EXISTING CONDITION
POPULATION
1990 population census |
150,000 |
| HOUSING UNITS |
| Low-density |
2,820 |
| Medium-density |
2,480 |
| High-density |
30,570 |
| Total |
35,870 |
| LAND OWNERSHIP |
| State Land |
36% |
| HDB |
28% |
| Private |
25% |
| Others |
11% |
| LAND USE DISTRIBUTION |
| Broad Land Use |
Land Area |
| Ha |
% |
| Residential |
269 |
28 |
| Commercial |
45 |
5 |
| Industry |
165 |
17 |
| Institutional |
71 |
7 |
| Open Space & Recreation |
17 |
2 |
| Road & Infrastructure |
198 |
20 |
| Waterbody |
15 |
2 |
| Undeveloped Land |
173 |
18 |
| Others |
9 |
1 |
| Total |
962 |
100 |
 |
| 1985 Master Plan for Geylang Planning Area |
PLANNING ANALYSIS
STRENGTHS AND OPPORTUNITIES
The Geylang planning area is close to the Central Area and the Paya Lebar Sub-Regional Centre is linked to the commercial Fringe Centre at Kallang by the commercial developments along Geylang Road and to the Sub-Regional Centre at Marine Parade by the Joo Chiat Road Shopping Belt. Major recreational areas are also close, along the banks of the Geylang River and at the East Coast Park.
It has a good mix of low, medium and high density housing and is well served by the east-west road linkages, the PIE and MRT. The Aljunied, Paya Lebar and Eunos MRT stations serve the area.
The Sub-Regional Centre, commercial areas along Geylang Road and Joo Chiat Road and the industrial estate at Kallang Way and Kampong Ubi serve as employment centres.
There is potential for redevelopment of the vacant land and low-rise industrial areas around the Paya Lebar Sub-Regional Centre.
 |
| Strengths and Opportunities Plan | WEAKNESSES AND CONSTRAINTS
The height of development is restricted to between 25 AMSL to 64 AMSL at the north east corner of the DGP.
There is inadequate North-South linkages viz no direct link between Aljunied Road and Paya Lebar Road to the ECP and between the Paya Lebar and Marine Parade Sub-Regional Centres. Along Joo Chiat Road, there is a lack of parking facilities and pressure for commercial use to spread to the residential areas along Onan Road, Carpmael Road and Joo Chiat Place.
The area along Geylang Road between Sims Avenue and Guillemard Road has low residential amenity.
 |
| Weaknesses and Constraints Plan |
VISION & OBJECTIVES
| THE VISION FOR THE GEYLANG PLANNING AREA |
An urban residential area at the fringe of the Central Region with excellent employment and transportation facilities.
 |
| Optimize use of land around Paya Lebar MRT station |
PLANNING OBJECTIVES
Apart from meeting the Concept Plan requirements, the planning objectives for Geylang are to:
- Enhance potential of prime residential sites.
- Optimize use of land around the MRT stations.
- Establish a direct shopping and pedestrian link between the Marine Parade and Paya Lebar Sub-Regional Centres, and
- Improve accessibility and linkages to the major recreational areas.
 |
| Improve Linkages to Recreational areas |
PLANNING STRATEGIES
- Provide industrial, business park and commercial centres as employment centres near the MRT stations to capitalise on its mass transit accessiblity.
- Create a vibrant sub-regional centre at the Paya Lebar MRT station with linkage to the rest of the Geylang Planning area and to the commercial centres at Marine Parade and Kallang.
- Provide road networks for redevelopment areas and better north-south transportation links.
- Maintain the variety in the housing types through provision for low, medium and high density residential development for the vacant land at Merpati Road, Guillemard Road, and in the redevelopment of Eunos Industrial Estate.
- Provide greater accessibility to the major recreational area via park connectors along the Geylang River, Pelton Canal and other waterbodies.
- To contain the commercial development along Geylang Road/ Changi Road and Joo Chiat Road to the sites with frontage to these roads.
 |
| Structure Plan |
PLANNING PROPOSALS
PROPOSED LAND USE
The key proposals for the DGP include: more residential developments, a business park, the development of the Paya Lebar Sub-Regional Centre and developments to maximise use of land around MRT stations are proposed to meet long term requirements. Industrial areas at Kallang Way and Kampong Ubi are retained as employment centres.
The broad land use proposals are shown in the table below :
| PROPOSED LAND USES |
| Broad Land Use |
Land Area |
| Ha |
% |
| Residential |
318 |
33 |
| Commercial |
51 |
5 |
| Business Park |
11 |
1 |
| Industry |
189 |
20 |
| Institutional |
112 |
11 |
| Open Space & Recreation |
18 |
2 |
| Road & Infrastructure |
229 |
24 |
| Waterbody |
15 |
2 |
| Others |
19 |
2 |
| Total |
962 |
100 |
 |
| Proposed Master Plan |
RESIDENTIAL
To enhance the existing good mix of residential housing forms in the area, new low, medium and high density housing are introduced. More housing units will be available with the redevelopment of the Eunos Industrial Estate area and Guillemard camp for residential use.
There is an increase of about 14,400 housing units over the existing stock. The breakdown of housing units is shown in the table below.
| PROPOSED HOUSING UNITS |
| Residential Density |
Housing Units |
% |
| Low-density |
2,924 |
6 |
| Medium-density |
3,268 |
7 |
| High-density |
44,108 |
87 |
| Total |
50,300 |
100 |
 |
| Residential Proposals Plan |
COMMERCIAL CENTRES
The Geylang planning area is well served by the Paya Lebar Sub-Regional Centre and the commercial areas along Geylang Road/Changi Road and Joo Chiat Road. The table below shows the location, service areas and commercial floor space of the commercial centres.
The existing commercial floor space of 388,530 m2 in the planning area (including 54,630 m2 in the sub-regional centre) is increased to 645,300 m2 with 220,700 m2 in the sub-regional centre.
| COMMERCIAL FLOOR SPACE (GFA) |
| Commercial Area |
Existing (m2) |
Proposed (m2) |
| Sub-Regional Centre |
54,630 |
220,700 |
| Neighbourhood Centres |
80,100 |
131,300 |
| Precinct Centre |
3,000 |
3,500 |
| MacPherson Road |
4,600 |
4,600 |
| Geylang Road |
56,400 |
100,500 |
| Joo Chiat Road |
58,800 |
83,800 |
| Others |
131,000 |
100,900 |
| Total |
388,530 |
645,300 |
 |
| Commercial Centres Plan |
INDUSTRY & BUSINESS PARK
In addition to the existing industrial areas at Kallang Way and Kampong Ubi Industrial Estates, new industrial developments and a new business park are proposed at the northern fringe of the Paya Lebar MRT Station.
The industrial and business park land provision for Geylang planning area is shown in the table below.
| INDUSTRY & BUSINESS PARK |
| Type |
Land Area |
| Ha |
% |
| Industry |
196 |
88 |
| Warehouse |
15 |
7 |
| Business Park |
12 |
5 |
| Total |
223 |
100 |
 |
|
| Business Park site around Paya Lebar MRT Station |
FACILITIES
A total of 13 primary and 9 secondary schools are provided in the Geylang planning area, as illustrated in the table below.
Other facilities such as religious buildings, sports facilities and community facilities are provided in accordance with the relevant planning standards.
| SCHOOLS |
| Schools |
Number |
| Primary School |
13 |
| Secondary School |
9 |
 |
|
| Schools Plan |
OPEN SPACE AND RECREATION
To facilitate accessibility to the major recreational areas at the Kallang Stadium Sports Complex, northwards to Bishan Park and southwards to the East Coast Park, additional green linkages are proposed along the Geylang River, Pelton Canal and other waterbodies. The existing Aljunied Park and other neighbourhood parks are also retained to serve the community.
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| Green and Blue Plan |
TRANSPORTATION
The transportation network proposed for the Geylang is shown below and include the
following:
- Upgrading of Jalan Eunos and Paya Lebar Road to semi-expressways.
- Improvements to Tanjong Katong Road, Haig Road and Joo Chiat Road to provide better linkage to the Paya Lebar MRT station.
- Upgrading of Eunos Avenue 5 to Eunos Crescent to primary access road.
- Linkage between Paya Lebar Road and the ECP and improvements to the Sims Avenue/Geylang Road junction are subjected to detailed planning.
- Primary and local access network for the redevelopment areas.
 |
| Transportation Plan |
BUILDING HEIGHT
Building heights, which correspond with plot ratios, are subject to technical height controls. Revisions are made to the present micro-zoning height controls, where necessary, to ensure that the building heights relate closely to the proposed plot ratios.
The revised building height controls are shown below.
For areas without any building height control, the permissible height will be determined by the Competent Authority at the appropriate time.
The proposals in the Building Height Plan are intended, where applicable, to supersede the existing guidelines on height controls for corresponding areas in the Micro-Zoning Plans.
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| Building Height Plan |
PLOT RATIO
Higher intensity developments are located in the MacPherson, Kampong Ubi and Eunos Estates and in the redevelopment of Eunos Industrial Estate. The plot ratio for the area between Tanjong Katong Road and Haig Road is increased to take advantage of the high rise corridor to link the development at the Paya Lebar sub-regional centre to those along the East Coast Parkway. The plot ratios also relates to the land use, building heights and urban design intentions for the area.
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| Proposed Master Plan | In addition to land use, plot ratio and building height, special and detailed micro-planning controls are applied to specific areas within the Geylang planning area. These are:
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