Developing the developed
While more modest in size than the grand city recreation projects underway in China, the Singapore government’s precisely executed CBD redevelopment is a case study in precision planning.
In 2001, the Singapore government embarked on an ambitious project to develop the city as the banking and finance hub for the region. This required a series of actions, firstly to create a financial district and then support it through appropriate initiatives. The government enabled various developers to establish a new financial precinct, the “Business and Financial Centre” on part of the 360-hectare reclaimed land at the southern end of Singapore at Marina Bay.
An extension of the existing central business district (CBD), they have it slated as the ‘new downtown’ tapping into the current development trend of live-work-play environments. Of this, a 35,500 sqm land mass was released for tender and bid by BFC Development Pte Ltd — a joint venture conglomerate of three of Asia’s most established developers namely, Cheung Kong (Holdings), Hongkong Land and Keppel Land. This is now being developed as Marina Bay Financial Centre (MBFC). The 3.55 hectare (35,500 sq m) site is a breathtaking blend of three office towers offering three million square feet of prime Grade A office space, two residential towers of 630,000 sqf comprising of approximately 660 luxury apartments and approximately 120,000 square feet of subterranean retail space — all clustered around a beautiful waterfront park.
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branding, positioning and messaging
As the developers were keen to populate the office portion of the development with banking and financial firms, marketing activities focussed around this goal primarily. The message was put forward as follows: Marina Bay Financial Centre aims to be “Asia’s best business address”. Marina Bay Financial Centre is a purpose-built financial district in the ‘new downtown’ at Marina Bay. Even Lee Hsien Loong, Prime Minister, Republic of Singapore lent his support, saying “The centre-piece of our redevelopment of the city is Marina Bay.” As a seamless extension of central business district (CBD) the largest mixed-use development will mark a significant step in defining Singapore as the leading financial centre in South-east Asia and globally. The marketing message also pushes functionality. The design and construction of the office towers facilitates ease of communication, interaction and management. Interiors have large column-free, symmetrical floor plates designed to facilitate the planning of office layouts. Large occupiers can consolidate their business into fewer floors, while smaller corporations will be able to subdivide the floors easily to accommodate requirements. All floors are capable of accommodating trading offices. This is especially important for banks and financial corporations.
Environmental performance was also factored into the branding equation. MBFC qualifies for inclusion in Singapore’s Building Control Authority Green Mark scheme, which promotes sustainability in the built environment. Most significantly, MBFC draws its services from a District Cooling System for the entire area, making more efficient use of precious water and power resources, thus enhancing the green credentials of the tenants as well as improving the quality of the indoor environment.
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positioning strategy
The waterfront location of the business hub mimics the likes of Canary Wharf in London and Shanghai’s Pudong district, offering a 24/7 destination with an exciting mix of lifestyle options, leisure and cultural experiences for global businesses and their visiting clients.
The surrounding developments of Marina Bay such as Marina Bay Sands, are comprised of a 50-storey hotel and convention facilities, luxury and business hotels such as The Fullerton, Raffles, Conrad and Mandarin Oriental, as well as arts, culture and recreation facilities of Esplanade — Theatres on the Bay, Singapore Flyer, Marina Bay Golf Course. The F1 racing track and the landscaped zones of Gardens by the Bay and Marina Bay Barrage offer an array of lifestyle options for residents and businesses operating in Marina Bay.
clustering? Live, work, play
MBFC is well-integrated with quality housing, recreational and leisure facilities to provide a total livework- play environment. The architectural concept is that of a family of five towers including three office towers and two residential, massed and placed on either side of the Central Linear Park to maximise views to and from the Bay, at the same time ensuring the site’s visual porosity. The overall Marina Bay Area is planned as a ‘City in a Garden’. The luxury residential, retail and office space are interspersed with carefully orchestrated civic plazas and landscaped public and private gardens. Entertainment developers plan a mix of restaurants, bars, cafes and high-end retail options within its 120,000 sqf subterranean shopping mall, with an haute dining option on the 33rd floor of one of the towers. A 12,000 square metre Central Linear Park is being developed as a joint project with the Urban Redevelopment Authority (URA) to provide a green oasis in the heart of central business district (CBD). Its lush green lawns lined by park benches and shady trees will add a green lung to Marina Bay as well as provide a venue for concerts, performances and other public and private events.
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systems and controls
MBFC’s conceivers, Singapore’s Urban Redeveopment Authority and the development agency ofr Marina Bay, paid attention to context, planning and urban design intentions for the area particularly with regard to transport and accessibility. An Underground Pedestrian Network (UPN) will connect all the attractions along Marina Boulevard located at the waterfront edge of Marina Bay including Marina Bay Financial Centre, Marina Bay Sands, Central Linear Park and the subterranean shopping mall to Collyer Quay, Raffles Quay and to the proposed Landmark MRT (Mass Rapid transport) station of the upcoming Circle Line. The road network connecting MBFC to the city and the airport provides direct access in and out of Marina Bay area. This also facilitates traffic flow for construction activities in the area, minimising adverse impact on city traffic and keeping city roads free of construction debris.
Enhanced facilities management operations seamlessly connect properties, landlords, tenants, service providers, equipment, vendors, contractors, field technicians, managers and call center staff through an integrated building management system. Security personnel are stationed at carpark boomgates and 24-hour CCTV monitoring is installed at all main entrances and exits. Visitors check in at the concierge counter in the lobby and entry into the building is controlled by Card Access Control, which once tapped on the reader, opens a turnstile. Once in the lift, the card can permit access only to the floor the holder works on or is authorised to visit.
The central core contains the service elements of the building — passenger and service lifts, electrical risers, air-conditioning handling units (AHU) and toilets. This enables building management team to carry out maintenance works without needing to access tenant’s premises.
All offices are equipped with a dual power supply from different substations and dual telecommunications cables routed through different telephone exchanges. The facades of the towers are illuminated from below, giving an even wash of light to the horizontal sunshades on the exterior wall. The sculpted crowns and sky gardens, placed at the top of each tower, are also dramatically lit from the inside, forming a dialogue with the other crowns of the CBD skyline. All surrounding urban spaces are carefully articulated through particular lighting accents, focusing on public seating, water features and other landscaped areas.
Marina Bay Financial Centre has demonstrated that developing mixed-use communities goes beyond just incorporating residential, retail and commercial properties. It implies developing neighborhoods that incorporate the different components seamlessly to improve the quality of life and revitalise this continually evolving concept of urban design by working together with realtors, government, architects, planners as well as the target audience. As Mah Bow Tan, Minister for National Development, Republic of Singapore, admits “MBFC is a milestone in the realisation of our vision for Marina Bay. It is a strategic step to ensure that Singapore remains a major player in the global banking and financial arena.” While Singapore is yet to be recognised as the region’s financial hub, this development is a step in the right direction and show how a mixed use development in the heart of an existing developed CBD can work.