South Beach, Singapore
Encyclopedia
Commerce
While business refers to the value-creating activities of an organization for profit, commerce means the whole system of an economy that constitutes an environment for business. The system includes legal, economic, political, social, cultural, and technological systems that are in operation in any...
and residential complex to be located on Beach Road in the Downtown Core
Downtown Core
The Downtown Core is a 266-hectare urban planning area in the south of the city-state of Singapore. The Downtown Core surrounds the mouth of the Singapore River and southeastern portion of its watershed, and is part of the Central Area, Singapore's central business district...
of Singapore
Singapore
Singapore , officially the Republic of Singapore, is a Southeast Asian city-state off the southern tip of the Malay Peninsula, north of the equator. An island country made up of 63 islands, it is separated from Malaysia by the Straits of Johor to its north and from Indonesia's Riau Islands by the...
. The new development will comprise office
Office
An office is generally a room or other area in which people work, but may also denote a position within an organization with specific duties attached to it ; the latter is in fact an earlier usage, office as place originally referring to the location of one's duty. When used as an adjective, the...
s, two hotel
Hotel
A hotel is an establishment that provides paid lodging on a short-term basis. The provision of basic accommodation, in times past, consisting only of a room with a bed, a cupboard, a small table and a washstand has largely been replaced by rooms with modern facilities, including en-suite bathrooms...
s, shops and residences. The project includes the restoration
Building restoration
Building restoration describes a particular treatment approach and philosophy within the field of architectural conservation. According the U.S...
of four conservation
Architectural conservation
Architectural conservation describes the process through which the material, historical, and design integrity of mankind's built heritage are prolonged through carefully planned interventions. The individual engaged in this pursuit is known as an architectural conservator...
buildings — the former Non-Commissioned Officer
Non-commissioned officer
A non-commissioned officer , called a sub-officer in some countries, is a military officer who has not been given a commission...
s' (NCO) Club building and part of the former Beach Road Camp. The complex is scheduled for completion in 2016.
Site history
The four conservation buildings comprises three 1930s armySingapore Army
The Singapore Army is the branch of the Singapore Armed Forces responsible for land operations. It is the largest of the three armed services and heavily reliant on a conscript army, comprising the majority of Singapore's Operationally Ready National Servicemen .-Capabilities:The mission of the...
blocks (Blocks 1, 9 and 14) and the former NCO Club built in 1952. The old concrete buildings were given conservation status in 2002 due to their rich historical and architectural significance. The Beach Road camp was the venue for the first National Service
National Service in Singapore
Conscription in Singapore, called National Service , requires all male Singaporean citizens and second-generation permanent residents who have reached the age of 18 to enrol in the military...
enlistment in 1967. The former NCO Club was originally designed as the headquarters of the Navy, Army and Air Force Institutes
Navy, Army and Air Force Institutes
The Navy, Army and Air Force Institutes is an organisation created by the British government in 1921 to run recreational establishments needed by the British Armed Forces, and to sell goods to servicemen and their families...
in Singapore, and had a swimming pool
Swimming pool
A swimming pool, swimming bath, wading pool, or simply a pool, is a container filled with water intended for swimming or water-based recreation. There are many standard sizes; the largest is the Olympic-size swimming pool...
. The army blocks are in Art Deco
Art Deco
Art deco , or deco, is an eclectic artistic and design style that began in Paris in the 1920s and flourished internationally throughout the 1930s, into the World War II era. The style influenced all areas of design, including architecture and interior design, industrial design, fashion and...
style known for elegant, functional features, while the club is a hybrid of that and what came in the 1950s, called Modern architecture
Modern architecture
Modern architecture is generally characterized by simplification of form and creation of ornament from the structure and theme of the building. It is a term applied to an overarching movement, with its exact definition and scope varying widely...
.
Site plans
On 27–29 September 2006, the Urban Redevelopment AuthorityUrban Redevelopment Authority
The Urban Redevelopment Authority is the national urban planning authority of Singapore, and a statutory board under the Ministry of National Development of the Singapore Government.-Mission:The authority was established on 1 April 1974, and is of especially critical importance to the city-state,...
(URA) showcased the Beach Road site at the "Marche International des Professionals de L’Immobilier" (MIPIM) Asia in Hong Kong
Hong Kong
Hong Kong is one of two Special Administrative Regions of the People's Republic of China , the other being Macau. A city-state situated on China's south coast and enclosed by the Pearl River Delta and South China Sea, it is renowned for its expansive skyline and deep natural harbour...
. MIPIM Asia is the Asia-Pacific
Asia-Pacific
Asia-Pacific or Asia Pacific is the part of the world in or near the Western Pacific Ocean...
version of MIPIM, an international property
Property
Property is any physical or intangible entity that is owned by a person or jointly by a group of people or a legal entity like a corporation...
exhibition held in Cannes
Cannes
Cannes is one of the best-known cities of the French Riviera, a busy tourist destination and host of the annual Cannes Film Festival. It is a Commune of France in the Alpes-Maritimes department....
every year.
The 3.5-hectare
Hectare
The hectare is a metric unit of area defined as 10,000 square metres , and primarily used in the measurement of land. In 1795, when the metric system was introduced, the are was defined as being 100 square metres and the hectare was thus 100 ares or 1/100 km2...
land parcel is bounded by Beach Road, Bras Basah Road
Bras Basah Road
Bras Basah Road is a one-way road in Singapore in the planning areas of Museum and Downtown Core. The road starts at the junction of Orchard Road and Handy Road, at the ERP gantry towards the Central Business District, and ends at the junction of Nicoll Highway and Raffles Boulevard which then...
, Nicoll Highway
Nicoll Highway
Nicoll Highway is a major arterial road in Singapore which links Kallang to the city. En route, it passes through the areas of Kallang, Kampong Glam and Marina Centre....
and Middle Road
Middle Road, Singapore
Middle Road is a road located in the Downtown Core and Rochor within the Central Area of Singapore. It starts from its junction with Selegie Road and ends at Beach Road. Middle Road was already in existence in early Singapore, appearing in George Drumgoole Coleman's Map of Singapore in 1836...
, and is located next to the upcoming Circle MRT Line
Circle MRT Line
The Circle Line is Singapore's fourth Mass Rapid Transit line, operated by SMRT Corporation. This underground line is currently long with 28 stations and is fully automatically operated...
's Esplanade MRT Station
Esplanade MRT Station
Esplanade MRT Station is an underground Mass Rapid Transit station on the Circle Line in Singapore. The station was opened on 17 April 2010 along with the rest of Stage 1 & 2 of the Circle Line. It is operated by SMRT Corporation and is located next to the War Memorial Park, the Suntec City Mall...
. URA has planned the site for a mixed use development comprising prime office space and high-end hotel rooms. The conserved buildings on the site would enhance the uniqueness of the development. The new integrated development would offer a mixture of low-rise conservation and medium to high rise
High Rise
High Rise is a 1975 novel by J. G. Ballard. It takes place in an ultra-modern, luxury high-rise building.-Plot summary:The building seems to give its well-established tenants all the conveniences and commodities that modern life has to offer: swimming pools, its own school, a supermarket,...
buildings for commercial and hotel uses. URA required the developers to set aside at least 40% of the space for office use, and at least 30% of the space must be for hotel rooms.
Site tender
The site was launched for tenderRequest for tender
A request for tender, commonly abbreviated to RFT, is a formal, structured invitation to suppliers for the supply of products or services. In the public sector, such a process may be required and determined in detail by law to ensure that such competition for the use of public money is open, fair...
in March 2007, and was awarded through a "two-envelope" system, where the bids were first evaluated based on their concept
Concept
The word concept is used in ordinary language as well as in almost all academic disciplines. Particularly in philosophy, psychology and cognitive sciences the term is much used and much discussed. WordNet defines concept: "conception, construct ". However, the meaning of the term concept is much...
proposals before the bid price
Bid price
A bid price is the highest price that a buyer is willing to pay for a good. It is usually referred to simply as the "bid."In bid and ask, the bid price stands in contrast to the ask price or "offer", and the difference between the two is called the bid/ask spread.An unsolicited bid or purchase...
s were made known. Proposals were assessed on their contribution to the city's skyline
Skyline
A skyline is the overall or partial view of a city's tall buildings and structures consisting of many skyscrapers in front of the sky in the background. It can also be described as the artificial horizon that a city's overall structure creates. Skylines serve as a kind of fingerprint of a city, as...
profile, the provision of attractive public space
Public space
A public space is a social space such as a town square that is open and accessible to all, regardless of gender, race, ethnicity, age or socio-economic level. One of the earliest examples of public spaces are commons. For example, no fees or paid tickets are required for entry, nor are the entrants...
s and high-quality architecture
Architecture
Architecture is both the process and product of planning, designing and construction. Architectural works, in the material form of buildings, are often perceived as cultural and political symbols and as works of art...
.
When tender closed in July 2007, URA received seven submissions from major developers and firms. Five were rejected even though some of them came with higher bids; these included a joint venture
Joint venture
A joint venture is a business agreement in which parties agree to develop, for a finite time, a new entity and new assets by contributing equity. They exercise control over the enterprise and consequently share revenues, expenses and assets...
between Pontiac Land Group and Morgan Stanley
Morgan Stanley
Morgan Stanley is a global financial services firm headquartered in New York City serving a diversified group of corporations, governments, financial institutions, and individuals. Morgan Stanley also operates in 36 countries around the world, with over 600 offices and a workforce of over 60,000....
, CapitaLand
CapitaLand
CapitaLand Limited is the result of a merger in the year 2000 of then DBS Land and Pidemco Land. It is one of Asia's largest real estate companies. Headquartered and listed in Singapore, the company's core businesses are real estate development, hospitality and real estate financial services...
, one of two bids from a joint venture between Keppel Land and Hong Kong's Cheung Kong Holdings, and two bids by Overseas Union Enterprise. The winning bid was the higher of two remaining tender submissions shortlisted by URA for their acceptable concept proposals.
Won by a consortium
Consortium
A consortium is an association of two or more individuals, companies, organizations or governments with the objective of participating in a common activity or pooling their resources for achieving a common goal....
led by City Developments Limited (CDL), the winning bid of S$1.689 billion worked out to about S$1,069 per square foot of potential gross floor area. The 99-year leasehold development, which was named "South Beach" and has a gross floor area of 146,827 square metres (1,580,433 square feet), will be built by 2012. CDL tied up with Dubai World
Dubai World
Dubai World is an investment company that manages and supervises a portfolio of businesses and projects for the Dubai government across a wide range of industry segments and projects that promote Dubai as a hub for commerce and trading. It is the emirate's flag bearer in global investments and has...
's Istithmar Beach Road FZE and Elad Group Singapore, and tendered via Scottsdale Properties. Second-place Keppel Land and partner Cheung Kong Holdings lost out with their bid of S$1.386 billion. CDL estimated that its investment
Investment
Investment has different meanings in finance and economics. Finance investment is putting money into something with the expectation of gain, that upon thorough analysis, has a high degree of security for the principal amount, as well as security of return, within an expected period of time...
in the South Beach project would cost at least S$2.73 billion.
Architecture
The development will feature two new towerTower
A tower is a tall structure, usually taller than it is wide, often by a significant margin. Towers are distinguished from masts by their lack of guy-wires....
s, 45 storeys and 42 storeys tall, which house two luxury hotels, offices and apartment
Apartment
An apartment or flat is a self-contained housing unit that occupies only part of a building...
s. The original conserved military
Military
A military is an organization authorized by its greater society to use lethal force, usually including use of weapons, in defending its country by combating actual or perceived threats. The military may have additional functions of use to its greater society, such as advancing a political agenda e.g...
buildings of the old Beach Road Camp will be restored for retail
Retail
Retail consists of the sale of physical goods or merchandise from a fixed location, such as a department store, boutique or kiosk, or by mail, in small or individual lots for direct consumption by the purchaser. Retailing may include subordinated services, such as delivery. Purchasers may be...
and hotel-related uses such as function rooms. The project will add at least 46,450 square metres (500,000 square feet) of new office space and about 700 to 800 hotel rooms.
The CDL Consortium has proposed to adopt an environmental design and green technology to create a distinctive, high-quality development that fits in well with Singapore's tropical climate
Tropical climate
A tropical climate is a climate of the tropics. In the Köppen climate classification it is a non-arid climate in which all twelve months have mean temperatures above...
and urban
Urban area
An urban area is characterized by higher population density and vast human features in comparison to areas surrounding it. Urban areas may be cities, towns or conurbations, but the term is not commonly extended to rural settlements such as villages and hamlets.Urban areas are created and further...
context. Designed by British
United Kingdom
The United Kingdom of Great Britain and Northern IrelandIn the United Kingdom and Dependencies, other languages have been officially recognised as legitimate autochthonous languages under the European Charter for Regional or Minority Languages...
architectural firm
Architectural firm
An architectural firm is a company which employs one or more licensed architects and practices the profession of architecture.- History :Architects have existed since early in recorded history. The earliest recorded architects include Imhotep and Senemut . No writings exist to describe how these...
Foster and Partners
Foster and Partners
Foster + Partners is an architectural firm based in London. The practice is led by its founder and Chairman, Norman Foster, and has constructed many high-profile glass-and-steel buildings....
, a key feature of the winning design is a large "environmental filter" canopy
Canopy (building)
A canopy is an overhead roof or else a structure over which a fabric or metal covering is attached, able to provide shade or shelter. A canopy can also be a tent, generally without a floor....
that covers the open spaces
Urban open space
In land use planning, urban open space is open space areas for “parks”, “green spaces”, and other open areas. The landscape of urban open spaces can range from playing fields to highly maintained environments to relatively natural landscapes. They are commonly open to public access, however, urban...
, linking conservation buildings with the two high-rise towers and providing shelter from the elements and drawing air current
Air current
Air currents may be caused by differences in temperature, pressure, or impurity concentration. Temperature differences can cause air currents because warmer air is less dense than cooler air, causing the warmer air to appear "lighter." Thus, if the warm air is under the cool air, air currents will...
s to cool the area beneath it. The canopy rises at some areas and lowers at others, resembling huge wave
Wave
In physics, a wave is a disturbance that travels through space and time, accompanied by the transfer of energy.Waves travel and the wave motion transfers energy from one point to another, often with no permanent displacement of the particles of the medium—that is, with little or no associated mass...
s. Some parts of the canopy hover around one conservation block, another covers it, while yet another part appears to go into a block. Other parts of the canopy also appear to rise skywards, covering part of the façade
Facade
A facade or façade is generally one exterior side of a building, usually, but not always, the front. The word comes from the French language, literally meaning "frontage" or "face"....
s of the two new towers.
The two towers will have slanting façades to catch winds and direct air flow to the ground-level spaces. The building façades will also incorporate photovoltaic cells. Rainwater will be collected off the towers and the canopy to flow into a holding tank underground, instead of being wasted.
The first storey will be laid out with a series of internal streets, with the aim of enhancing street level vibrancy and allowing pedestrian
Pedestrian
A pedestrian is a person traveling on foot, whether walking or running. In some communities, those traveling using roller skates or skateboards are also considered to be pedestrians. In modern times, the term mostly refers to someone walking on a road or footpath, but this was not the case...
s to move about easily. A pedestrian "green axis" arises upwards from the basement MRT
Mass Rapid Transit (Singapore)
The Mass Rapid Transit or MRT is a rapid transit system that forms the backbone of the railway system in Singapore, spanning the entire city-state. The initial section of the MRT, between Yio Chu Kang Station and Toa Payoh Station, opened in 1987 establishing itself as the second-oldest metro...
station exit through multi-tiered gardens. The block layout features alleyways reminiscent of the nearby Seah Street area. It will also feature sunken courtyard
Courtyard
A court or courtyard is an enclosed area, often a space enclosed by a building that is open to the sky. These areas in inns and public buildings were often the primary meeting places for some purposes, leading to the other meanings of court....
s, tiered gardens lined with shops, and food and beverage
Food and Beverage
F&B is a common abbreviation in the United States and Commonwealth countries, including Hong Kong. F&B is typically the widely accepted abbreviation for "Food and Beverage", which is the sector/industry that specializes in the conceptualization, the making of, and delivery of foods...
outlets.