SINGAPORE: Once a bustling hub of activity, the Far East Shopping Centre on Orchard Road now faces an uncertain future.

Despite its enviable position just a stone's throw from the popular Orchard MRT station, this 42-year-old mall finds itself grappling with dwindling foot traffic and a significant number of vacant units, many of which are now home to caretaker agencies rather than the high-end retailers expected in this luxury shopping district.

This struggle is not isolated to the Far East Shopping Centre. Numerous older malls dotting Orchard Road, particularly those nearer to the affluent Tanglin neighborhood and the lush Singapore Botanic Gardens, are also feeling the pinch of decreased consumer footfall.

Orchard Road has long been recognized as Singapore’s primary shopping artery, with most vibrant activity occurring in its central section, where numerous retail spaces boast direct MRT access via convenient underground passages. The absence of such connectivity is one key reason for the stagnation faced by Far East Shopping Centre.

A Vision for Change

In response to these challenges, Singapore's Urban Redevelopment Authority (URA) has launched a comprehensive revitalization initiative. The project aims to breathe new life into older structures along Orchard Road, but the transformation will necessitate significant investment, likely amounting to billions of dollars due to escalating land and construction costs.

Promising developments are already in motion in the Orchard Road vicinity closer to Tanglin. Billionaire Ong Beng Seng's Hotel Properties Ltd (HPL) recently gained permission to demolish three aging properties to make way for a sprawling mixed-use development that will encompass hotels, residential units, offices, and retail spaces within two impressive towers.

Projects earmarked for redevelopment include the Voco Orchard Hotel and the high-value Forum The Shopping Mall, which was appraised at nearly 950 million Singapore dollars in 2023. Meanwhile, real estate giant City Developments Ltd (CDL) has acquired the remaining units of Delfi Orchard, a 40-year-old structure, for a staggering 439 million Singapore dollars, also preparing to redevelop it alongside an adjoining hotel and mall.

The Tanglin Transformation

The URA envisions the Tanglin region evolving into a vibrant mixed-use neighborhood focusing on lifestyle, arts, and culture. This rejuvenation strategy aims to attract both locals and tourists, providing enhanced cultural experiences that reflect contemporary visitor needs.

By 2025, the URA plans to initiate its ambitious vision for Orchard Road, featuring a 6-kilometre-long "green connection" that will link key green spaces like the Singapore Botanic Gardens and Istana Park. This initiative will prioritize pedestrian accessibility and aim to reinvigorate the entire area.

One of the developers keen on this transformation is Pacific Eagle Real Estate, which recently acquired Tanglin Shopping Centre for 868 million Singapore dollars. Their proposed revamp includes creating pedestrian-friendly walkways and versatile spaces designed for experiential shopping and leisure beyond conventional retail.

Overcoming Ownership Challenges

Despite these promising plans, the road to redevelopment is fraught with obstacles, particularly the fragmented ownership structure of many older commercial buildings. Ownership often comprises small strata units held by various individuals, making collective sale agreements complex and time-consuming. To initiate redevelopment, at least 80% of owners must consent to the sale, not only complicating negotiations but also delaying progress.

Additionally, navigating the URA's Strategic Development Incentive Scheme, which incentivizes property owners to revamp their properties for improved lifestyle offerings, presents its challenges. A recent attempt to collectively sell Far East Shopping Centre collapsed when the necessary URA approval for increased floor area was not secured.

Designing for Comfort

As architects and developers plan for the future, creating a comfortable environment suitable for Singapore’s hot and humid climate is paramount. Tina Qiu of PLP Architecture suggests introducing features like sheltered walkways, animated canopies, and retractable umbrellas to shield pedestrians from the sun and rain.

These enhancements aim not only to provide comfort but also to enrich the streetscape, cultivating a year-round attraction for visitors. Qiu emphasizes how malls strategically connected to Orchard MRT can offer a more pleasant shopping experience, as opposed to those in the predominantly open and exposed Tanglin area.

Looking Forward

The forthcoming revitalization of Orchard Road, especially in the older stretches around Tanglin, promises to reinvigorate this iconic sector of Singapore. While the path to redevelopment is laden with challenges, the vision for a thriving, culturally vibrant, and pedestrian-friendly environment is steadily moving closer to fruition. Prepare for a shopping revolution on Orchard Road that is set to redefine urban retailing in Singapore!