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26-03-14, 10:54
http://www.straitstimes.com/archive/saturday/premium/money/story/do-wider-corridors-make-sense-private-projects-20140322
WHEELCHAIR ACCESS
Do wider corridors make sense for private projects?
Critics say it could be a waste of space where corridors serve fewer units
Published on Mar 22, 2014
By Melissa Tan
A MOVE to widen corridors in new residential developments to improve access for people in wheelchairs has sparked questions over whether it makes sense for private projects.
Critics of the new rules say that not many people in wheelchairs are likely to use corridors in private condos, apart from those few projects marketed as retirement homes.
Corridors in upcoming private condos will soon have to be built at least 1.5m wide, up from the previous minimum of 1.2m.
This is in line with a new accessibility code drawn up by the Building and Construction Authority (BCA) that takes effect on April 1, designed to cater to the country's ageing population.
Wider corridors will leave less floor area for the rest of the project, which could lead to higher selling costs, developers noted.
The new rules also apply to Housing Board flats.
Consultants said the improved accessibility would benefit HDB flat dwellers and residents of developments marketed as retirement villages, such as the 281-unit The Hillford at Jalan Jurong Kechil.
"With our ageing population, this design provision could be more suitable for residential developments that embrace the family theme and cater more to multi- generation families," said Knight Frank research head Alice Tan.
However, it could be unnecessary and even a waste of space for most private condos, where corridors serve fewer units, others said.
Mr Lim Yew Soon, managing director of boutique developer EL Development, said the new corridor provisions would reduce the sellable floor area in newer private projects.
"They will be more challenging to market. In order to maintain profit margins, the selling price has to go up. "
The effective land cost per sq ft (psf) of gross floor area could rise by up to 5 per cent as a result, he estimated, which could be passed on to home buyers eventually.
"But we can't really just raise prices... the developer may have to absorb it."
Even if developers absorb the extra costs of wider corridors now in order to stay competitive, that may not last for long.
"Someone has to pay for it. If it is across the board, then every developer will pass the cost to home buyers," said SLP International research head Nicholas Mak, adding that condos' selling prices could rise by close to $20 psf.
Wider corridors are necessary for retirement villages, he said, but in other private condos heavy wheelchair traffic was unlikely.
"To make it a blanket rule is a bit excessive and maybe even a bit wasteful. It's not like a hospital with wheelchairs going to and fro. I think people can be considerate enough to give way."
Consultants said most condos usually have four to eight units sharing a corridor, and some corridors may only lead to one unit.
Ms Tan estimated that corridors account for 5 per cent to 7 per cent of gross floor area in a typical suburban condo, but that could expand to 6 per cent to 8 per cent after the new corridor rule kicks in.
The BCA said in its accessibility code that a width of 1.5m would allow a wheelchair and someone on foot to pass by each other along the corridor.
The aim was to provide safe and comfortable access routes for people using mobility aids, it said, citing the ageing population.
The median age of Singapore citizens was 39 years in 2011 but that is projected to rise to 47 in the year 2030 at current birth rates and without immigration.
Homemaker Charmaine Ng, who lives in a condo in the east side of Singapore, said that boosting accessibility was "a wise thing to do".
"But smaller corridors are not so bad," the 40-year-old said, pointing out that the residents on her floor usually use the corridor "one person at a time".
The new corridor minimum width of 1.5m also applies to other types of developments such as hotels, offices, factories and schools.
The minimum is wider at 1.8m for universities, parks, MRT stations, malls, hospitals and nursing homes.
Projects have to stick to the new accessibility code if their building plans are submitted to BCA for approval from April 1 onwards. This also applies to plans for alterations of existing projects.
[email protected]
WHEELCHAIR ACCESS
Do wider corridors make sense for private projects?
Critics say it could be a waste of space where corridors serve fewer units
Published on Mar 22, 2014
By Melissa Tan
A MOVE to widen corridors in new residential developments to improve access for people in wheelchairs has sparked questions over whether it makes sense for private projects.
Critics of the new rules say that not many people in wheelchairs are likely to use corridors in private condos, apart from those few projects marketed as retirement homes.
Corridors in upcoming private condos will soon have to be built at least 1.5m wide, up from the previous minimum of 1.2m.
This is in line with a new accessibility code drawn up by the Building and Construction Authority (BCA) that takes effect on April 1, designed to cater to the country's ageing population.
Wider corridors will leave less floor area for the rest of the project, which could lead to higher selling costs, developers noted.
The new rules also apply to Housing Board flats.
Consultants said the improved accessibility would benefit HDB flat dwellers and residents of developments marketed as retirement villages, such as the 281-unit The Hillford at Jalan Jurong Kechil.
"With our ageing population, this design provision could be more suitable for residential developments that embrace the family theme and cater more to multi- generation families," said Knight Frank research head Alice Tan.
However, it could be unnecessary and even a waste of space for most private condos, where corridors serve fewer units, others said.
Mr Lim Yew Soon, managing director of boutique developer EL Development, said the new corridor provisions would reduce the sellable floor area in newer private projects.
"They will be more challenging to market. In order to maintain profit margins, the selling price has to go up. "
The effective land cost per sq ft (psf) of gross floor area could rise by up to 5 per cent as a result, he estimated, which could be passed on to home buyers eventually.
"But we can't really just raise prices... the developer may have to absorb it."
Even if developers absorb the extra costs of wider corridors now in order to stay competitive, that may not last for long.
"Someone has to pay for it. If it is across the board, then every developer will pass the cost to home buyers," said SLP International research head Nicholas Mak, adding that condos' selling prices could rise by close to $20 psf.
Wider corridors are necessary for retirement villages, he said, but in other private condos heavy wheelchair traffic was unlikely.
"To make it a blanket rule is a bit excessive and maybe even a bit wasteful. It's not like a hospital with wheelchairs going to and fro. I think people can be considerate enough to give way."
Consultants said most condos usually have four to eight units sharing a corridor, and some corridors may only lead to one unit.
Ms Tan estimated that corridors account for 5 per cent to 7 per cent of gross floor area in a typical suburban condo, but that could expand to 6 per cent to 8 per cent after the new corridor rule kicks in.
The BCA said in its accessibility code that a width of 1.5m would allow a wheelchair and someone on foot to pass by each other along the corridor.
The aim was to provide safe and comfortable access routes for people using mobility aids, it said, citing the ageing population.
The median age of Singapore citizens was 39 years in 2011 but that is projected to rise to 47 in the year 2030 at current birth rates and without immigration.
Homemaker Charmaine Ng, who lives in a condo in the east side of Singapore, said that boosting accessibility was "a wise thing to do".
"But smaller corridors are not so bad," the 40-year-old said, pointing out that the residents on her floor usually use the corridor "one person at a time".
The new corridor minimum width of 1.5m also applies to other types of developments such as hotels, offices, factories and schools.
The minimum is wider at 1.8m for universities, parks, MRT stations, malls, hospitals and nursing homes.
Projects have to stick to the new accessibility code if their building plans are submitted to BCA for approval from April 1 onwards. This also applies to plans for alterations of existing projects.
[email protected]