PLP’s Tina Qiu: Balancing comfort, diversity of space use and renewal on Orchard Road
By Cecilia Chow
/ EdgeProp Singapore |
he increased connectivity via these underground links would increase footfall and draw people from the MRT Station into or through their buildings (Photo: Samuel Isaac Chua/EdgeProp Singapore)
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Tina Qiu, director of London-based design Studio PLP Architecture visits Singapore frequently. This is because PLP is involved in the design of two projects in Singapore. One is Shun Tak Holdings’ luxury condo Park Nova on Tomlinson Road, which is expected to be completed by the end of the year, and the other is Singapore Land Group’s redevelopment of Clifford Centre into a new commercial building with over 500,000 sq ft of office and retail space at Raffles Place.
“I have been exploring the Orchard Road area in my frequent visits, particularly the underground connections through the malls,” says Qiu. “I have noticed how these are heavily used by pedestrians because they’re more comfortable to be in than the street level.”
The Urban Redevelopment Authority (URA) and the National Parks Board (NParks) are planning to pedestrianise a 500m stretch of Orchard Road and expand the Istana Park.
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In other climates, pedestrianisation the street will increase footfall, but that is not necessarily the case in Singapore, notes Qiu. “In tropical climates, designers and planners need to think how to provide comfortable environments for pedestrians to fully enjoy the outdoors,” she adds. “Unless done successfully, it will be challenging to attract more people.”
The 54-unit Park Nova by Shun Tak Holdings is expected to be completed by the end of the year (Picture: Shun Tak Holdings)
Increasing underground connectivity
Qiu believes that URA’s efforts to increase connectivity by encouraging developers to build underground links to the MRT station and to neighbouring buildings is a “huge incentive”. The increased connectivity via these underground links would increase footfall and draw people from the MRT Station into or through their buildings.
“Thermal comfort is the key element here,” she says. “People will use spaces that are more comfortable and in places like Singapore, that can be more easily achieved in a regulated interior environment.”
Although building underground involves an upfront cost, it will yield significant long-term benefits for many years to come, adds Qiu. “Our climate is only going to become more extreme, so creating safe, comfortable routes that can be used throughout the year is a very sensible move for developers.”
The other issue is that the Orchard Road area is dominated by retail, says Qiu (Photo: Albert Chua/EdgeProp Singapore)
Diversity of space and activity
The other issue is that the Orchard Road area is dominated by retail, comments Qiu. A simple way to increase foot traffic is by adding a diverse mix of uses to draw people at all times of the day and the week. It will encourage them to stay a while or visit specifically for the experience.
“At PLP Architecture, we believe that the most successful cities are those that embrace diversity of space use and activity,” says Qiu. “By increasing the number of different functions in a place, you will broaden your audience and attract people around the clock. Offices, homes, hotels, parks, bars, restaurants, gyms — these are all used at different times of the day and can turn an area into a 24/7 destination. You also need to provide a reason for people to stay there. Comfortable places to sit, green spaces to enjoy, restaurants and cafes all contribute to an active public life.”
Adding places for culture is important too, whether for holding public events, busking or small concerts, street festivals or public art, she observes. Accessibility and inclusivity are also vital components of successful public spaces, including safe routes for people to walk, comfortable places to sit, and areas for children to play, she points out.
“Retail can also play an important role, but different types need to be considered, like the more experience-focused flagship stores you see on London’s Oxford Street, of which there are plans to pedestrianise,” she notes. “Shopping can be done online, but brands and customer relationships are grown through experiences.”
The collective sale of Far East Shopping Centre (left) failed, while Voco Singapore, together with Forum The Shopping Mall and HPL House, which will be redeveloped together under the Strategic Development Incentive Scheme (Photo: Albert Chua/EdgeProp Singapore)
‘In desperate need of renovation’
Another big challenge, Qiu observes, is the ageing strata-titled commercial buildings and hotels along Orchard Road that are “in desperate need of renovation”. “The longer we leave them like this, the more inefficient they will become,” she comments. “This will only worsen and become more expensive to operate as our climate shifts and requirements for energy efficiency and occupant wellbeing develop.”
If left as they are, the commercial value of these developments will drastically depreciate, Qiu cautions. “Improvements ultimately have an upfront cost and the investment will be borne by the developer. That’s not to say it won’t be worth it.”
URA’s Strategic Development Incentive (SDI) Scheme that offers additional gross floor area (GFA) to encourage redevelopment can make it more commercially viable for developers, adds Qiu.
Qiu: Thermal comfort is the key element here. People will use spaces that are more comfortable and in places like Singapore, that can be more easily achieved in a regulated interior environment (Photo: PLP Architecture)
“What needs to be considered is that if the building renewal is done well and focuses on inhabitants’ wellbeing, the flexibility of floorplates, placemaking and engagement with the public realm, then the lifespans of these buildings will be greatly increased,” she explains. “They will be ‘futureproofed’; prepared for changes in building regulations, market demands and technology. This is what we’re seeing in Europe.”
She points to Tower Ten in Amsterdam’s World Trade Center, which PLP designed. About 20,000 sqm of the existing office building at Tower Ten was kept, with an additional 32,000 sqm of new office space built on top. The old building was largely unsuitable for today’s sustainability and wellness regulations. The new addition, however, not only revitalised the site and increased floor area, but it extended the lifespan of the building significantly. “It’s currently the most successful commercial building in the Netherlands,” she remarks.
The 5.5ha Bankside Yards masterplan has eight public spaces of different characters with eight buildings of different uses (Picture: Visualisation One)
Placemaking, public realm improvements
When it comes to public realm improvements and placemaking, European cities lead the way, says Qiu. In London, major developments such as King’s Cross and Bankside Yards have shown the benefits of placemaking and how it attracts visitors to the area.
“In successful masterplans, several components are working together,” Qiu comments. “Safe, walkable spaces encourage pedestrian activity, green spaces add thermal comfort and contribute to people’s wellbeing, and a diverse mix of uses and spaces — including cultural spaces — creates vibrancy around the clock.”
PLP is involved in the 5.5ha Bankside Yards masterplan, on the South Bank of London’s River Thames. It has eight public spaces of different characters with eight buildings of different uses. “These different uses — homes, hotels, restaurants, cultural venues, and offices — bring life and activity at different times of the day and the week, making it a constantly vibrant destination,” adds Qiu.
Similarly, in Milan, PLP is working on the district regeneration of Parco Romana, a disused railway yard that is being transformed into a green, multigenerational community. The development centres around a large park, with walkable routes connecting the various neighbourhoods. An elevated green walkway sits above the railway tracks, separating the transport route from pedestrianised spaces, allowing people to enjoy the greenery.
PLP is working on the district regeneration of Parco Romana in Milan. It is a disused railyard that is being transformed into a green, multigenerational community (Picture: Parco Romana Design Team)
‘Connecting with the wider city’
In Japan, PLP is creating the Tokyo Cross Park, a regeneration of a 6.5ha district that is set to transform the capital’s heavily urbanised streets into “a green and walkable neighbourhood with places for people to meet, socialise, exercise, be healthy and enjoy the city”.
The scheme has a wide range of functions — offices, hotels, retail, restaurants and public spaces — to draw people. New types of spaces have also been introduced, such as “co-creation spaces”, a platform to encourage people to come together and share ideas.
Green walking loops are created that link Tokyo Cross Park with the adjacent Hibiya Park and Imperial Palace Gardens. The site’s edges are designed to connect with surrounding neighbourhoods and increase accessibility.
“What is crucial in all of these designs is that they don’t act alone,” says Qiu. “At PLP we are careful that our designs look outside of their own borders and connect with the wider city.”
The cocreation plaza at Tokyo Cross Park is designed to encourage people to come together and share ideas (Picture: Nikken Sekkei)
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