The greening of Singapore's industrial estates

Paya Lebar iPark is leading the way with greater openness and accessibility.
Emilyn Yap, Business Times 22 Nov 08;

WITH concrete buildings, high fences and heavy trucks going in and out, industrial parks tend to have a drab image. But JTC Corporation aims to change that, starting with Paya Lebar iPark (PLiP) - an industrial estate with green open spaces and specially designed buildings.

The 15-hectare PLiP is a pilot project that reflects JTC's take on industrial parks in the 21st century. The corporation's iPark 21 initiative aims to make industrial estates more attractive by incorporating work, learn and play elements. 'Young people going into the workforce . . . they want something different,' says JTC's director of industrial park development Tang Wai Yee.

Managed by JTC, PLiP comprises 20 land parcels with leases of up to 30+30 years; 17 have been taken up. There are plans to acquire three more plots to expand PLiP about 10 per cent.

A key feature of the estate is greenery, with 15 per cent of PLiP landscaped so far. This includes trees and shrubs put in place by JTC and other companies under design guidelines.

To enhance a sense of openness and accessibility, plots within the estate are not separated by fences. And to minimise clutter, companies should locate loading and unloading bays away from the main road or hide them with landscaping.

Complying with these guidelines does not mean higher costs because companies are aware of them from the start and will incorporate them into building design, says Ms Tang; in fact, companies are 'very happy' because the guidelines ensure consistency in park design. Some are even taking the initiative to give their buildings a more modern look - through the extensive use of glass, for example.

Of the three parcels left in PLiP, one is a Business 2 white site for commercial use such as food-and-beverage outlets. Located in the centre of PLiP, it can be linked to the upcoming MRT station via an underpass. Because of its strategic location, the site could be PLiP's networking hotspot. JTC hopes to tender it out next year to add buzz to the estate.

'Generally, industrial developments that incorporate lifestyle features will be an added draw for companies,' says Knight Frank's head of industrial business space, Lim Kien Kim. Such features improve the working environment and help attract more skilled workers, he believes.

Sites in PLiP have a plot ratio of 2.5 for relatively high-density facilities. This is why PLiP has attracted companies in light manufacturing and lifestyle-related sectors such as shoe retailer Charles & Keith, air-conditioning provider Natural Cool Holdings and Luxasia Distribution Services. PLiP also houses the print media hub, a centre that brings different companies in the printing value chain under the same roof.

PLiP's location and design led Charles & Keith to set up its headquarters there. 'I like to give my colleagues a good working environment,' says company founder Charles Wong. The premises also boost the firm's image when it comes to recruiting staff or meeting overseas partners, he reckons. 'I think the urban design guidelines are good. The area looks like an international business park.'

Landlords in such a modern industrial park can benefit from higher rents, says Knight Frank's Mr Lim. For PLiP, JTC charges land rent of $45.92 per square metre (psm) per annum, or an upfront premium of $759 psm on a 30-year lease.

Beyond PLiP, JTC will extend its iPark 21 concept to other estates. 'We are looking for suitable sites for the second park,' says Ms Tang. And industrial estates undergoing redevelopment, such as those at Tukang, will incorporate the new elements where possible.