These 28 units had been operating their businesses based on approvals given by agencies over the past decades, and the reclassification in their status as “Residential” to “Residential with Commercial at First Storey” under the Master Plan will serve to support the vibrant landscape in the estate, according to the Urban Redevelopment Authority (URA) on Tuesday (Jul 24).

The 28 units are mostly located between Eng Hoon and Eng Watt streets and have over time become an integral part of the estate’s fabric, URA added.

In addition to Por Kee Eating House and Nimble Knead Massage, the units also include Flock Cafe, Singapore Realtors, Cozy Wine, One Olive and Drips Bakery Cafe.

The rezoning exercise will take place over the next month and follows a study conducted over two years on the uses in the estate, which also took into account feedback from residents.

“The community shared that they were supportive of the estate’s vibrant character, and having a good mix of business to serve residential and visitors,” said the URA in a news release.

“At the same time, they emphasised the need to maintain residential amenity, so that residents can continue to have a good living environment.”

The Tiong Bahru neighbourhood was developed in the 1930s as Singapore’s first housing estate. In recent times, rapid gentrification in the neighbourhood has seen a increased demand for commercial space in the estate.

According to the URA, common complaints from residents included noise created by businesses, indiscriminate littering and safety concerns.

The URA also said that there are about 15 ground floor businesses in the estate that have been operating without approval at premises meant only for residential use.

The URA has posted letters to these business operators, with officers also going on the ground to speak to some of them to address these infringements. They intend to reach out to the remaining operators in due time.

There are currently about 120 authorised businesses located on the first storey of residential buildings, mostly within Singapore Improvement Trust (SIT) flats.

More than half of these have already been land zoned as “Residential with Commercial at First Storey”.

Source: Channel NewsAsia – 24 Jul 2018

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Responding to questions from Channel NewsAsia, URA said it took enforcement action on 12 shops in the estate because the businesses were operating from residential premises without approval, and were therefore illegal.

“It was not intended to diminish the vibrancy of the Tiong Bahru area. Valid businesses with proper authorisation are welcomed to continue their operations,” the URA said.

There are currently around 80 retail and food and beverage outlets in the part of Tiong Bahru that comprises conserved low-rise housing blocks built in the 1940s and 1950s. The area is popular with expatriates and tourists, as well as locals who are fond of the food stalls at Tiong Bahru Market and the surrounding area.

Even without the 12, there are around 70 retail and F&B outlets in the area, including the popular Tiong Bahru Bakery, Cantonese restaurant Por Kee Eating House and coffee joint 40 Hands.

“Some of the unauthorised uses have ceased, and we have given others grace periods to make arrangements to move their businesses elsewhere,” URA said.

The agency also urged business operators to do the necessary due diligence and check if premises can be used for commercial purposes prior to signing a lease.

“Many residents in the Tiong Bahru estate do not welcome these unapproved businesses and we need to safeguard their interests. Without enforcement, it means anyone can set up a shop next to people’s homes, whether it is allowed or not,” URA added.

Source : Channel NewsAsia – 15 May 2015

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Thanks to a new breed of indie retail shops and coffee houses, the 20 blocks of pre-war conserved flats have attracted renewed interest from home buyers and this has pushed up home prices in the area by about 50 percent over the last two years.

Located near Tiong Bahru Market and Food Centre, the area bounded by Seng Poh, Outram and Tiong Poh Roads was once an old estate.

The 20 blocks of pre-war flats were built in the 1930s and awarded conservation status in 2003.

In the past year, the estate has been gaining attention for the rising number of independent shops and coffee houses that has sunk roots there.

One of the shops specialising in Bhutanese art and home decor opened for business in March this year.

Tan Tiong Pin, owner of Bhutan Shop, said: “This was still considered an old estate two years ago. Many elderly folks lived here. But with new condominiums built, many expatriates and yuppies now live here.”

A couple who moved into one of the Tiong Bahru pre-war apartments nine years ago fell in love with the estate.

Three months ago, they opened a shop selling curios and vintage items, which are attracting tourists and residents from other estates.

Terence Yeung, owner of Flea & Trees, said: “There’s a charm in this space. When people come to this area, they find it’s like an oasis in a big city, right next to the heart of the city and that’s very charming.”

With new life breathed into Tiong Bahru, prices of the pre-war flats have also gone up.

Property agents say conserved flats in Singapore are rare.

With the attractive amenities and shops in Tiong Bahru, agents say prices for the pre-war flats have jumped.

A 1,000-square-foot pre-war flat, for example, is now going for close to a million Singapore dollars.

Source : Channel NewsAsia – 28 Dec 2011

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On the feedback that the STB has allowed Hotel 81 to operate in close proximity to the Tiong Bahru residential area, we would like to clarify that no licence has been issued for the hotel to start operations in Tiong Bahru. Before they begin operations, hotel developments must be licensed by the Hotels Licensing Board (HLB), and applications to the board are required to comply with the requirements of the relevant government agencies. A licence will be issued only if the application meets all requirements stipulated in the Hotels Act.

However, HLB can also revoke the licence if there is any deviation from the hotel licensing conditions, such as evidence of vice activity in the hotel.

URA had granted approval for a hotel use at 1-9 Eng Hoon Street, as it is located in a mixed-use area where there are existing hotel developments in the vicinity.

With regard to the heritage value of Tiong Bahru, URA is mindful of maintaining the unique charm of the area. In fact, this was the reason URA decided to conserve the flats at Tiong Bahru. Regarding the concern on illegal operations of workers’ dormitories, URA has already served Enforcement Notices on the persons responsible for converting the residential premises in Tiong Bahru to unauthorised workers dormitories. If the unauthorised use does not cease by the stipulated date, court action will be taken against the persons responsible for the infringements.

The STB and URA believe that the residents’ concerns can be addressed through collaboration with law enforcement agencies and other Government bodies to ensure that the Tiong Bahru area retains its distinct charms.

Source : Today – 25 Jun 2009

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Since the gazetting of Tiong Bahru as a conservation site in 2003, committed residents have consistently collaborated with grassroots leaders and the town council to improve its heritage value. We are deeply distressed that current developments will reverse much of this work, and are dismayed that Government agencies have shown a lack of regard for the concerns of the community.

Foremost, we are extremely concerned that the Singapore Tourism Board (STB) has allowed Hotel 81 to operate close to the Tiong Bahru residential area. Without prejudice to the hotel, we naturally fear the exposure of our families and children to potentially negative activities, which may be linked to the availability of hourly-stay rates.

We are disappointed with the lack of response by the STB when recently queried by the media, and call on the STB to explain immediately. We similarly call on Hotel 81 to clarify their intentions to set up operations in this neighbourhood – to many of us, having this hotel adjacent to residential property is simply not acceptable.

A second concern relates to landlords and agents in the estate who operate illegal workers’ dormitories and collect thousands in rental profit without concern for the consequent noise, litter and fire hazards. We request that the Housing and Development Board, the Urban Redevelopment Authority, National Environment Agency, Singapore Civil Defence Force and other relevant agencies urgently respond to enforce the law in what is a persistent and festering problem.

These issues continue to adversely affect the heritage value of this gazetted conservation estate, and should be addressed by policymakers and enforcement agencies. The estate has already suffered a loss of heritage with the treasured and historic Bird Corner now relocated to the Link Hotel, due to poorly regulated commercial development and conservation efforts.

As a community, we hope to continue collaborating with both private and public sectors to maintain the quality of Tiong Bahru estate as a national heritage. We do not want to see another heritage site of historical importance – Singapore’s first public housing project – irreversibly destroyed.

We welcome urgent engagement by the relevant agencies and Hotel 81 with regard to the matters raised. We are eager to contribute constructively towards reaching a resolution acceptable to all parties.

Source : Today – 17  Jun 2009

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The rental for the units can cost up to S$4,500 a month.

The flats are over 50 years old and are believed to be among the first to be built in Singapore.

Katong Hostel successfully won the HDB tender to rent out the 120 available units.

It invested S$3 million to renovate them with a contemporary design, but it decided to preserve the exterior by using just a fresh coat of paint.

The original tenants have moved out under a redevelopment scheme.

The flats will be ready by March next year.

Half of them are three-room flats while the rest are four-room units.

Katong Hostel said it is charging a high rental rate because it is providing better services such as housekeeping, full security and free wireless services.

Joyce Sim, General Manager, Katong Hostel, said, “We will have our maintenance personnel and operation personnel over here… so basically within the whole premises…cleanliness, hygiene or even the basic kind of operation will be all done by our operation team, and we have actually set up a 24-hour office, and our security checkpoint.” – CNA/ms

Source : Channel NewsAsia – 26 Dec 2007

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