ADDP’s Tang Kok Thye: Rethinking condo design, post-Covid-19

/ EdgeProp Singapore |

October 7, 2022 8:00 AM SGT

Tang: It is important to accommodate to homeowners’ changing needs in designing projects (Picture: Samuel Isaac Chua/The Edge Singapore)

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SINGAPORE (EDGEPROP) - Over its 36-year history, ADDP Architects has amassed an extensive track record, working with different developers across many condominium projects — including three of the most notable launches this year, starting with Piccadilly Grand, the 407-unit development by City Developments and MCL Land in Farrer Park. Launched in early May, the project saw 77% of units sold during its launch weekend with average prices of around $2,150 psf.

ADDP also designed Sky Eden@Bedok at Upper Changi Road, the 158-unit development by Frasers Property Singapore that launched for sale on Sept 7. The project racked up a 75% take-up rate on its launch day, with the average selling price of units clocking in at $2,100 psf.

The most recent ADDP-designed project to launch is Lentor Modern, GuocoLand’s integrated project in the Lentor Hills estate near Ang Mo Kio. Of the 605 residential units available for sale, 84% were sold on the first day of the project’s launch on Sept 17. According to the developer, prices of units sold during the launch ranged from $1,856 psf to $2,583 psf.

The solid response for Lentor Modern is not surprising, says Tang Kok Thye, associate partner at ADDP. He attributes the success to the project’s location, which he believes is still the most critical factor in residential developments.

While Lentor Hills is a new residential area, it is close to an established landed housing enclave and is accessible through Yio Chu Kang Road, a major thoroughfare in the Lentor-Upper Thomson area. Within this up-and-coming estate, Lentor Modern also has the advantage of being the only development connected to the Lentor MRT Station on the Thomson-East Coast Line.

While location plays a key role, a well-designed product is still important. “If you have a lousy product in a good location, you may still sell, but you won’t be able to maximise value,” he says, adding that three factors are required for a project’s success — good location, a quality product and strong marketing by the developer. “A good product that comes out in the market combines these three things. In a way, it’s a collaborative effort.”

Check out the latest listings near Piccadilly Grand, Sky Eden@Bedok, Lentor Modern, Lentor MRT Station

Bringing back nature

The pandemic has inevitably altered how condominiums are designed, adds Tang. One such change is an accelerated emphasis on incorporating biophilic design — which focuses on increasing occupants’ connectivity to nature — within residential developments. “The pandemic has shown us that even if you have a nicely designed home, you still need to get out of the house sometimes and see nature.”

Tang, a judge for this year’s EdgeProp Singapore Excellence Awards, adds that he sees more developments highlighting greenery and landscaping as part of their offerings. It is also a design philosophy he embraces. “I intend to bring nature back into development.”

This emphasis on greenery extends to a broader evolution in how condominium facilities are woven into the landscaping of projects. Instead, all the amenities clustered around a large clubhouse since Covid-19 amenities are now more decentralised and spread out into pockets of gardens.

Developers are choosing to include sky terraces and roof gardens to provide a variety of spaces for residents to enjoy. There’s a growing preference for flexible space, a by-product of people spending more time at home post-pandemic. For example, at Lentor Modern, ADDP designed the two- to four-bedroom units to include a “flex room” that can be adapted for various uses, such as a home office, walk-in wardrobe or a nursery. The use can also change over time, depending on the homeowner’s lifestyle.

The inclusion of flexible space is a priority for architects and developers, says Tang. However, some projects may face constraints in providing such spaces due to construction methods. In projects that use the prefabricated prefinished volumetric construction (PPVC) method — where free-standing modules are fabricated off-site before being delivered and installed — flexible space is often restricted to larger units which are more likely to have non-structural walls that can be knocked down.

Collaboration

Tang notes that it is essential to accommodate homeowners’ changing needs when designing projects. One of the trends he sees in the industry is the increase in collaboration between architectural firms in designing projects. At 376-unit The Avenir, the luxury development at River Valley by GuocoLand and Hong Leong Group, ADDP worked with international architectural firm studioMilou on the project’s design.

It is a transformation Tang embraces, as it allows architects to learn from one another and leverage the collective strengths of the collaborators. ADDP also collaborated with Yip Yuen Hong, one of the founding partners at ip:li Architects, on the designs for the 450-unit Martin Modern at Martin Place and the 558-unit Midtown Modern at Tan Quee Lan Street, both projects for GuocoLand.

Another shift is how developers are increasingly electing to engage a contractor earlier in the process. In contrast to the conventional process of selecting a contractor only after design drawings are completed, more developers are now choosing a contractor even before they are awarded a site. “When builders come on board early, they can make the construction process more efficient and work on things like site planning, which adds value to the development,” he says. “It helps developers minimise risk and maximise value.”

One such change is the Sept 1 circular by URA on the harmonisation of floor area definitions among government agencies. From June 1 next year, all strata areas will be included as gross floor area (GFA).

Tang expects it to reduce overall saleable floor areas for private residential developments by around 4% to 5%, as GFA will now include areas such as air-conditioning ledges that were previously “free” for developers. Void areas will no longer be included as part of strata or saleable areas.

ADDP Architects has designed some of the most notable new projects to launch this year, including Piccadilly Grand, Sky Eden @ Bedok and Lentor Modern (Picture: Samuel Isaac Chua/The Edge Singapore)

Sustainability

The government is also pushing for more sustainable buildings. Last March, the Building Construction Authority (BCA) and the Singapore Green Building Council (SGBC) rolled out the Singapore Green Building Masterplan (SGBM), which aims for the greening of 80% of Singapore’s buildings by 2030, among other targets.

Tang, who is serving a two-year term as president of the SGBC, believes that not enough is being done to drive toward sustainability. He points to costs still being a concern when it comes to going green. “Sustainability still comes at a premium. So that is a tough challenge,” he says.

Nonetheless, he believes the targets under the SGBM are achievable given initiatives driven by the government, including requiring new public sector buildings to attain Green Mark certification. It will take a shift in mindset, which is where the SGBC comes in — the body devotes a large part of its efforts to spreading awareness throughout the industry through hosting dialogue sessions and forums.

As the industry continues evolving, he believes shifting towards a more sustainable built environment will be a much-needed catalyst in the broader fight against climate change

The EdgeProp Singapore Excellence Awards 2022 will be held on Oct 21, 2022

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