August 2005

LTA: being considerate is for wimps


    

 

 

Have you tried to move house within one month from a standing start? That is, to buy or rent a new apartment, negotiate the best possible terms with the seller or landlord, redecorate, pack and then move... all within one month?

Have you ever tried to relocate your business within one month? Look for new premises, negotiate the best possible rental rate (under considerable duress), sign legal agreements, take possession, erect new partitions, recable the premises, put in new lighting to suit your business operations, lay data cables for your computers, build warehouse shelving for your stocks, inform all your customers and suppliers, divert incoming shipments to the new address, update your insurance policies, pack, move, unpack.... all the while continuing to serve your customers. All in 30 days flat.

That's what the Land Transport Authority (LTA) wants the owners and tenants of Hock Kee House, a 5-storey commercial and residential building in Paya Lebar, to do.

Without any warning, the LTA said they would be compulsorily acquiring the building as it had to be demolished to enable work on a new underground metro station to progress.

Hock Kee House, a four-decade-old building, was built on concrete slabs called footings instead of piles, which is unusual for a multistoreyed building sited on soft marine clay. With excavation getting closer to the building, it has already been sinking, and will be increasingly unstable.

Unfortunately, no one knew about the nature of its foundations till after digging work started about 2 years ago.

To avoid damage to the building, the contractor has had to fortify the excavation site and proceed slowly, which had added to their costs, and for which, the contractor has begun to make compensation claims on the LTA.

 

The Straits Times reported on 13 August 2005 that the LTA has received notification of the claims.

"We want to minimise our exposure to the claims," said LTA deputy chief executive T. S. Low.

Every additional day of delay meant that claims would go up. So the LTA acquired the building and told everyone to get out within one month, which prompted a letter from a reader of the Straits Times, Goh Jong Hou (see box on the right). Frankly, the LTA cannot but plead guilty, but of course being expert bureaucrats, they will find a way to reply without actually admitting to anything.

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Some years ago, an architect told me, in respect of a project that we were on, that of all the government agencies we would have to deal with, the LTA would probably prove the most difficult. It was his opinion, and of many others in his profession too, he said, that they are the most arrogant and uncompromising of the agencies they routinely have to deal with.

The LTA has such a high opinion of themselves and their entitlement to grandeur, they proposed in 2002 to build a S$500 million new headquarters building, at a time when acres of office space were on the market begging for tenants. Singapore was then in the middle of a recession. See the sidebar story in When all we know of govt policy is a sample of one. Fortunately, the agency was savaged in Parliament and the plan scrapped.

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Going further back, I recall all too well, the time when the LTA changed the ticket system for the Mass Rapid Transit (MRT). When was that? Around 2001?

Prior to that, we used a card with a magnetic strip, called the Transitlink card. Entering the station, at the turnstiles, we would insert it into a slot and it would come out via another slot. This would be the case for both stored-value cards and single-journey cards.

However, on exit, stored-value cards would come out likewise and be returned to the commuter, but single-journey cards would be retained by the turnstile, since its value would have been exhausted.

For years this had been the system and everybody got used to it.

Then the LTA wanted to migrate to a contactless card system, which is what we have today. For those holding stored-value EZLink cards, it makes little difference. You hold your card going in, and you keep your card coming out.

But for those who preferred single-journey tickets, there had to be a way for the MRT operator to get your contactless card back after use. Since contactless cards are never inserted into the turnstile, how would they get it back?

The LTA came up with a complicated system by which those who wanted a single-journey ticket would have to pay an extra $1 when they purchased their single-journey card. Then, on completing the journey, the commuter has to queue up again to return his card to the machine and get his $1 deposit back.

When commuters realised how inconvenient it would be, there was an outcry. Of course, the outcry only arose after the LTA had installed the new machines and people saw that the so-called new improved system made things worse for the single-journey ticket-holder (though it did make things faster for the stored-value ticket holder).

Many of those who wrote to the press said, why didn't the new system accept tokens for single-trips? The LTA said that would mean building in a parallel payment system and would raise costs. How much, they never explained.

In any case, it was obvious to me that it was too late. The new turnstiles had been imported and were being installed. The problem was, I reckoned, not truly one of cost, but that it never occurred to the LTA to consider using tokens. Throughout the design process, they simply expected people to adapt and conform to the engineering solution they liked, rather than design processes to serve people.

In May 2004, the new Bangkok MRT opened. For single-trips, you buy a token with the value appropriate for your trip. On exit, there is a special slot for tokens. You drop your token into this slot, the gate opens, you walk through and you're done.

Now, why was it too expensive for the LTA to adopt such a system when a developing country like Thailand didn't think it was too expensive for them?

Was it really cost or high-handedness? 

© Yawning Bread 


 

16 Aug 2005
Straits Times Forum

Late LTA decision to evacuate hits residents

Reading the article, 'Circle Line builder to seek claim from LTA' (ST, Aug 13), I was very disappointed with the Land Transport Authority's high-handed approach in solving a problem involving the public.

One of the reasons why only a one-month notice was given to Hock Kee House residents to move out is to reduce the amount of claims from contractor Nishimatsu Construction.

This move to reduce budget and schedule overrun is logical from a project-management standpoint but not when the interest of the public is at stake. Is this another case of the common citizen paying for government agencies' tardiness?

The decision-makers at LTA had obviously made a very late decision to evacuate. If the decision was made because of immediate safety concerns, then Hock Kee House would have to be evacuated immediately, no question asked.

However, the truth seems to be that the safety of the building would deteriorate only with further work in the area.

Thus, this decision could have been made earlier to give the residents more time to move, provided that the work is slowed down.

A rushed decision like this only shows the indecisiveness of public servants and their neglect of the consequences of their decision. They have simply put Key Performance Indicators of projects ahead of citizens' well-being.

The residents now have to put up with the inconvenience of moving out at short notice because they had envisaged a better life after the hustle and bustle of construction work.

Did the LTA decision-makers put themselves in the shoes of the Hock Kee House residents? How can one move one's family and place of business within a month? How can one's hope of capital gains be rightfully compensated?

These have to be considered and explained fully to the residents by the government agencies concerned.

Six months' notice, together with a reasonable compensation, would have been a fairer deal.

Goh Jong Hou

 

 

 

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