SINGAPORE – The Bishan town centre will be developed into a sub-regional centre with new workplaces and amenities, in line with the Government’s move to shift employment and commercial activities outside the city centre.
National Development Minister Chee Hong Tat said the Government is studying adding new office space that can match the scale of that in Paya Lebar Central, along with a new polyclinic, hawker centre and revamped bus interchange with air-conditioned waiting areas.
Sub-regional centres are business nodes such as Paya Lebar and Serangoon that bring jobs closer to homes. They are smaller than the regional centres in Woodlands, Jurong East and Tampines.
Also under study is whether Bishan Place – the road behind Junction 8 mall – can be transformed into a landscaped pedestrian mall.
A variety of public spaces and skyrise greenery will be integrated with future developments, said the Urban Redevelopment Authority (URA) on June 25 as it unveiled its 2025 draft masterplan.
A few government agencies are exploring the feasibility of relocating their offices to Bishan town centre to jump-start the development of this business district, the URA added.
Asked which agencies are looking to relocate their offices there, the URA said more details will be provided when ready.
Ms Catherine He, head of research at property agency Colliers, said government agencies with functions in transport, environment or community services could establish a presence in Bishan to revitalise the area.
“This is likely due to Bishan being a transport node. It is well connected (to places) across the island via major train lines and expressways,” she said.
“In addition to being a mature town with high-density housing, Bishan is also positioned between the city centre and northern heartland, making it an ideal location for offices farther away from the Central Business District.”
The draft masterplan 2025 includes plans to continue driving Singapore’s economic growth by strengthening its economic gateways and business districts, rejuvenating key precincts and supporting innovation.
Designating Bishan as a sub-regional centre would further cement the functionality and relevance of the town as a commercial hub, said Dr Chua Yang Liang, head of research and consultancy for South-east Asia at property consultancy JLL.
“There is an existing cluster of business nodes along the north-eastern region, starting at Novena (and going towards) Toa Payoh, Bishan and Serangoon,” he said, adding that this will support the traditional financial and business hub in downtown Singapore.
“The profile of businesses may differ, with the southern corridor supporting more international businesses, while the north-east is likely to support more domestic businesses and social services,” he added.
Beyond the city centre, Singapore is strengthening its three economic gateways in the north, east and west, which will be supported by a network of regional and sub-regional centres bringing jobs and amenities closer to homes, Mr Chee said at the launch of the draft masterplan exhibition.
In the north, the Woodlands regional centre will capitalise on the Johor-Singapore Special Economic Zone and the upcoming Johor Bahru-Singapore Rapid Transit System (RTS) Link, which is slated to be ready by end-2026.
The URA said a future multi-modal transport hub is being planned, to link MRT and bus services with the cross-border RTS.
The transport hub will feature an arrival plaza with public spaces, and will be part of a larger integrated development to provide flexible spaces for businesses as well as retail and leisure opportunities.
This 7ha business white development, which will offer a mix of industrial and non-industrial uses, will be built by JTC and is expected to be completed in the mid-2030s.
Most of the gross floor area will be planned for advanced manufacturing use, with the rest for commercial use such as retail, eateries, offices and a new bus interchange.
More business white sites will be introduced in the north near the RTS site as well as the Jurong and Tuas industrial estates.
“Without strict zoning rules, these sites can provide flexibility and optimise land use. For example, industrial developments can have a greater proportion of non-industrial use, while developers can create mixed-use developments according to market demand,” Ms He said.
In the east, the Changi region will be anchored by the upcoming Changi Airport Terminal 5, which will be ready in the mid-2030s and reinforce Singapore’s position as a global aviation hub, Mr Chee said.
A new 138ha industrial estate will be developed in Seletar East, to bring jobs closer to homes in the north-east region. This new estate – situated between Punggol Town and Seletar Aerospace Park – will house high-value-added industries such as a wafer fab park.
“We will also proceed with the development of Jurong Lake District as Singapore’s largest mixed-use business district outside the city centre,” Mr Chee added.
The URA is also reviewing its industrial land use zone guidelines to give businesses more flexibility in allowable uses on industrial zoned land. This is to better respond to business needs in an evolving economic landscape, the URA said.
Meanwhile, the revitalisation of older developments in strategic areas across Singapore – such as in Orchard Road, along the Singapore River and in the Central Business District – will continue under two urban rejuvenation schemes.
The Central Business District Incentive (CBDI) scheme aims to encourage the conversion of older and predominantly office developments in the CBD into mixed-use buildings. The Strategic Development Incentive (SDI) scheme aims to encourage owners of existing commercial buildings in strategic areas such as Orchard Road and Marina Centre to team up with their neighbours to redevelop a street or precinct.
Both schemes were extended for another five years from Feb 7, 2025.
Since the launch of both schemes in November 2019, 21 proposals have received in-principle approvals.
Under the CBDI, the URA has given in-principle approval for 14 applications. Four of these, including The Skywaters in Shenton Way, Newport Plaza in Anson Road, 15 Hoe Chiang Road and 51 Anson Road, are under development.
Seven applications received in-principle approval under the SDI, including the redevelopment of Faber House in Orchard Road and Union Square on the sites of Central Mall and Central Square.
“Source:[Bishan town centre to get new office space, polyclinic, hawker centre] © Singapore Press Holdings Limited. Permission required for reproduction”
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