrevitalizedIARnodes.
IV. Urbaninterventions:Thesitehasoutgrownitsoriginaluseanddensified viaaschemesimilartoair-rightactivation,withitsconfectionary manufacturingoff-sitedtoaspecializedfacilityinamoreintensified(B2) foodmanufacturingdistrictintheJurongindustrialzone.Ifrepeated,itmay representanorganicstrategyofmixed-useredevelopment,achievedand negotiatedovertime
UsingtheTBLbasedIARframeworkforcomparativeanalysis:Bothstructuresare agedlowrises,weretheytobedemolished,duetotheirageandrelativelower quantumofmaterialuse,theywillnotincurhighopportunitycostsinEC.Thekey differenceisthattheretentionexercisedatLaunchpadisgenericandlargerin scopeandhasmoresignificantimpactonimprovingtheurbanscapeduethelarger boundaryofintervention. WhileKGBF’surbanenhancementislimitedtoslabbing overtheopenperimeterdrainsatitsentranceforlocalizedimprovement.
i. Bothareabletoextendtheirlifespanthroughactivationoftheirinherit merits.KGBFhasmoreespecialheritagequalitieswhichleverageon brandrecognition,andre-developmentobligationstodensify,dueto beinginamorecentralurbanzoning.WhileLaunchpadisless encumbered,itisabletoleverageitscontrastwithitshightech surroundingstocreateanaccessiblequaintness.
ii. Fromaneconomicsperspective,itisnotmeaningfultoforcehighertech food-manufacturingwithinKGBF’ssmallfootprint.Itismoreviableto inshore productiontomorefocusedindustrialareas,andfreelyreutilize
thelocked-infootprint.Legacyindustrialareasoperationallyintensified forproductivity,canbelesssuitableforcentralzonesthatarebecoming moremixed-useduetothenegativeeffectsofnoiseandairquality.
Thereispotentialforuniqueurbanscapeinbothscenarios,wheretheground interfacehasahistoricallyearliergrain,withanupperurbanscapecreatedby systematicairrightsredevelopmentapplications.Thislandscapewouldfeature pedestrianizedformerroadsandareorganizedstreetscape,enhancedby structuresretainedfromanearliereraandtoppedwithelevated,mixed-use developmentsthatseamlesslyintegratesuitableindustrialuses.Ifutilizedaspart ofscenarioplanningforindustrialredevelopment,theproposedframeworkcould identifyandmaximizesuchopportunities.
TheAdaptedEstate:Theframeworkisappliedforthehypotheticalredevelopment ofthe~16.0HaHendersonIndustrialPark(HIP),describingtheprinciplesand workflowinvolvedintransitioningintoalowercarbon,re-useandretrofit orientedmodel.Industrialareasfacilitatededicatedactivities,likehow professionaltoolsallowtargetedoperations,whenincludedaspartofaland-use mix.Theydifferfromotherland-useprimarilyduetocontrolsonnoiseandair pollution,includinguseandstorageofindustrial-gradematerialsandsubstances. Theresultantdistinctionsareentrenchedintotheurbanpattern,resultininertia forredevelopment. andrequirenewspecializedindustrialzones(e.g.Jurong, SungeiKadut)todecantheavierindustrialfunctions,Theselegacy(historicaland legislative)areascanberegardedin-and-ofthemselvesasartifactsforadaptation toenrichtheurbanfabric,aslongassafetyandmitigation,e.g.islandfire-engine
access,andhardenedstorageandtreatmentofindustrialwastesareincorporated intheplanningprocess.Conceptsandsolutionsderivedfromsuchadaptingestates mayintimebeapplicableintheformerlyperipheralindustrialareas,asurban growthanddensificationcatchesuparoundthem.
History and background:
TheareaoccupiedbyHIPhasahistoryofindustrialuseandredevelopment,with theSingaporeGlassManufacturersPrivateLimitedestablishedin1948ona significantpartofthesite,atonepointproducing120millionglassbottlesand othervesselsperannumviaautomatedprocesses,servingtheFood-and-Beverage, chemicalandpharmaceuticalindustries,andalsohouseholdtablewaresand packaging.Anotablelabourdisputein1960resultedina73-daystrikeinvolving 600workers.
In1979,the Singapore Glass sitewaspurchasedbypropertyinvestmentcompany HongFokCorporationforredevelopment,ambitiouslymarketedasoneofthe largestprivatelyplannedanddevelopedindustrialestates.Originallyintendedto be5terracedblocks,3blocksofflattedfactoriesand1amenityblock,adelayed constructioncommencementin1983withonly3factoryblocksconstructedwas followedbythe1985recession,haltingworks,recommencingin1989toconstruct 3terracesandan11storeyfactorybuildingwithitscurrentlyrecognizableand distinctivedomedroofs.
Ascanbediscernedfromtheblocknumbersandphotometricmassing,other adjacentindustrialdevelopments,constitutingapproximately50%oftheland area,graduallyformedaboundedestateofB1lightindustriesoperatingoutof
leasedindustrialspaceunits.
d. Siteanalysis:Thesiteispredominantlysurroundedbyresidentialareas,is largelyprivatelyowned,evolvingfromplant-basedmanufacturingundera singleownership,toprivatelyoperatedmulti-userestateflankedbymore
recentindustrialdevelopmentswithdifferentfootprints.Itisboundbyhard borderscomprisingofHendersonRoad,JalanBukitMerah,LowerDeltaRoad, andtheAyerRajahExpressway,withtheRailCorridordirectlyadjacenttothe south.Mostofthesiteisunderprivateownershiporlong-termleasehold, whichprohibitsthetypeofwholesalelandrecoveryandconsolidationthatis feasibleforcontiguousgovernmentleaseholdland.Thismaynecessitatenew policiesorincentivestocatalyzedevelopment.Belowisacollationofkey Strengths,Weaknesses,OpportunitiesandThreats(SWOT)ofthesite addressablebytheIARFramework.
STRENGTHS
Surroundingmatureresidential estates
Labour,retailmarket
Proximitytotherailcorridor
Greenlungandsocialaxis
Historicallyindustrial
Narrativeandspecialized uses
Opportunities
Innovativeinterventions
Retrofitfirst,shared amenities
Mixed-usedevelopmentpotential
Verticalstrata,air-rights, plug-ins
Legislative/statutory
Development,regulatory sandbox
23
WEAKNESS
Privateownershipandleasehold restrictions
Barrierstoconsolidation Hardborders
Limitstoexpansion
Diversityintypologiesandfootprints
Irregularityinfloorplates, volumes,loading
Threats
Infrastructuralchallenges
Sunkencosts,climate resilience
Spectrumofresponses
Publicsentiment
Conflictingbusinessinterests
Planning Principles for strategy formation & implementation:
Atanestatescale,itrequiresscalingsolutionsbeyondconstructionor architecturalscope,encompassinglongertimescaleandlandusesbeyondthesite. WithreferencetotheTBLframework,thefollowingplanningprinciples (applicabletoothersitesinadditiontoHIP)providetheduediligencetofaithfully drivetheprocessand createIARorientedestatestructureplan,inclusiveof,but notlimitedtoheritage-orientedretention.
ComprehensiveAssessment,ResearchandAnalysis:factfindingandresearchin thecategoriesbelow,willbenecessarytoinformdecisionsandavoidassumedor speculatedsolutions.
i. EconomicViabilityandPhasedImplementation:Marketanalysisto assessactualdemandforindustrialspacesbytype(food,biomed,media production,etc)inamixed-useconfiguration,includingthetypeofuses interimandlonger-terminfilltypologiescansupport.Thisanalysiswill guidephasedimplementationandfundingtoensurecontinuous economicactivityandmanagesupply.
ii. EnvironmentalAudit:evaluatethesite'senvironmentallegacyand currentimpact,includingpollutiveoutputsandremediationneeds, carbonfootprintassessments,andopportunitiestoenrichbiodiversity.
iii. SpatialandInfrastructureAnalysis:highlevelassessmentforpotential reuseofexistingstructuresaspartofthemaximumviablebuildable volumes-derivedfrombuildingfootprints(fig.24),openspaces,plot ratiosandmaximumbuildableheights,includingbufferzonesfor pollutionaswellasperipheralactivities,includingtheinfrastructure needsacrosspotentialscenarios.
iv. Building&StructuralConditionSurvey:Assessmentoftheconditionand usageofbuildingsandinfrastructurethroughphysicalsurveys,satellite imagery,oranalysisoflegaldocuments,suchasas-builtplans, inspectionandmaintenancerecords,isessentialtodeterminequantum ofreusablespace,includingConstructedFloorArea(CFA)thatare viableforreusebutwouldnotbeidentifiedinGFArecords,suchas roofs,driveways,carparks,maintenanceareas,etc.
v. TechnicalAnalysisandPlanning:Geotechnical,civil,andenvironmental engineeringassessmentsofinfrastructure suchasroads,utilities, drainage,andwastemanagement toinformprocesseslikesoil investigationsfornewinfillsandfoundationdesigns,resiliencyof existingstructures,andsetbacksrequiredforprotectionforlongerterm retentionorheritagepurposes.
vi. HeritageAssessment:Identifyinghistorical,cultural,architectural,and communityvaluesthataredistinctfromtheirfunctionalreusepotential. Thisincludesdeterminingtheofencumbrancesofpreservationthrough cost/benefitanalysisandintegratingviableelementsmeaningfullyinto theredevelopmentplan.
Community&StakeholderEngagement:Inadditiontospecialistsabovethatfulfill atechnicalandprocessguidance,non-standardinitiativeslikeIARrequire feedbackfromusergroupsthatintersectwiththeestate’soperationallifespan:
i. BusinessandIndustryStakeholders:Tobettercommitinvestmentand sustainablejobcreation,byunderstandingtheiroperationalandoccupancy needs,includingincentivizationpolicies.Asmostofthesiteisprivatelyheld,
IARinitiativeswillneedtobevoluntaryandmayrequireformationofa “landownersassociation”(LA)tocollaboratewithstateinterestinaPrivate PublicPartnership(PPP),toplanandphasecohesivedevelopment,negotiate incentives,profitsharingandperformancepledges,aswellasco-optgoalsof non-ownerstakeholders.
ii. AuthorityStakeholders:Harmonizedivergentagendasacrossplanning agenciesandachievesharedgoals,andincludetheiraffiliatedinterestgroups suchasheritageandnaturegroupsandcommunityadvocates.
iii. CommunityandInclusivity:Akintomaturehousingestates,theindustrial communitymaybeentrenchedorhaveestablishedsocialcapitalorculture forretention,revitalizationordocumentation.Inclusivityinmixeduse conceptscanincludeamenitiesthatcanbeutilizedbythebroader communitybeyondestate,andrequirefeedbackandintegrationofdiverse perspectives(e.g.foreignandguestworkers,andresidents)andneedsinto theplanningprocess.
SustainabilityDevelopmentandResilience:whileIARissustainability-oriented andbasedonmaterial-reuse,itshouldbeholisticallyintegratedaspartofan overallsustainabledevelopmentstrategywithbiodiversityfriendlydesign, renewables,resourcemanagement,etc.,underrecognizedsustainabilityindexes suchasLEEDS,Greenmark.
i. OperationalSustainability:targethighefficienciesinenergy,water,andwaste management(e.g.on-sitewatercollectionanduse,incineration,andco-gen)
ii. Reusableretrofits:programsthathavesignificantinterimusage,canutilize modularstructuralandmechanicalsystems.
iii. Futureproofing:Implementinginfrastructureandoperationalmeasuresfor recoveryfromenvironmentalstresses,primarilyheatwaves,dryspells, stormsurgesandflashflooding.
Urban/PhysicalPlanningandLandUse:Approachingplanningwithafocussolely onarchitecturalheritageortechnicalsolutionscanunderminetheachievementof broader,inclusivegoals.Thefollowingconsiderationsarecrucialfor programmaticallyformulatingparametersthatguidebuiltsolutions:
i. ZoningandStatutoryCompliances:areestablishedtofacilitateintegration andcompliantuseofretainedstructures(e.g.firesafety),andmitigation(e,g, barriers,buffers)toaccommodateadjacencylanduseofdifferentcategories, aswellasaccommodationfornewinfillsstrategies,suchasincreasing hardened-storagestructurestofacilitateon-sitewasteutilization,airrights applications,etc
ii. MixedUse:Leveragingthehistoricalpatternofindustrialareasnearcity centers,andintersectacrossawiderspectrumofland-use.
iii. UrbanPlanning&Design:Developingspatialandinfrastructureorganization plans,tofulfillurbanfunctions,includingtheintegrationofretained structureswithnewinfills
iv. Laws&Regulatory:Policyreviewtofacilitateabovesuchasdevelopmentrightstransfersandtheregularizationofremnantlandandencroachments.
v. LandscapingandArchitecture:thatarecompatibleandenhancetheoverall plan,eitherbyharmonizingorcreatingappealingcontrasts.
vi. TransportationPlanningandAccessibility:planningroadsandother mechanismsthatfulfillthroughputneedsofindustrialoperationswith segregationoftraffictypesofforsafety.Forpedestrians-enhancing connectivitytooptimizeuserandvisitoraccess.
ContinuousMonitoring,Evaluation,andManagement:InitialIARsuccessmaynot besustainable,adaptabilitygoesbothwaysandprogrammaticmonitoringallows forpivotsandmitigation,particularlyifperformanceisrelatedtoincentivization andpoliciesinaPPParrangement.
i. EconomicandCommunityMonitoring:ofbothincomegeneratinguse (occupancy,revenuegeneration)andnon-incominggeneratinguse (satisfaction,usefrequency).
ii. UrbanandEnvironmentalEffects:Assessingperformanceofconversions(e.g. rooffarming)ortogaugetheirreceptivity(e.g.socialmediamentionsof architectural-heritagemerit)
iii. CarbonMonitoring:thequantaofembodiedandoperationalcarbonfrom retention,constructionandoperations,aswellaspostcompletionalterations.
Methodology: Scaling up impact and treatment
Thissectioncoversprocessesandsolutioningforahypotheticalestate redevelopmentbasedonapplicationoftheIARFramework. Itwouldbeinitiatedwiththeformationofaninter-agencyworkingcommitteeto commissionaninitialFeasibilityStudy(FS)executedbyaMulti-disciplinaryTeam (MDT).ThegoalsoftheFSistogatherinformationtocreateadata-set(marketand riskassessments, StructuralCondition&Dilapidation,WholeLifecycleCarbon Assessment,etc),developaStructurePlanforHIP’sIAR,andgeneratearangeof recommendationsoroptions,whicharethensubmittedforfurtherreviewand budgetaryapprovalathigherlevel
Subsequently,aPPPmaybedrawnupforengagementwithaLAformedoutofthe majorleaseholders,afinancialguarantor,leadingagenciesandotherpertinent parties,suchasananchoringoccupantoradvisorybodies.Developmentroadmaps willbecogeneratedreferencingFSrecommendationsanddata-set,topotentially generatepilotschemestobeimplementedatprojectlevelbyconsultantsand contractors.
Assumesutilizinga“RetrofitFirst”redevelopmentpolicyofminimizingnew constructioninfavorofreuse,phasedinterventionbasedonlevelofphysical impact(andcorrespondingconstructioncarbonexpense),andreplacementwith highadaptabilitytypology,whenstructuresareidentifiedtobebelowminimal utilizationlevelsorupondeteriorationthroughuseovertime Suchaschemewill beoperatedasaredevelopmentsandbox,throughamanagementcompanyheldby theLAandotherstakeholders,withreferencetotheHafenCitymodel.
TheSiteisassessedatmacrolevel,asaseriesoffloorplatesandloadings,asetof volumesandvoidstobefilledorutilized,andconnectedphysicallyorwith utilities,andthecorrespondingcostsandimpactsofsuchinterventions.
Permanentretentionofsocio-culturalstructuresaredeterminedovertime,with interimearmarkingbasedonhistoricalimportance,typologicalrarity, functionalityinUrbanDesigngoals,furthersocialcapitalgainsthroughuse, withoutprioritizationofgazettementandimpositionofobligations.
Impact based phased implementation:
Lowest(physical)impactworksandre-organizationareprioritized:toenable activationbysharingofcommonspacesbydissolvingphysicalboundaries betweendifferenceleaseholders,withmanagementandsafetybaselines established:
i. Digitalsystemstoco-monitorandmanagecombinedestate,centralize securityandsafety-orientedoperations,facilitatesharingorco-monetizeof sharedfacilitieslikecarparks,retailandofficespacesrooms.Withfuture capacityforfurthercomplexity,suchascarbonmonitoringandauditing.
ii. Removalofparcelboundariestocreatefencelessestatesthatintegratewith railcorridor.Progressivelydivert,combineandslaboverdrainswithABC conversiontoincreasewatercapacity,retentionandresilience.
iii. CombinedrivewaysandFireEngineaccesswaystoimprovecirculationand enlargeroadsidetable,allowingbetterpenetrationofPublicTransport, internalshuttles,pedestrianizationandactivemobility
iv. Implementcar-litepolicies,cappingparkingnumbersanddesignating carparkingand(car-charging)hubsinestate,facilitatingconversionof deprioritizedcarparksanddrivewaysintootheruses.
v. Estateoperationalenhancements:Tomanagenon-standardconditionsand unprecedentedrisks,suchasfiresafetyfromFEAcombination,industrial materialstorage,canrequireanestatewideCompanyEmergencyResponse Team(CERT),operatedbytheLA,tomitigate.
RepairandRetrofittingforlongertermenhancements,complianceandresilience: isthesecondlayerofdevelopment,basedonenhancingspatialfunctionalitiesfrom reorganization,gainedfromearlierstageoflowimpactinterventions.Thesewill deployaKitofParts(KOP)basedapproachusingappropriatemodular,lowcarbon andreusablesystemstominimizechangestothegroundfabric.
i. “Skybridges”ReferencingJurongInnovationDistrict’s(JID)(Fig27),they arestrategicallyimplementedinphases,asseriesofelevatedplatforms andconnectors.Thetypologycanprovidethefollowingfunctions.
a. Integratedelevatedutilitiesandservicesthataremoreresilientand accessibleforrepairandrecovery.
b. Createinterbuildingconnections,foreitheruser,visitormovementanduse ormaterialmovementbetweenindustrialsspaces,dependingonsuitability.
c. ElevatedextensiontotheRailCorridorlinearpark,joiningandcreating strategicallyplacednewaxisacrossestate,basedonuseandcirculation patternsobservedfromearlierphaseofgroundlevelunification.
d. Furtherlayeringtojoin,expandandutilizeroofsoflow-rises.
ii. StructuralKOPactivation,suchasexternalstaircasesandcorridorsfor firesafetycompliances,externalizingwetareaslikewashrooms,for commonuseandcirculation,andalsotofacilitatemoresubstantial internalworksandfire-safetyupgradingintheolderbuildings.
iii. MechanicalKOPcanbeestablishedforinterimuse,suchasfabricducts forenhancingmechanicalventilation,orhighplumefanstovent industrialexhausttohigh(>100-160m)levelsfornaturaldilution.
iv. ReusableKOP:thestructuralandmechanicalKOPswillbedesignedfor dis-assemblyforpotentialmobility,reconfigurationandreuse,asuse programmeschange
SocialValueAccumulationandEnhancement:Meanwhilewiththeadditional lifespanaffordedtotheretainedstructures,theyareintegratedintoprogramming toaccruesocialcapital,andconsiderationsforpermanentretentionduetoespecial culturalqualities.
i. Somesiteshavebetterinitialpotentialforpermanentretentionduetobetter positioninginurbanscape,visibilityandpublicaccessibilitytokeyaxis.
ii. Withbroaderretentionandreusestrategies,enhancedorretrofittedareasmay accruehighersocialcapitalthanoriginalearmarks,tofacilitatemindsetchange andappreciationofretentionthatmaynotbeneatoraesthetically homogenous.
iii. Highpublicinteractiontrades,e.g.creativeproduction,canberelocatedto suitablenodestoenhancevisibility.Skillbasedtradesbeyondthesitemaybe re-homed.
iv. Whereheritageretentionmayresultinunderservingsufficientquantum,airrightsstructuresmaybeconsideredfordensificationoffootprint,ifthe heritagestructurehasaccruedapremiumvalueforfiscalsustainability.
Redevelopmenttowardsanindustrialplug-in-city,byphasedimplementationof re-useoptimizedinfillsacrossmoresubstantialfootprints.
i. Asexistingsitesdeterioratethroughuse,theirmaintainabilitywilldropbelowa sustainablethreshold.Earlierconditionstudiescanidentifypoorercondition assetsandprimethemformoresubstantial,consolidatedreplacement,by
measuressuchasdesignatingandconvertingthemintocarparkinghubs,storage orotherlesspublicinterfacinguses.
ii. Thehistoricurbangrainoftheretainedstructurescanformspines,edgesor centers,dependingonhowtheymaybestservehighpubliccirculationneeds,via connectivityorlandusecategory.
iii. Whenasubstantialfootprintforredevelopmentisaccrued,sitescanbe demolishedwithmaterialreuse,andredirectionofvehicularandpedestrianaxis. ItisinterestingtonotethattheFactoryActdesignatesconstructionsitesas factories,allowingindustryactivityinareatocontinueunabated.
iv. Newinfillswillbesustainabilityrebuilt,allowpluginsofvariousprogrammes, connectivityconversionsthroughitatvariouslevels,andinadditionto continuousindustrialuse,serveasanadaptionnexusbyfacilitatingonsite decantingofactivitiesandfunctionsforothernewbuildsandinfills.
Conclusion
Theperpetualconundrumofsustainabilityinredevelopmentisthatnew constructionisinherentlyandintensivelycarbonpositive. Ifweregard consumptionasharmful,andreuseimplieslessconsumption,thenanyretention wouldbeanunmitigatedgood,aslongasthereisduediligencetosteertowards net-zerogoals.Itisnecessarytoweanourselvesandmakewhatwehave consumedstretch,whileinvestingintoholisticallysustainableurbanrenewal.
Industrialusecancontinuetopowertheengineofgrowth,ashighspecification industrialtypologiesprovidewidespectrumofre-usabilityconfigurations,and
industrialspacesthemselvespromoteinnovationandre-inventionasexpression ofalivingculture.
Singaporeland-usesuccessionplanningisbasedonlandrecoveryforre-organized developmentasaformoflandrecycling,thatrecoverslandvaluesthatinamanner thathaslessencumbrancesandcostrelatedrisks.Adaptivereuseasacomponent ofredevelopmentisinherentlymoresustainablebyprovidingareadyalternative tonewconstructionandshouldbemaximizedwheneverfeasible.Intheevaluation andidentificationoffeasibleretention,heritagebasedmeritsshouldbeconsidered withinaspectrumofcriteria,tomaximizereuseofthebestperformingelements.
Theappealofindustrialheritageiscurrentlybasedonvisuallycommunicable qualities,richeraspectsofindustrialheritagemaybeappreciatedthrougha cultureofpracticalreuse,tounderstandindustrialheritageasacollectionof systemsandnotobjects.
TheReservesisconstitutedofholisticsliceoftheeconomyasa“basketofgoods” asameansofriskdiversification.Asa5th scheduleagency,withisafiscaland constitutionaldutytosafeguardthereservesthroughoptimizinglanduse, agenciescanconsiderexplorationofasimilarsystemofriskmanagementthrough prudenceinresourceconservation,anddiversifythemechanismsandapproaches tore-industrialization.
Alivingindustrialheritagereliesonsoundeconomicfactors,functionalassetsand workingknowledge,facilitatingnotonlyitspreservation,butalsotoensurethatit thrivesaspartofalargerindustrialecosystem.Itwillrequireinterdisciplinary processesgroundedbyTBLconsiderationsofEconomic,SustainabilityandSocial merits,facilitatedbydigitizationandgoodgovernancepractices.Asaspecialized
industry,consistentandsystematicretentionwillalsobroadenapplication horizonsforconservationrelatedfieldsandskillsets.
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