Social effects of the provision and distribution of daily service shops in HDB new town in singapore

SOCIAL EFFECTS OF THE PROVISION AND DISTRIBUTION OF
SERVICE SHOPS IN HDB NEW TOWN IN SINGAPORE

--- using case studies of Bedok, Jurong East, Bishan,

Sengkang and Punggol New Towns

SUN HONGYU

M.A. (Architecture), NUS

A THESIS SUBMITTED

FOR THE DEGREE OF M.A. ARCHITECTURE

DEPARTMENT OF ARCHITECTURE

NATIONAL UNIVERSITY OF SINGAPORE

AY 2013


DECLARATION

I hereby declare that this thesis is my original work and it has been written by me in
its entirety. I have duly acknowledged all the sources of information which have been
used in the thesis.

This thesis has also not been previously submitted for any degree in any university.

Sun Hongyu

August 11, 2013


Acknowledgements
In my Master’s program with Research Scholarship at the National University of
Singapore in this past two years, I feel so blessed and grateful to have met many
people who have helped me along my journey. My experiences with them have been
very enriching. I am indebted to:

Professor Heng Chye Kiang, who guided me not only in the direction and context of
my research study, but also on how to carry out effective research work. Under his
professional supervision, I was able to finish my dissertation in time and enjoy the
process.

Ho Leong Lai Koon, whose words gave me the experience of GOD as my Bible
study tutor. She also assisted in the development of my dissertation with her own
critical thinking and English language.

How Jun Sim, Ching Sia, Zhang Beiyu and Lin Jinbin, who gave me a lot of help
with my written English, and usage of computer software.

Han Jie, Wang Liangliang and Huang Daxin, who were always there for me and
helping me to expand my ideas for research.

You Mingliang, Wen Xianyun, Qi Yingjie, Zhu Ruolei and Zhanyi, my dear
friends, who lifted up my spirit when work becomes too tough.

My dearest family-, my mom and dad who sacrificed much more than just missing
me; my younger brother, who is always ready with a funny story to cheer me up.

I


My special friend Gong Yimin, who patiently and faithfully gave me much
encouragement and support during my dissertation writing.

And last but not least,

My Holy Father - GOD, who had kept me safe cycling around the island and
protected me from storm and sunshine when I did the field work; He gave me the
wisdom to be “poor in spirit” to develop my research and to be “peacemaker” to
handle various kinds of respondents when I was doing the questionnaire survey.

II


Summary
The success of Singapore new town development during the past fifty years is
impressive and world renowned. Even with the limitation of land and natural
resources, HDB new towns have been able to provide housing for over 80% of the
population in Singapore, providing not only shelter from the elements, but also an
increasingly higher standard of living. However, since the implementation of HDB
new town concept in Singapore over the last five generations, little academic work
had been done to critically analyze this HDB new town development in terms of the
changing paradigm of amenities and commercial offerings.

This research intends to assess the provision and distribution of service shops, as well
as their urban typology within township fabric. Five different generations of township
in Bedok, Jurong East, Bishan, Sengkang and Punggol have been selected for this
study. Data has been collected via site visits, mappings and residents’ responses via a

questionnaire. By doing so, this dissertation attempts to explore the social impact of
service shops on the interaction among neighbors and their attachment to the
community.

Based on the comparative study on these five different generational cases, the results
illustrate the changes of service shops within new town planning from the perspective
of provision, distribution and urban typology. Both the total amount of service shops
and the data by per dwelling unit decrease from the early generational new towns to
the recent ones. In addition, the traditional first floor shopping streets are replaced by

III


modern shopping mall gradually via Singapore new town development. The social
impact of such changes have been demonstrated by the results of questionnaire
survey. The survey about the satisfaction degree to the service shops and their social
lives within new town was conducted on the resident samples of each town. The
residents’ satisfaction level with the service shops declined from Bedok, Bishan,
Jurong East, Sengkang and Punggol in such order. At the same time, the residents in
Bedok, Jurong East, Bishan new towns have a higher satisfaction on their social lives
compared to those residing in Sengkang and Punggol new towns.

It is my hope that this study will be useful for promoting a more holistic and socially
cohesive development of new towns in Singapore and that the evolving Singapore
model would continue to be a leader among the rapidly developing cities in Asia.

Key words: Singapore, New town, Town planning, Service shop, Social impact

Word account: 33,911

IV


Contents
Acknowledgements .............................................................................................. I
 
Summary ........................................................................................................... III
 
Contents .............................................................................................................. I
 
Figure Contents .................................................................................................. IV
 
Table Contents .................................................................................................. VII
 
Chapter One: Introduction ................................................................................... 1
 
1.1
 

Background .......................................................................................... 1
 

1.1.1
 

Success of Singapore New Towns Development since 1960 .............. 1
 

1.1.2
 

Facing Political Challenges............................................................. 3
 

1.1.3
 

Facing Residents’ Requirements ..................................................... 4
 

1.1.4
 

Academic Gap ............................................................................... 5
 

1.2
 

Study Objectives ................................................................................... 6
 

1.3
 

Research Approach and Methodology ..................................................... 7
 

1.4
 

Study Scopes and Limitations ................................................................ 7
 

1.5
 

Structure of Dissertation ........................................................................ 8
 

Chapter Two: The Contextual Framework ........................................................... 10
 
2.1
 

Definition of Terms............................................................................. 10
 

2.1.1
 

New Town Definition .................................................................. 10
 

2.1.2
 

New Town Self-containment ........................................................ 14
 

2.1.3
 

Singapore New Town................................................................... 15
 

2.1.4
 

Quality of Life............................................................................. 22
 

2.1.5
 

Public Space ............................................................................... 26
 

2.1.6
 

Shopping Facilities ...................................................................... 28
 

2.1.7
 

Pedestrian Shopping Street and Plaza, and Shopping Malls.............. 29
 

2.1.8
 

Service Shops .............................................................................. 30
 

2.1.9
 

Social Cohesion ........................................................................... 31
 

2.2
 

Relevant Study and Practice in Asia ..................................................... 33
 

2.2.1
 

Asia Studies and Practice in Korea ................................................ 34
 

2.2.2
 

Asian Studies and Practice in Hong Kong ...................................... 35
 
I

2.2.3
 

Singapore Studies and Practice ..................................................... 37
 

Chapter Three: Survey Methodology ................................................................... 42
 
3.1
 

Objective Indicators ............................................................................ 42
 

3.2
 

Subjective Indicators ........................................................................... 43
 

3.2.1 Design of the Questionnaire Survey ..................................................... 44
 
3.2.2 Data Collection and Analysis .............................................................. 45
 
Chapter Four: Singapore New Town Development and Case Studies ..................... 48
 
4.1
 

Singapore Planning System.................................................................. 48
 

4.1.1
 

Concept Plan ............................................................................... 48
 

4.1.2
 

Master plan ................................................................................. 53
 

4.2
 

HDB New Town Development ............................................................ 54
 

4.3
 

Five New Town from Different Generations as Case Studies .................. 60
 

4.3.1
 

Bedok New Town Planned in the Early 1970s ................................ 62
 

4.3.2
 

Jurong East New Town Planned in the Late 1970s .......................... 71
 

4.3.3
 

Bishan New Town Planned in the 1980s ........................................ 80
 

4.3.4
 

Sengkang New Town Planned in the 1990s .................................... 89
 

4.3.5
 

Punggol New Town Planned in the 2000s ...................................... 97
 

Chapter Five: Analysis and Discussion .............................................................. 106
 

5.1
 

Comparative Analysis on the Provision of Service Shops ..................... 107
 

5.2
 

Comparative Analysis on the Distribution of Service Shops .................. 113
 

5.3
 

Comparative Analysis on the Urban Typology and Building Forms of the
Service Shops .................................................................................. 116
 

5.4
 

Summary and Discussion on the Provision, Distribution and the Urban
Typology of Service Shops in Five New Towns. ................................. 120
 

5.5 Questionnaire Results and Discussion ...................................................... 124
 
5.5.1 Results ............................................................................................ 124
 

5.5.2 Analysis and Discussion ................................................................... 135
 
Chapter Six: Conclusion .................................................................................. 140
 
6.1
 

Summary of Findings ........................................................................ 140
 

6.1.1
 

The Findings on the Provision, Distribution and Urban Typology of
Service Shops in Five Generational New Towns .......................... 140
 
II


6.1.2
 

The Findings on the Social Impact of Service Shops ..................... 141

Bibliography..................................................................................................143
 
Appendix One: English Version of Questionnaire ........................................ 153
 
Appendix Two: Chinese Version of Questionnaire ....................................... 155
 

Appendix Three: Samples of Questionnaire ................................................. 157
 

III


Figure Contents
FIGURE 2 - 1 A 1902 DIAGRAM ILLUSTRATING EBENEZER HOWARD'S CONCEPT FOR
THE GARDEN CITY ..............................................................................................

11

FIGURE 2 - 2 THREE MAGNETS TOWN, COUNTRY AND GARDEN CITY IN
LETCHWORTH ..................................................................................................... 13
FIGURE 2 - 3 LOCATION OF HDB TOWNS THROUGHOUT SINGAPORE ........................ 16
FIGURE 2 - 4 INITIAL STRUCTURAL MODEL OF SINGAPORE NEW TOWN ................... 17
FIGURE 2 - 5 ADVANCED STRUCTURAL MODEL OF SINGAPORE NEW TOWN ............ 18
FIGURE 2 - 6 LAYOUT OF PRECINCT, NEIGHBORHOOD AND NEW TOWN ................... 18
FIGURE 2 - 7 TOP QOL FACTOR RANKS FOR JAPAN, AUSTRALIA, UNITED KINGDOM,
CANADA AND GERMANY .................................................................................... 25
FIGURE 4 - 1 1971 CONCEPT PLAN STRUCTURE ......................................................... 49
FIGURE 4 - 2 1991 CONCEPT PLAN STRUCTURE ......................................................... 51
FIGURE 4 - 3 2001 CONCEPT PLAN STRUCTURE ......................................................... 52
FIGURE 4 - 4 THE BISHAN PARK BETWEEN BISHAN AND ANG MO KIO NEW TOWNS 57
FIGURE 4 - 5 PITCHED ROOF FLATS IN BISHAN NEW TOWN ...................................... 57
FIGURE 4 - 6 23 NEW TOWNS IN SINGAPORE ACCORDING TO CONSTRUCTION PERIOD
............................................................................................................................ 60
FIGURE 4 - 7 FIVE GENERATIONAL NEW TOWNS AS CASE STUDIES .......................... 61
FIGURE 4 - 8 LOCATION OF BEDOK NEW TOWN ......................................................... 62
FIGURE 4 - 9 PLANNING STRUCTURE OF BEDOK NEW TOWN ..................................... 63

FIGURE 4 - 10 LAND USE DISTRIBUTION OF BEDOK NEW TOWN ............................... 65
FIGURE 4 - 11 PROVISION AND DISTRIBUTION OF SERVICE SHOPS IN BEDOK NEW
TOWN .................................................................................................................. 67
FIGURE 4 - 12 TYPICAL WET MARKET IN BEDOK NEW TOWN ................................... 69
FIGURE 4 - 13 SERVICE SHOPS LOCATED IN BEDOK TOWN CENTER.......................... 70
FIGURE 4 - 14 SERVICE SHOPS LOCATED IN BEDOK NEIGHBORHOOD CENTER ......... 70
FIGURE 4 - 15 LOCATION OF JURONG EAST NEW TOWN ............................................ 71
FIGURE 4 - 16 PLANNING STRUCTURE OF JURONG EAST NEW TOWN ........................ 72
FIGURE 4 - 17 LAND USE DISTRIBUTION OF JURONG EAST NEW TOWN .................... 74
FIGURE 4 - 18 PROVISION AND DISTRIBUTION OF SERVICE SHOPS IN JURONG EAST
NEW TOWN ......................................................................................................... 76
FIGURE 4 - 19 TYPICAL HAWKER CENTER LOCATED IN JURONG EAST NEW TOWN . 78
FIGURE 4 - 20 SERVICE SHOPS LOCATED IN JURONG EAST TOWN CENTER ............... 79
FIGURE 4 - 21 SERVICE SHOPS LOCATED IN JURONG EAST NEIGHBORHOOD CENTER
............................................................................................................................ 79
FIGURE 4 - 22 LOCATION OF BISHAN NEW TOWN ...................................................... 80
IV


FIGURE 4 - 23 PLANNING STRUCTURE OF BISHAN NEW TOWN .................................. 81
FIGURE 4 - 24 LAND USE DISTRIBUTION OF BISHAN NEW TOWN .............................. 82
FIGURE 4 - 25 PROVISION AND DISTRIBUTION OF SERVICE SHOPS IN BISHAN NEW
TOWN .................................................................................................................. 85
FIGURE 4 - 26 SERVICE SHOPS LOCATED IN BISHAN NEIGHBORHOOD ...................... 88
FIGURE 4 - 27 SHOPPING CENTER - JUNCTION 8 LOCATED IN BISHAN TOWN CENTER
............................................................................................................................ 88
FIGURE 4 - 28 LOCATION OF SENGKANG NEW TOWN ................................................ 89
FIGURE 4 - 29 PLANNING STRUCTURE OF SENGKANG NEW TOWN ............................ 90
FIGURE 4 - 30 LAND USE DISTRIBUTION OF SENGKANG NEW TOWN ........................ 91
FIGURE 4 - 31 PROVISION AND DISTRIBUTION OF SERVICE SHOPS IN SENGKANG NEW

TOWN .................................................................................................................. 93
FIGURE 4 - 32 COMPASS POINT SHOPPING MALL LOCATED IN SENGKANG NEW TOWN
CENTER ............................................................................................................... 95
FIGURE 4 - 33 RIVERVALE MALL LOCATED IN SENGKANG NEIGHBORHOOD ............ 96
FIGURE 4 - 34 RIVERVALE PLAZA LOCATED IN SENGKANG NEIGHBORHOOD ........... 96
FIGURE 4 - 35 LOCATION OF PUNGGOL NEW TOWN................................................... 97
FIGURE 4 - 36 PLANNING STRUCTURE OF PUNGGOL NEW TOWN ............................... 98
FIGURE 4 - 37 LAND USE DISTRIBUTION OF PUNGGOL NEW TOWN ........................ 100
FIGURE 4 - 38 PROVISION AND DISTRIBUTION OF SERVICE SHOPS IN PUNGGOL NEW
TOWN ................................................................................................................ 103
FIGURE 4 - 39 PUNGGOL PLAZA IN PUNGGOL NEW TOWN ....................................... 104
FIGURE 4 - 40 SERVICE SHOPS IN PUNGGOL NEW TOWN ......................................... 105
FIGURE 5 - 1 SERVICE SHOPS PER DWELLING UNIT IN FIVE GENERATIONAL NEW
TOWNS .............................................................................................................. 108
FIGURE 5 - 2 HAWKER CENTRE, FOOD COURT AND RESTAURANT PER DWELLING
UNIT PROVIDED IN FIVE NEW TOWNS .............................................................. 110
FIGURE 5 - 3 HAWKER CENTER IN BEDOK NEW TOWN ........................................... 113
FIGURE 5 - 4 FOOD COURT IN PUNGGOL NEW TOWN .............................................. 113
FIGURE 5 - 5 400M-RADIUS ACCESSIBILITY TO SERVICE SHOPS IN FIVE DIFFERENT
GENERATIONAL NEW TOWNS ........................................................................... 115
FIGURE 5 - 6 PLACE AND ENVIRONMENT OF SERVICE SHOPS IN BEDOK NEW TOWN
.......................................................................................................................... 117
FIGURE 5 - 7 PLACE AND ENVIRONMENT OF SERVICE SHOPS IN PUNGGOL NEW TOWN
.......................................................................................................................... 117
FIGURE 5 - 8 URBAN TYPOLOGY AND BUILDING FORMS OF SERVICE SHOPS IN
BEDOK, JURONG EAST, BISHAN, SENGKANG AND PUNGGOL NEW TOWNS ..... 118

V

FIGURE 5 - 9 PLACE AND ENVIRONMENT OF SERVICE SHOPS IN BISHAN NEW TOWN
.......................................................................................................................... 119
FIGURE 5 - 10 COFFEE SHOP IN SENGKANG NEW TOWN ......................................... 121
FIGURE 5 - 11 PROPORTION OF RESIDENT POPULATION AGED 65 YEARS AND OVER
BY PLANNING AREA..........................................................................................

122

FIGURE 5 - 12 COFFEE SHOP IN PUNGGOL NEW TOWN ............................................ 123
FIGURE 5 - 13 STATISTICS FOR DINING PLACES IN FIVE NEW TOWNS ..................... 127
FIGURE 5 - 14 STATISTICS FOR GROCERIES IN FIVE NEW TOWNS ............................ 128
FIGURE 5 - 15 STATISTICS FOR SHOPPING FOR DRESSING IN FIVE NEW TOWNS ..... 128
FIGURE 5 - 16 STATISTICS FOR SHOPPING FOR ELECTRONICS/JEWELRY.................. 129
FIGURE 5 - 17 STATISTICS FOR PLACES FOR LEISURE/ENTERTAINMENT IN FIVE NEW
TOWNS .............................................................................................................. 129
FIGURE 5 - 18 STATISTICS FOR MEDICAL/DENTAL SERVICE IN FIVE NEW TOWNS .. 130
FIGURE 5 - 19 FACTORS AFFECTING CHOICE OF RESPONDENTS .............................. 131
FIGURE 5 - 20 STATISTICS ON TRAVEL TIME IN FIVE NEW TOWNS ......................... 131
FIGURE 5 - 21 STATISTIC ON WILLINGNESS FOR IMPROVEMENT IN FIVE NEW TOWNS
.......................................................................................................................... 134
FIGURE 5 - 22 SATISFACTION DEGREE ON SERVICE SHOPS AND SOCIAL LIVES IN FIVE
NEW TOWNS ..................................................................................................... 136

VI


Table Contents
TABLE 2-1 HIERARCHY OF PLANNING LEVELS IN A NEW TOWN ............................... 19
TABLE 2-2 LAND USE DISTRIBUTION OF NEW TOWN MODEL (UPDATE IN 1982)...... 21
TABLE 2-3 LAND USE DISTRIBUTION OF PUNGGOL NEW TOWN ............................... 21

TABLE 2-4 DIMENSIONS OF QUALITY OF LIFE: AVERAGE WEIGHTINGS FROM A
NATIONAL OPINION SURVEY .............................................................................. 24
TABLE 4-1 23 NEW TOWNS BUILT IN SINGAPORE ...................................................... 59
TABLE 4-2 FIVE DIFFERENT GENERATIONAL NEW TOWNS AS CASE STUDIES .......... 61
TABLE 4-3 TOTAL QUANTUM OF SERVICE SHOPS AT TOWN CENTRE AND ZONES IN
BEDOK NEW TOWN ............................................................................................. 68
TABLE 4-4 TOTAL QUANTUM OF DAILY SERVICE SHOPS AT TOWN CENTRE AND
ZONES IN JURONG EAST NEW TOWN .................................................................. 77
TABLE 4-5 TOTAL QUANTUM OF SERVICE SHOPS AT TOWN CENTRE AND ZONES IN
BISHAN NEW TOWN ............................................................................................ 86
TABLE 4-6 TOTAL QUANTUM OF SERVICE SHOPS AT TOWN CENTRE AND ZONES IN
SENGKANG NEW TOWN ...................................................................................... 94
TABLE 4-7 TOTAL QUANTUM OF SERVICE SHOPS AT THE TOWN CENTRE AND ZONES IN
PUNGGOL NEW TOWN ....................................................................................... 103
TABLE 5-1 STATISTICS ON COMMERCIAL LAND USE IN FIVE GENERATIONAL NEW
TOWNS .............................................................................................................. 106
TABLE 5-2 SURVEY ON SINGAPOREANS' LEISURE ACTIVITIES ................................ 111
TABLE 5-3 AGE DISTRIBUTION OF RESIDENT POPULATION ..................................... 122
TABLE 5-4 SERVICE SHOPPING BEHAVIOR OF THE SAMPLES LIVING IN BEDOK,
JURONG EAST, BISHAN, SENGKANG AND PUNGGOL NEW TOWNS .................. 126
TABLE 5-5 STATISTICS FOR INTERACTION AMONG NEIGHBORS IN THE FIVE NEW
TOWNS .............................................................................................................. 133

VII


Chapter One: Introduction

1.1 Background

1.1.1

Success of Singapore New Towns Development since 1960

Singapore’s HDB housing program has achieved impressive results during the last
fifty years. Since the 1960s, it has dealt with problems of overcrowding and
unhygienic conditions to provide a favourable living environment and supporting
community. It is not a simple task for Singapore given its scarce land and other
resource constraints. Singapore was founded as a British colony by Sir Stamford
Raffles in 1819. Today, it is an independent city state consisting of the main island of
Singapore and some 63 islets, yielding a total land area of approximate 710 sq. km.
This land has to provide for the needs of not just a thriving city but also an
independent nation. Airbases, military training areas, reservoirs and water catchment
areas have to be provided alongside airport, seaports, power stations, incineration
plants, housing, industrial, commercial and other uses. Meticulous planning was
needed to make the best possible use of its land and sea space to ensure the survival
of a city and nation (Keung, 1998). In addition, it has a plural society, comprising
mainly ethnic Chinese, Malays and Indians, and a population of 5.3 million in 2012
that is expected to hit 6.9 million by 2030. With a gross density of 7257 persons per
sq. km, concentrated largely in new towns, it is one of the most densely-populated
countries in the world.

1


Up to the 1960s, Singapore has been plagued by various problems, such as badly
dilapidated overcrowded slums with poor sanitary conditions. Kong & Yeoh’s study
revealed that “the living conditions of a typical street in Chinatown in 1954” was
“among the most primitive in the urban area of the world” (Kong & Yeoh, 2003).
Similarly, Goh Keng Swee conducted a survey on housing and poverty in Singapore

in 1954 and found that 73% of households surveyed lived in badly overcrowded
conditions (Tong Chee Kiong & Lian Kwen Fee, 2008). Only 9% of the population
lived in low-cost housing (Lee, Lim, & Tay, 1993).

Singapore Improvement Trust (SIT) was formed in 1927 to solve the problem of
overcrowding and dire shortage of housing but failed with the construction of only
23,019 housing units in 32 years. Subsequently, Housing Development Board (HDB)
was set up on 1st February 1960 to assume the responsibility. The original target to
build 100,000 dewelling units between 1960 and 1970 was an enormous challenge. It
was mentioned in HDB’s first Annual Report that “there is no other authority in the
world confronted with so many problems and formidable a task like HDB when it
first came into being.” (HDB, 1961). But today, as mentioned by Minister Mentor
Lee Kuan Yew, more than one million flats have been built housing 83% of
Singapore’s population after HDB ten 5-year housing programmes (Lee Kuan Yew,
2000).

In the early period, the aim was to simply meet the basic housing need and to clear
the housing backlog. To do that, HDB provided simple and functional housing blocks
that could be built cheaply and quickly. Today, the demand is for homes and
2


communities to meet the rising aspirations of the residents (Fernandez, 2010).
Therefore, the next mission taken by HDB was not only driven by the political
challenge to provide sufficient housing, but also by the residents’ eager demand for a
higher quality of living standard in Singapore’s new towns. According to Teo and
Kong, the ability to provide spacious quarters within the constraints of land scarce
Singapore in the form of high-rise estates also constitutes a measure of quality. The
intention was also to create aesthetic and distinctive environments, contributing to a
living environment characterised by material comfort and convenience (Teo & Kong,

1997). However, the higher quality of living standard should be measured not only by
the physical town planning and aesthetic design and spaciousness but also by social
lives providing for its residents and attachment to the community. The physical town
planning and design was to ensure that housing conditions have high accessibility to
shared amenities and facilities. The framework needed to be structured in such a way
that it will promote interaction among neighbors and attachment to the community.

1.1.2

Facing Political Challenges

Referring to the speech by Emeritus Senior Minister Goh Chok Tong at the official
opening of Punggol 21 new town, the HDB housing program stems from a political
decision. Today, the challenge for HDB is to provide not only affordable quality
houses, but also a cohesive community. The new challenge ahead concerns the winwin between globalization and the new economy and social cohesion (Femandez,
1996).

3


There are some foreseeable hurdles to social cohesion. The Singapore 2013 White
Paper says that the government will introduce more foreigners into Singapore,
especially low-skilled workers. This move is expected to widen the gap between
different income classes. There is yet another urgent issue of the impending ageing of
population in Singapore. It is forecasted that the number of persons aged 65 years and
above would make up 19% of the total population in 2030 (Singapore Department of
Statistics, 2012). These challenges will test the cohesiveness of the nation.

The HDB new towns where the majority of population lives must be planned and
designed and built to strengthen community bonds. In addition, there were also some

findings indicating that although there were conducive physical environments and
infrastructure in HDB estate, cohesion among the neighbors in HDB estates was weak
and there lacked of a sense of responsibility and belonging to the community (Tai &
Chen, 1982).

1.1.3

Facing Residents’ Requirements

Maslow asserted that we each need to be able to satisfy our physiological and
psychological needs in the hierarchy of requirements and desires (Maslow, 1970).
For Singaporeans who have largely satiated their basic needs of food and shelter,
achieving a higher quality of life has become an important area of concern. Their
living needs have evolved in-step with the attainment of higher education and higher
income. There are various policies and programs currently in place to first help young
couples set up their first homes, then to help them upgrade, and finally to help them
monetize their flats when they are old (Mah, 2010). These rising aspirations of
4


Singaporeans are not only at the individual level but also at the level of enjoying
social lives and attachment within communities. Therefore, it is an imperative for
HDB to listen to the advice and comments from the grass roots that have been
accumulated for a half century. The community and residents should be given more
authority to have a say in what kind of neighborhood they would prefer and how they
would organize their neighborhood and shape their lives.

1.1.4

Academic Gap

The success of Singapore’s new towns has resulted in many studies done to focus on
the successful experience and elements of new towns. Most critiques point to the
boring and monotonicity of new towns rather than the social aspects. Even though
surveys have been carried out regularly by HDB to obtain the opinions of residents
about various facets of public housing, data collected were not readily available to the
public and there was no noticeable research into residents’ use and satisfaction with
service provision (Teo & Phillips, 1990). In addition, large-scale sample surveys of
1093 and 2187 respondents from 81 census divisions in Singapore were conducted in
1997 and 1998, respectively, to measure overall life satisfaction as well as levels of
importance and satisfaction towards most aspects of life ranging from social life,
working life, family life, education, wealth, health, religion, leisure to environment
(Department of Statistic, 2012). Unfortunately, no attention has been given to the
requirement and satisfaction of service shops in any aspect whatsoever.

The intangible attachment to the community and social cohesion may be one of the
most difficult things to achieve and assess, which has been referenced by physical
5


planning and design in some relevant studies. However, the findings indicated that
although there are condusive physical environments and infrastructures in HDB
estate, social cohesion among the neighbors in HDB estates was still weak and there
was a lack of a sense of responsibility and belonging to the community (Tai & Chen,
1982). In a 1984 HDB study of residents’ lifestyles in Ang Mo Kio new town, it was
suggested that the daily routines of residents generally determine their shopping
behavior, hence, their patterns of patronage of the shopping centers (Ooi & Tan,
1992). For many of the public housing residents, stopping by the shops forms part of
their frequently traversed circuits. This is especially so for the housewives and elderly
who are not in the workforce, thus reducing the range of their shopping routines to

within more estate-based retail outlets.

Therefore, this study seeks to assess the self-sufficiency of new towns especially its
service shops within a new town, as well as the social impact on the interaction
among neighbors and residents’ attachment to the community.

1.2 Study Objectives
The study intends to assess the provision, distribution and the urban typology of the
service shops within a new town including the food and beverage, groceries, clothing,
electronics/jewelry and medical/dental services. Bedok, Jurong East, Bishan,
Sengkang and Punggol new towns would be studied as cases representing five
different generational new towns. Furthermore, the study will explore the social
impact of these service shops on the interactions among neighbors and their
attachment to the community. This study hypothesizes that the residents’ social lives
6


is closely related to the provision and distribution of the service shops within new
town, as well as the urban typology. Therefore, this study can generate valuable
information for a more holistic and improved development of new towns in
Singapore with the hope that the evolving Singapore model would continue to be a
leader among the rapid developing cities in Asia.

1.3 Research Approach and Methodology
In order to achieve the above objectives, a comparative study was conducted on the
five different generational new towns, namely Bedok, Jurong East, Bishan, Sengkang
and Punggol new towns. The service shops in each new town would be investigated
and assessed based on objective indicators including the provision, distribution and
the architectural forms. The data was collected during site visits, by observation and
photography, as well as mapping. In addition, the subjective indicators such as the

residents’ attitude and utilization of the service shops as well as the satisfaction
degree on the service shops provided within their new town and their social lives
were also documented through questionnaires.

1.4 Study Scopes and Limitations
Although URA and HDB have defined both HDB and private housing estate as a
planning area, the scope of this study involves only HDB housing flats and excludes
the private housing estates.

There were also some limitations in this study. Firstly, although the study tries to
cover the entire new town by site visit and investigation, some small functional units

7


still may be inevitably missed out due to time constraint. Secondly, the provision of
service shops would depend on the requirement and patronage of the residents. The
mapping of service shops in each new town is accurate and documented as it is on the
date of the site visit. Thirdly, the questionnaires are conducted randomly at some
selected areas. Other areas may have been left out and some ethnic groups such as
Malays and Indians may be much less than Chines because of the language of
interview and questionnaire. Last but not least, social issues are always complex
topics. In this study, the social issue concerning about interaction among neighbors
and attachment to the community have correlation with many factors that are not
limited to those such as the demographic profile, social-economic factors, changing
lifestyles, and other amenities provision. This study intends to explore one of them
from the perspective of the provision and distribution of service shops, as well as the
urban typology within a new town.

1.5 Structure of Dissertation

The Introduction Chapter is followed by Chapter Two which reviews the relevant
definitions and theories on new town, quality of life and public space and so on. In
addition, some similar studies and practices in Asian countries such as Korea and
Hong Kong would be illustrated. Significant contributions from a few Singapore
researchers and scholars would also be included. Chapter Three is a demonstration of
the survey methodology. The Singapore new town development would be
subsequently reviewed, followed by an investigation of the five case studies of new

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towns. Next, analysis and discussion would be necessary and significant for us to
come to the conclusion of the study.

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Chapter Two: The Contextual Framework
In this chapter, a contextual framework of the study would be built by defining
concerning significant items and employing the relevance among them, as well as
reviewing some case studies in Asia.

2.1

2.1.1

Definition of Terms

New Town Definition

Definition “New towns, in the contemporary sense, are developments that are
planned initially to provide for a broad range of social, economic, and physical
activities within a defined area of land and within a predetermined time period. The
social activities will normally include educational services from preschool through
college, health services, recreational facilities, civic organizations, and religious
institutions. The economic aspect will normally include an industrial park,
commercial centers, and the like. The physical aspect embraces the provision of
roads, utilities, and housing. The housing aspect normally represents a range wide
enough to accommodate moderate through upper income categories. Conceptually, all
of these activities will exist within an environmentally sound, economically viable,
and socially interactive framework” (Campbell, 1976).

In short, “new town is a planned urban community designed for self-containment and
providing housing, educational, commercial and recreational facilities for its people”
(The American Heritage, 2000).

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History The new town concept was the brainchild of Ebenezer Howard. He had
perceived that overcrowding in cities leading to their rapid deterioration were
troubling issues of their time. He conceptualized a method of urban planning in his
book Tomorrow: the Peaceful Path to Social Reform in which his ideal Garden City
would house 32,000 people on a site of 6,000 acres (2,400 ha), planned on a
concentric pattern with open spaces, public parks and six radial boulevards, 120 ft.
(37 m) wide, extending from the center as shown in Figure 2-1 (Anderson, 2012). The
garden city would be self-contained and when it reached population potential, another
garden city would be developed nearby. Howard envisaged a cluster of several garden
cities as satellites of a central city of 50 000 people, linked by road and rail (Goodall,
1987).

Figure 2 - 1 A 1902 Diagram Illustrating Ebenezer Howard's Concept for the
Garden City
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Howard’s garden city concept combined the town and country in order to provide the
working class with an alterative to work in either distant farms or “crowded,
unhealthy cities” (Howard, 1902). The first two garden cities Letchworth and
Welwyn, both built in Hertfordshire, England, are not regarded as successful
examples. Lethworth, the first garden city came about in 1899 with the help of two
outstanding architects, Raymond Unwin and Barry Parker. It was planned based on
the Howard’s three magnets diagram shown in Figure 2-2 which addressed the
question “where will the people go”, the choices being “Town”, “Country” or “townCountry”. Even though it made the garden city concept into reality proving it was not
just another utopian pipe dream, it later became the living estate for skilled middle
class workers against Howard’s initial goal that the Letchworth was designed for the
lower social-economic class. Although Letchworth became profitable and started
paying dividends to its investors ten years later (Hall, 2002), it did not immediately
inspire any government investment into the building of more garden cities. Then in
1919, Howard proceeded to buy land at Welwyn himself to house the second garden
city. However, the Welwyn garden city also could not be regarded as a successful
self-containment case because its distance to London was only 20 miles (Hall &
Ward, 1998).

F.J. Osborn took on Howard’s garden city concept and developed it into regional
planning with strategic plans for new housing that also included countryside access
and protection, and public transport integration. He became the key person to propel
the garden city movement towards regional planning and later new towns. In addition,
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