Far East Shopping Centre: A Call for Revival

SINGAPORE: Far East Shopping Centre, once a beloved landmark on Orchard Road, is now a shadow of its former self, grappling with significant issues such as dwindling visitor numbers and a desperate need for an overhaul. It finds itself in the unenviable position of being a 42-year-old shopping destination with a majority of its retail spaces unoccupied. While it's conveniently located just a five-minute stroll from the busy Orchard MRT station, the area has failed to maintain its vibrant shopping atmosphere, as the shops that are still operational primarily consist of maid agencies rather than high-end retailers and exquisite dining options synonymous with this upscale district.

This trend of decline isn't isolated to the Far East Shopping Centre alone; numerous older malls along Orchard Road face similar predicaments, particularly those positioned near the upscale Tanglin residential neighborhood and the serene Singapore Botanic Gardens. Unlike the more active central stretch of Orchard Road, where malls enjoy direct access to MRT stations via underground walkways, the lack of connectivity for Far East Shopping Centre has further diminished its appeal in today's retail landscape.

A Revitalization in Motion

In response to the pressing need for rejuvenation, Singapore's Urban Redevelopment Authority (URA) has launched a major revitalization initiative aimed at transforming Orchard Road. This bold plan comes with financial incentives for owners to redevelop their aging properties, though it necessitates significant investments, potentially amounting to billions of dollars given the exorbitant cost of land and construction in Singapore.

Promising redevelopment efforts are already underway in the vicinity of Tanglin. Hotel Properties Ltd (HPL), led by billionaire Ong Beng Seng, has been given the green light to demolish three existing structures to make way for a grand mixed-use development. Encompassing over 114,150 square meters, this new project will feature a hotel, residential units, retail shops, and office spaces housed within two soaring buildings. Notably, two major properties expected to be revitalized include the Voco Orchard Hotel and Forum The Shopping Mall, with the latter valued at nearly 950 million Singapore dollars in 2023.

Additionally, City Developments Ltd (CDL), one of the largest real estate conglomerates in Singapore, has successfully acquired all remaining units of the 40-year-old Delfi Orchard in a deal worth 439 million Singapore dollars. CDL plans to overhaul Delfi Orchard in conjunction with the adjacent Orchard Hotel and mall, owned by CDL Hospitality Trusts.

A New Vision for Tanglin

The URA's vision for the Tanglin area is a vibrant mixed-use neighborhood enriched with lifestyle, arts, and cultural experiences designed to captivate both locals and tourists. Central to this plan is an ambitious transformation of Orchard Road, set to begin in 2025, which includes a 6-kilometre “green connection” that unites key parks and landmarks like the Singapore Botanic Gardens and Istana Park, all designed to promote a pedestrian-friendly environment.

Developers like Pacific Eagle Real Estate are actively contributing to this metamorphosis. They acquired Tanglin Shopping Centre for 868 million Singapore dollars in 2022 and intend to transform it into a lively hub equipped with covered walkways and interactive spaces that push beyond traditional retail experiences.

Navigating Hurdles to Redevelopment

Despite a clear roadmap for revitalization, various challenges remain. A major obstacle stems from the fragmented ownership structures of many older commercial buildings, often comprised of numerous strata units owned by different individuals. For redevelopment initiatives to progress, at least 80% of these owners must consent to the sale, creating complex negotiations that can prolong the process.

Moreover, developers must also navigate the intricacies of the URA’s Strategic Development Incentive Scheme, which encourages property owners to reinvest in their assets but can involve protracted conversations, as demonstrated when attempts to secure a collective sale for Far East Shopping Centre faltered earlier this year due to issues with gaining URA approval for development expansions.

Adapting to the Tropical Climate

As architects envision the transformations to take place, significant attention is being focused on enhancing comfort in Singapore's warm and humid climate. Tina Qiu, a director at PLP Architecture, has emphasized the importance of introducing sheltered walkways, including animated canopies and retractable umbrellas, to shield pedestrians from the heat and rain. Such features not only enhance comfort but could also elevate the streetscape, appealing to visitors all year round.

Qiu points out the inherent advantages of malls directly linked to the Orchard MRT, where shoppers can enjoy seamless transitions between venues in air-conditioned comfort, contrasting sharply with the more exposed locations in the Tanglin area.

A Bright Future Awaits

With ambitious redevelopment plans on the horizon, the revitalization of Orchard Road—especially its older segments near Tanglin—presents an exciting opportunity to infuse new life into this iconic Singaporean thoroughfare. While the path to transformation is littered with challenges, the collective vision for a more dynamic, arts-infused, and pedestrian-friendly environment is firmly taking shape, promising a rejuvenated experience for residents and tourists alike. Stay tuned as Orchard Road prepares to reclaim its status as a premier shopping and lifestyle destination!