Re: WP Doing Nothing?
[h=2]Parliament Highlights – The COS Debates 2013 (MND)
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by
The Workers' Party (
Notes) on Saturday, March 23, 2013 at 3:35pm
Here are some highlights of cuts from Workers' Party MPs during the Committee of Supply (COS) Debates 2013 for the Ministry of National Development (MND)
Town Council Management
By MP for Aljunied GRC, Sylvia Lim
For a Town Council, the definition of what constitutes “common property” is of paramount importance as it has legal responsibility for it and must bear the cost of maintaining it. Under the Town Council Act (TCA), the definition of “common property” is any property which is not comprised in the flats, subject to certain named inclusions and exclusions.
I believe this definition of “common property” is too simplistic and has given rise to many practical problems. There are items which may be outside a flat but be used by the occupants of just one flat alone rather than be for “common” use, e.g. bamboo pole holders and air-con ledges and panels. HDB in fact had to issue a circular in March 2007 to TCs with Standard Operating Procedures on who is responsible for what. So for bamboo pole holders, the flat lessee is responsible for routine maintenance, but cost of replacement is to be shared between the lessee and Town Councils. As for air-con ledges and panels, Town Councils are responsible where an air-conditioner has not been installed but where it has been, the responsibility for repairs and replacement rests with the flat lessee. HDB has made a gallant and intriguing attempt to guide Town Councils and flat lessees through what is caused by an inadequate definition of “common property” under the TCA.
In comparison, the definition of “common property” under the Building Management & Strata Management Act (BMSMA) is much more practical and clear. In addition to being “not comprised in any lot”, property is only deemed “common” if it is “used or capable of being used or enjoyed by occupiers of 2 or more lots” i.e. units.
If this definition was adopted for HDB estates, the bamboo pole holders and air-con panels or ledges would not be common property but would be properly the responsibility of HDB or the lessee. Such a definition would enable Town Councils to focus on property for common use and give rise to a more equitable allocation of expenses. I hope the government will review the definition of common property under TCA for better management of HDB estates.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-town-council-management-mp-sylvia-lim/
Pricing of HDB flats
By Non-Constituency MP Gerald Giam
The Minister said in February this year that the prices of new HDB flats have been “delinked” from resale flat prices by varying the quantum of discounts applied to the selling price. He said that HDB will continue with this pricing policy for as long as “property remains hot”. What is the criteria he will use to determine if the housing market is cool enough, resulting in the prices of new and resale flats being “linked” once again? Would HDB consider permanently delinking the price of new and resale flats, so new flat buyers are not at the mercy of resale flat prices, which the Minister has said he is not able to control?
I understand from the Minister’s earlier replies in this House are that the factors used to determine the selling price of new flats include the typical household income of the families who buy them, the market price of similar resale flats in the vicinity and the attributes of the flats including their size and location. He said that HDB applies a discount to this price and gives housing grants to eligible buyers.
Could the Minister share with us what is the exact pricing formula used to string all these factors together to determine the selling price for new flats? More specifically, what is the formula used to calculate the discount or “market subsidy”? For future launches, could HDB publish the price of each new flat before and after the discount, so that home buyers will have a clearer picture of the market price of the new flats, and discounts that they are receiving from HDB?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-pricing-of-hdb-flats-ncmp-gerald-giam/
HDB Housing Levy
By MP for Aljunied GRC, Muhamad Faisal Bin Abdul Manap
Mdm, I understand that the resale levy is introduced to reduce the subsidy on the 2nd subsidised flat with the function of exercising fairness in the granting of housing subsidies between 1st and 2nd-timer citizen families and to grant priority to 1st timers who have more urgent housing needs.
The resale levy itself constitutes a financial burden to owners with a monthly income of $1,500 and below. Often during my Meet-the-People sessions, I have come across many lower income families who have been advised by the HDB to sell off their flat due to outstanding arrears or owners who have been ordered by the Court to sell off their matrimonial flat due to a broken marriage.
Under the circumstances depicted above, it is noteworthy to highlight that the owner has little or no choice, as a result of evolving life circumstances to sell off their property. In the first place, these families already face considerable financial difficulties and the proceeds from the sale of the flat would provide some much-needed financial breathing space. At the same time, the owner has been debarred from renting a flat directly from the HDB and hence has to resort to paying open market rental rates. Any sales proceeds received would then be depleted by exorbitant rental rates. Moreover, by the time the owner decides to obtain a new flat, he would not have the financial means to pay for his resale levy. This has the effect of limiting his housing options and his desire for a new start. Hence, I would like to call upon the Ministry to consider allowing the resale levy to be incorporated into the new housing mortgage to be paid together with the monthly mortgage installment for lower-income families.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-hdb-housing-levy-mp-muhamad-faisal-bin-abdul-manap/
Grants for old estates with LUP
By MP for Hougang SMC, Png Eng Huat
The Lift Upgrading Progamme (LUP) was subsequently rolled out to address the lift access issue. The LUP provides direct lift access to those pre-1990 flats but it comes with a heavy price that Town Councils and residents will have to bear going forward.
The LUP, while providing convenience to residents, has created a whole new set of issues to contend with. Some flats had to open up another doorway in the living room in order to access the new LUP lifts. Other oddities of LUP include lift landings with no escape stairwells and emergency buttons on the inside and outside of the lifts. The emergency button outside the lift is required because residents can get trapped outside the lift lobby as there is no escape stairwell provided in the LUP design for some of these flats.
Thus, HDB must acknowledge that the designs of some older flats are complicated to begin with and that implementing LUP for those types of flats will lead to rising maintenance costs. Residents and town councils are already made to co-pay for these new lifts so they should not be made to bear additional increases in lift maintenance costs due to a strange design decision taken by in HDB in the past.
Preliminary estimates for some LUP blocks in Hougang alone have already seen a doubling of the routine maintenance cost for the newly added lifts. I am sure other town councils will also experience a phenomenal rise in maintenance costs for those LUP blocks that ended up with more lifts than before. I therefore call upon HDB to review and raise its grant for 3-room, 4-room, and 5-room LUP flats to take into consideration the additional costs required to maintain those flats with additional LUP lifts.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-grants-for-old-estates-with-lup-mp-png-eng-huat/
Parenthood Priority Scheme
By Non-Constituency MP Gerald Giam
I agree that Singaporean couples with children should get priority in flat allocation, because they not only have to house themselves, but also their children. However, the proportion of flats set aside for all first-timers remains unchanged at 85% for BTO flats in non-mature estates. This means that other first timers, including married couples who do not have children yet, will effectively have a lower proportion of the flats set aside for them. If the goal of the Parenthood Priority Scheme (PPS) is to raise birth rates, then it might be necessary to also include married couples without children, because many of these couples may be waiting to get their own home before having kids.
The Minister has said that once the HDB clears the backlog of first-timer married couples with children, the HDB can extend the PPS to married couples without children. Will this mean that all first-timer married couples—with or without children—will be allocated 30% of BTO flats and 50% of SBF flats, or will married couples without children have a separate allocation? I think more clarity on this will help prospective home buyers better plan their flat applications.
To get a sense of the size of the backlog, for the BTO launch in January 2013 during which PPS was first offered, what proportion of PPS applicants had unsuccessful applications for previous BTO launches? Can the Minister provide an estimate of when this backlog married couples with children is expected to be cleared, and when married couples without children can start to benefit from PPS? Lastly, will PPS be a permanent scheme or will it only be in place until the current backlog of flat applicants is cleared?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-parenthood-priority-scheme-ncmp-gerald-giam/
Rental Housing
By MP for Punggol East SMC, Lee Li Lian
Singaporean citizens whose spouses hold Long Term Visit Passes are disqualified from applying for a rental flat under the HDB’s Public Rental Scheme. On 25 February 2013, the Senior Parliamentary Secretary. Dr Maliki Osman, said in Parliament that the HDB rental scheme treats a citizen married to another citizen differently from a citizen married to a foreigner. He also said that HDB will consider the merit of each case and exercise flexibility to help those truly in need.
Madam, I have seen such cases every week at the Meet The People Session in Punggol East. These families who seek rental housing are typically those already in need and not financially well-off. While the government would like to exercise flexibility, it must also understand that such flexibility creates uncertainty and instability for such families.
Minister Khaw Boon Wan said on 2 March 2012 that he was mulling over how to help groups faced with special circumstances, and he specifically mentioned foreign spouses. He said that he has not forgotten these groups.
I hope that the Minister has started to think deeply about this issue and can share with us, from the appeals that HDB receives, under what conditions or criteria has the HDB granted a rental flat to a Singapore citizen with a foreign spouse? If not, what other alternatives are there for them?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-rental-housing-mp-lee-li-lian/
Rental Flat Criteria
By MP for Hougang SMC, Png Eng Huat
Although the government will continue to encourage all Singaporeans to own their homes, there will always be a group of Singaporeans who are unable to do so for various reasons. For these Singaporeans, the only option left is either to rent from the open market or HDB. For families with household income of $2,000 and below, renting a flat from the open market is not a financially prudent thing to do. The latest median rents for a 3-room flat range from $1,750 to $2,400 depending on locations. For some of these families with young children and belongings, renting just a room is also not a conducive arrangement.
Another group of Singaporeans who need assistance in housings are single parents with children born out of wedlock. For low wage earners in this group, renting a room is already a strain on their pockets. As the children grow and the need for bigger space arises, renting a small flat from the open market is virtually out of reach. A third group of Singaporeans are elderly with no or very little income. Some have no children while others cannot depend on their children.
I would like to ask HDB what other measures are there to help Singaporeans, some of whom are caught in between policies, to find a place to call home whether on a temporary or long term basis. Can HDB look into relaxing the income ceiling criteria for families with children for a start? Can HDB relax its family nucleus criteria for single parents with young children born out of wedlock as well?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-rental-flat-criteria-mp-png-eng-huat/
Debarment Period For Rental Housing
By MP for Aljunied GRC, Muhamad Faisal Bin Abdul Manap
I recall one of my residents who came to seek my help at my Meet-the-People session. He is a low-income earner with 5 young children under his care. He was left stranded and homeless and his family has to resort to sleeping in a tentage by the beach after he had exhausted all of his sales proceeds on renting a flat from the open market. Officers from the Ministry of Social and Family Development subsequently picked him up and his family was placed in a community shelter. During the 30-months long period in which he was unable to rent a flat from the HDB, he built up another series of arrears as a result of his tight financial situation where the bulk of his proceeds went to servicing his rental commitments. Today even though he has been allocated a HDB rental flat, he is still struggling to pay off the arrears he accumulated during the 30 months long period. The family remains trapped in the debt cycle.
The case I have illustrated is not unique. In fact, many members of this House would have come across similar cases during the course of their work. We can and should do more for lower income Singaporeans. I would like to call upon the Minister to consider to exempt the lower income family from the debarment policy or at least reducing the debarment period for renting a HDB flat from the current 30 months to a period not exceeding 12 months, preferably between 10 to 12 months. Such a move would be most welcomed by many lower income families.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-debarment-period-for-rental-housing-mp-muhamad-faisal-bin-abdul-manap/
Collaboration between HDB and VWOs
By MP for Aljunied GRC, Muhamad Faisal Bin Abdul Manap
During the course of my work as a Member of Parliament, I have familiarise myself with the generic responses offered by the HDB to my residents. Allow me to cite two examples. In situations where an appeal by elderly Singaporeans for a rental flat is not successful, HDB would cite the support of his children whilst advising him to stay with his children as the basis for the rejection. In the event of soured relations in the family, HDB would refer the family to seek counseling to resolve their outstanding issues. Under circumstances where an owner has just sold his flat due to outstanding arrears or a broken marriage, the 30-months long debarment period would be cited as the basis for not granting a HDB rental flat. HDB would also remind the residents of the proceeds from the sale of his previous flat. Such responses itself are not wrong, but I urge the ministry to exercise more care, greater due diligence and demonstrate a greater level of compassion for each individual appeal.
Each appeal letter represents a hope and a bond of trust that the resident has placed in the judgment and abilities of the ministry and its officials to alleviate their most immediate problems. More care should be given and more time should be spent in assessing cases and the nature of the appeal. Each family is different and the situation of members in each family is unique and hence more time and flexibility need to be exercised when assessing the eligibility and merits of each appeal. Under such a circumstance, voluntary welfare organisations (VWOs) and family service centres (FSCs) on the ground, equipped with the relevant resources and human expertise can work with the ministry to better assess the needs of each resident. This can add a human face and a compassionate touch to the lives of our people when they deal with agencies and bureaucracies. I call upon the ministry to enhance their collaboration and engagement between the HDB, VWOs and FSC and seek their advice and professional assessment during the process of determining the validity of a particular appeal.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-collaboration-between-hdb-and-vwos-11-march-2013/
Lifts in HDB Multi-storey Carparks
By MP for Aljunied GRC, Pritam Singh
Last year, the MND announced its plans to build lifts for all HDB multi-storey carparks (MSCP) with the project expected to be completed by 2017. The Minister also stated that priority will be accorded to MSCPs with high parking demand and that the HDB will dovetail the lift installations with upcoming improvement works in the precinct, so as to minimise inconvenience to the residents. Some of the blocks in my ward, specifically those at Jalan Damai between block 650 and 672 are less than 20 years old. As it stands, they are not likely to be eligible for major upgrading soon as there are other older blocks in the Town that are in more urgent need of upgrading. As the precinct I mention is only served by MSCPs, and not open carparks like in older HDB estates, it is inevitable that the parking demand is very high – a point that is repeatedly made to me by residents during housevisits. Can I ask the Minister if the HDB has planned for a schedule when the MSCPs in such precincts throughout Singapore will get their lifts?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-lifts-in-hdb-multi-storey-carparks-mp-pritam-singh/
New-Generation HDB flats
By MP for Aljunied GRC, Pritam Singh
In view of the high cost an executive-flat sized apartment in new EC launches, can the HDB consider a pilot scheme to factor building a small number of larger apartments in new BTO launches, be it in mature or non-mature estates, so second or even first timers who want to purchase apartments larger than 5-room flats are not restricted from doing so by the price differential that comes with ECs of the same size? As most BTO flat applicants today are younger couples and smaller families, it may be argued that there is a risk of oversupply if larger flats are built again. But in light of modern construction techniques it would be helpful if new BTO flats could be designed in such way that two adjoining flats can be easily converted as it were, to form an executive apartment, and for allowance for this to be made for this prior to construction – giving added meaning for term BTO. For example, prior to construction, the HDB can set aside a percentage of any new launch for such flats, say 10% of the total. In the event the demand is not met, the flats can easily be reverted to ordinary 3-room flat without significant cost implications.
Sir, it is quite common to hear of middle-aged Singaporeans talking about how small new 3, 4 or 5 room HDB flats are. This is an old issue but it still required the government to say not too long ago that the size of HDB flats have not shrunk since 1997. Nonetheless, the government’s commitment to plan for a 6.9 m population does bring this issue back to the fore. The government has previously said that smaller flats do not have to mean a lower quality of living because the living space per person has actually increased over time due to smaller families. But after the passing of the population white paper, there is an irony in this position. In light of our urgent need to raise our TFR and to encourage families to have more children and separately, the government’s stated intention for a larger population, wouldn’t there be an argument for the government consider building HDB flats which were of the size of those built prior to 1997, so as to plan for flat sizes that anticipate and even encourage a rise in TFR? Finally, I would be much obliged if the Minister could give an update on the government’s plan on the DBSS scheme in light of the suspension of DBSS land sales for the last six months.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-new-generation-hdb-flats-mp-pritam-singh/
Greenprint Initiative By MP for Aljunied GRC, Low Thia Khiang
I would like to request the MND to consider rolling out the following initiatives as soon as possible to all eligible HDB Towns in view of the national push towards productivity and escalating costs of town maintenance. I think many precincts could benefit from the following Greenprint initiative:
- Pneumatic refuse collection system The old design of individual bin chute system in older HDB estate with daily manual collection is a low productivity design and is not cost effective. Residents also often have to live with foul smell during the collection. A modified centralized refuse collection system would increase productivity in town maintenance and reduce the cost of manpower in conservancy work.
- Energy and water saving solutions for common area. Water and electricity cost is one the big expenditure items in Town Council management. Initiative on water saving device and exploring new source of energy for common area not only can achieve the green effect, but also save cost.
I would like to ask MND for its future plans for the Greenprint initiative. Will there be more pilot projects to be conducted and if so, what are the criteria for the selection of precincts for such pilot projects? What is the timeframe to roll out the initiative?
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-greenprint-initiative-mp-low-thia-khiang/
Environmental Impact Assessment
By Non-Constituency MP Yee Jenn Jong
A comprehensive environmental impact assessment (or EIA) should precede major developments. Many countries already require EIA before starting on projects. By alerting us to the potential hazards that may arise, precautionary measures can be taken. An example is the urbanization of a grass knoll to house Ion Orchard. Preventive measures could have been taken if nearby complexes and authorities were alerted to potential problems arising from the development.
Another effect of urbanization is the increase in ground temperatures due to the loss of trees. EIAs can help us better understand this issue, and help planners plan the siting and even method of development to minimise this. The Nature Society of Singapore has noted that Singapore has a higher carbon footprint than other developed countries. Naturally wooded areas help absorb this carbon. If more naturally wooded areas like Bukit Brown and Pasir Ris wetlands go away, our carbon footprint may become larger. I hope EIA can be a pre-condition for all major developments and findings made available to the public.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-environmental-impact-assessment-ncmp-yee-jenn-jong/
Building a Singaporean Town
By MP for Hougang SMC, Png Eng Huat
In the early years, HDB did well to ensure resettled residents would not need to adjust too much to living in a concrete jungle. So there were shops below most of the flats and a wet market and hawker centre nearby. To a certain extent, the planners tried their best to transplant our way of life from the kampongs to the HDB estates. Some semblances of kampong life continue in the local provision shop, the corner coffee shop, the wet market, the hawker centre and even the tiny convenience store at the void deck.
But such simple amenities are sorely missed in the new estates. A visit to Punggol East early this year gave me a feeling that future HDB estates will see less and less of such features.If you were to take a tour of the older estates today, you will see a world of difference. You will also feel the heartbeat of the community around those simple amenities built years ago for the benefit of the residents.
As we embark to remake Singapore, I urge the Ministry to incorporate the heartbeat of old Singapore into the designs of new towns. I also urge the Ministry do the same to existing estates lacking in such amenities in the next phase of estate renewal. Every precinct should house some neighbourhood shops, eateries, or even just a small convenience store at the void deck.
We must try to preserve what is important to keep our way of life, culture and community going. Such efforts should not be driven purely by commercial considerations. We must make haste to ensure such old world charms and trades will not become a relic of an era gone by.
Read the full cut here: http://wp.sg/2013/03/cos-2013-debates-mnd-building-a-singaporean-town-mp-png-eng-huat/
