Project Name: Jui Residences
Development Company Name: Tiara Land Pte. Ltd.
Joint-Venture Partnerships: N.A.
Architect: JGP Architecture (S) Pte Ltd
Main Contractor: Nakano Singapore (Pte) Ltd
Location: Outside Central Region
Total Gross Floor Area (sqft): 106142.81
Number of Residential Units: 117
Type of Area: Strata
Description of Project: Jui Residences is a waterfront residential development in park-like settings, consisting a singular 18-storey block, comprising 117 units designed to embrace its rich heritage values and its proximity to modern day’s lifestyle needs.
This residential tower is located on the site of the celebrated National Aerated Water Building, a bottling factory with history extending from 1954. Many will remember this old bottling factory fondly as this was where their favourite locally produced soda-pop drinks such as Kickapoo and Sinalco were once produced.
Jui Residences is part of URA’s Kallang River Rejuvenation plan and is a result of an excellent collaboration with URA’s Heritage Department, where the art-deco façade of the bottling factory is sensitively conserved at the front and the new tower mass at the back uses vertical flutes on the façade, arched ornamentation on the balconies, and large inset curves at the podium; together with the unique selections of mosaic tiles and terrazzo-look floor tiles for the internal finishes, these are all channelling the developer’s persistence on modern interpretation and practicality while taking inspiration from the rich art-deco history.
Anyone who have visited Jui Residences are pleasantly surprised not only by the thoughtful preservation of this prized piece of Singapore history, but also just how seamlessly heritage can be integrated with modern day needs. They are intrigued to understand the historic significance of the site with the display of ceramic bottles replicating the ‘soda-pop bottles’ with narrative black and white photos of the original bottling factory in the showflat and how Jui Residences adopted these art-deco principles into the new development.
Jui Residences stood out in the sea of mass-produced condominiums with its unique identity as a ‘building of historic significance” recognised by URA, and also its strategic location next to Kallang River, ear-marked by URA as a new lifestyle precinct at the edge of the city, with water front homes and entertainment facilities such as park connectors and water activities. Jui Residences also enjoy proximity to the Pan-Island Expressway (PIE) where it takes 20 minutes or less to reach Changi Airport and the city.
Official Project Website: www.juiresidencesbysdb.com
URL for Virtual Tour: www.youtube.com/watch?v=IG7bXNS6FAg
Completion Status: Completed Project (TOP)
Property Category: Mixed-use with Residential components
1 Bedroom: 26
1 + Study: 0
2 Bedrooms: 39
2 + Study: 0
3 Bedrooms: 46
3 + Study: 6
4 Bedrooms: 0
4 + Study: 0
5 Bedrooms or more: 0
Level 5 Facilities Deck
National Aerated Water (NAW) Building
Mixed-use with Residential components
Types of Use: Residential, Retail
Proportion per use: Residential – 92%, Commercial – 8%
Integration of Components: One of the most unique aspects of Jui Residences is the conserved National Aerated Water Factory at the front. Such a building of historic significance should be enjoyed and appreciated by all, including its residents and all Singaporeans.
This conserved portion at the front is zoned Commercial where it can used for commercial activities accessible by public. Without the traditional boundary walls or fences that demarcate private estates like most, Jui Residences adopted an open, seamless design strategy at the front where the public can freely access and appreciate this beautifully conserved factory up-close. As Jui Residences is located along the Kallang River Park Connector, ramps are constructed to allow cyclists a seamless experience. One can simply cycle or walk along the river and stop to appreciate this carefully restored iconic building. Jui Residences too, encourage its residents to cycle and have an active lifestyle, hence ample bicycle lots are provided in the estate for ease of parking.
Extensive considerations were also made to protect the security and privacy of Jui Residences’ residents. A passageway through the conservation commercial building in front remains open 24 hours to allow easy access to the residential block behind. Residents similarly have free access to their homes through a side gate along Kallang River. Residents will then go up to their apartments using secured lift cars with card access.
Communal facilities are also thoughtfully designed on level 5, away from potential noise and traffic from the public areas. This elevated facility deck consisting of seating areas, swimming pools, aqua gymnasium and outdoor dining facilities also allow residents an exclusive, panoramic view of the Kallang River where it is often breezy and peaceful. Residents have direct lift access to this private enclave from their apartments without any prying eyes from public users of the Park Connector.
Accessibility: Active Mobility Initiative
Together with Singapore’s initiative towards a green and sustainable country, Jui Residences is aligned to the country’s values. Leveraging on its prime location next to the Kallang River, residents can simply cycle 2 to 5 minutes to nearby amenities such as Potong Pasir MRT station, the abundance of famous eateries in the vicinity and shopping malls such as The Venue Shoppes and The Poiz Centre. Residents can also cycle with breeze to the Kallang Basin area within 20 minutes and the Central Business District in less than 30 minutes.
Bus and MRT station
The nearest bus stop is merely 160m from the development, while Potong Pasir MRT station, Boon Keng MRT station and Geylang Bahru MRT station is 650m, 860m and 950m respectively from the development.
Jui Residences is 1 minute away from major expressways, i.e. the Central Expressway (CTE) and the Pan-island Expressway (PIE). This means any parts of Singapore are within easy reach. It takes less than 10 minutes to town and 15 minutes to Changi Airport.
Landscape Aesthetic Vaues: The Entrance
The design strategy for the entrance seeks to introduce a refined level of detail, with characteristics reflecting the conservation building and the Singapore Art Deco tradition. Set apart from the structure of the existing building, care was taken to create a complementary character and scale at ground level to relate the old and new structures visually, and create a cohesive, sympathetic proposal.
Pedestrian access is provided directly through the conservation building. This will register the historic reference upon arrival and allow residents and visitors alike to experience the history of the National Aerated Water Company (NAWC) building. Shrubs are planted along the front façade of the conservation building and the edge of the carpark structure fronting Kallang River to further soften the impact of the building along the river edge, thus improving the visual and physical connection to the riverside. Native tree such as Tristaniopsis whiteana are planted along the site boundary.
A strategy of vertical green planting is proposed for the carpark podium, which is behind the conservation building but visible along the Kallang River. These vertical green screens provide a clear architectural definition and help to reduce the visual impact of the car park mass and mitigate any visual effect from headlights within the car park. This too compliments natural elements of the Kallang River which can be enjoyed by all.
Elevated Facility Deck
On level 5, one will find a secluded sanctuary where residents can rest and unwind in a multi-purpose activity space. Sunken viewing enclave with stepped casual seating offers a place to retreat with a view to the iconic flag staff on the old factory and the river and open space beyond.
With the sound of flowing water and lush tropical landscape, the elevated deck provides a tranquil refuge of tropical serenity. A variety of native feature plants not limited to Angiopteris evecta, Cyathea latebrosa, Memecylon pauciflorum, Syzygium zeylanicum, Crinum asiaticum, Phymatosorus scolopendria were carefully selected to create an encapsulating tropical sanctuary for the residents to enjoy and unwind.
Social & Cultural Values: Jui Residences is part of a conservation building of historic significance, making it a development with unique status and value. Given its prominence along the Kallang River and the Park Connector, SDB understands that Jui Residences will be an icon along the river which can be enjoyed by all.
Starting from the conserved National Aerated Water Factory, one of the design consideration priorities was to ensure that the community can appreciate this monument. Hence the frontage of the building is designed to be ‘a plaza’ which is left open and seamless to the Kallang River Park Connector. SDB took the initiatives to install permanent visual boards on display outside this monument together with the carefully restored old petrol pump, it seems like history has ‘come to life’. These cherished memories are accessible to the public, greatly increasing educational and recreational values, not just for its residents, but for the general society. To make this area accessible, conducive and connected, thoughtful landscape designs including lawn and handicap ramp can be found along and beside the plaza to make the most of the view to Kallang River and to encourage the existing and new residents of the area to utilize this space for leisure activities.
Vertical Green Screens
Jui Residences, being a prominent part of Kallang River, has significant visual effects on the overall enjoyability of the waterbody. The carpark podium is 4-storeys with vertical screens. These vertical green screens planted with Aristolochia grandiflora, Vernonia elliptica, Phymatosorus scolopendria and Adiantum latifolium creates a towering green effect along the river side, providing shade, good air quality and greatly improve the aesthetics of the river side, creating multiple values to its residents and the greater community.
Livability & Wellness: The Plaza
The open plaza at the front of the National Aerated Water Factory links Jui Residences directly with the Kallang River and the Park Connector Network, a 9-kilometer stretch of the Singapore Park Connector Network, where residents can choose from a variety of outdoor activities along the river. The landscapes alongside the Plaza seamlessly flow with the Kallang River encouraging an active lifestyle and a general wellness of the mind.
While accessibility and connectivity are easily found at the doorsteps of Jui Residences, residents can also find tranquillity and retreat once they enter the residential building. Tucked on level 5, the facilities deck serves as a private sanctuary to its residents. With 4.3m high ceiling the deck is airy yet sheltered. The lush tropical landscapes abundantly planted around the deck provide shelter and peace where residents can enjoy their quiet moments.
Green Plot Ratio: 15.48
Landscape Replacement Area (LRA): 40.81% + 17.42% of vertical greenery
Biodiversity and Habitat Creation: N.A.
Design Concept: The Conserved Factory
The conserved National Aerated Water Factory is clearly visible along the busy Serangoon Road. One of the design principles is to ensure that this monument remains visible and accessible to all. This led to the conceptualization of “The Plaza”, where the conserved building is clearly visible on all fronts and is open and accessible to the public. This is envisioned to be a place of cultural connectivity and heritage values.
The conserved National Aerated Water Factory is a standalone structure and detached from the new building. Yet, the new building is to have a carefully balanced composition, integrating details and decorations influenced by the Art-Deco era, into a consistent overall design strategy.
The River Side
The side façade of Jui Residences will have a direct visual impact on the Kallang River as it fronts the Park Connector Network along the River. It is outstandingly visible along the river and opposite the road. Due to the prominent location, one of the design principles is to complement and enhance the surrounding and to value-add to the natural habitat of Kallang River. This eventually led to an incorporation of perimeter perforated aluminium screens with planter boxes on the carpark podium, to form a giant green wall. While the carpark podium could simply be white-washed walls, SDB insisted on adding these overhanging planting screens because we believe in value-adding to our customers and caring for the general community at large. This massive green wall has proven to benefit the residents and the users of the Park Connector and has greatly improved aesthetics to the general surroundings.
The New Residential Tower
The new tower block seeks to complement the conserved element, using similar design principles in its distinctive local architectural language.
The overall massing seeks to articulate the tower and podium as subtly distinctive elements within a coherent design strategy. As the tower element is also prominent and visible along the Kallang River and from afar, the design principle for this portion was to adopt a more expressive form to communicate at a different scale.
Exterior Aesthetics: The Entrance
Visitors are first greeted by the white, blue and pink hues of the newly restored National Aerated Water Factory, with its iconic flag staff slightly projecting on its left side. The windows and doors are carefully copied and replicated, where one resonates the simple linear and horizontal symmetrical designs with the classic Singapore Art-Deco era. The front of the building has a sense of spaciousness where one can appreciate freely this building of historical significance and understand the history and stories that lingers here, through the visual and written illustrations on the display panels. On the side of this majestic structure, one is pleasantly surprised and amused to find an old petrol pump from the 1950’s. Not many would have seen one in real-life today.
The National Aerated Water Factory seats just next to the Kallang River Park Connector and has open access to the connector. It is fringed with low flowering shrubs, creating a brightly lit and cheerful ambience.
This conserved building is standalone and separated from the new tower block behind.
The design strategy for the base podium seeks to introduce a refined level of detail, with characteristics reflecting the conservation building and the Singapore Art Deco tradition. Set apart from the conserved element, much considerations are taken to create a complementary character and scale at ground level to relate the old and new structures visually, and create a cohesive, sympathetic integration.
a. Entrance Canopy: projecting band that references the existing building canopy and introduces a personal scale at street level and along the river.
b. Vertical Emphasis: a subtle vertical emphasis to the podium composition as a counterpoint to the existing building.
c. Green Facade: integration of planting into the façade.
d. Openings & Vents: a geometric screening that articulates the façade and allows ventilation.
Residents can access the residential tower through an open walkway between the conservation building. Fronting Kallang River, a secondary pedestrian approach is provided, allowing an additional access point to the entrance lobby and an improved visual and physical connection to the riverside. The residential drop-off is provided from within the podium.
The perforated aluminium screen wrapping the carpark podium encourages natural ventilation and provides a clear architectural definition to the base.
The overall massing seeks to articulate the tower and podium as subtly distinctive elements within a coherent design strategy. As the tower block is prominent even afar, it is designed to be more expressive. Taking reference from the proximity to the Kallang River, balconies have arched forms and wide inset curves on the ceiling that creates an undulating visual from far, mimicking the shapes of waves and water. This gives Jui Residences a distinctive identity and an iconic landscape in the Serangoon area.
Jui Residences accommodates a total of 117 units, starting on level 6 to level 18. On level 5 house the communal facilities deck and beneath it the carpark podium. The tower is lifted from the podium to allow a large social pool deck, accommodating water play activities as a centre of relaxation and well-being for the residents. The facilities deck is intricately landscaped to mimic a tropical oasis, while enjoy unblocked views of the Kallang River. The expressive crown with horizontal banding defines a termination to the building.
Interior Aesthetics & Finishes: Drawing inspirations from the Art-Deco era, the interior finishings selected were a contemporary interpretation of the past. Mosaic wall tiles can be found in the Kitchen and Bathrooms. The floorings are terrazzo patterned homogeneous tiles and in the bedrooms are timber flooring arranged in herringbone pattern. These crafts are seen as artistry that is rare in modern context and requires skilled workers to accomplish. A nostalgic charm while enjoying the digital age’s convenience and connectivity.
The Living and Dining areas expand outwards to the generous outdoor balcony space, large enough to dine and gather with family. It is noteworthy that Type C4 unit Kitchen too, has direct access to the balcony. Such minute details are often overlooked but much appreciated, making cooking and dining so much more delightful. All of these, in the midst of the beautiful panoramic views of the Kallang River.
The bedrooms are designed to be private abode, tucked away from the other living spaces of the house. Some bedrooms are attached with smaller balconies, cherished as a cozy corner of retreat while being treated with the same peaceful view of the Kallang River.
Facilities: The facilities deck is located on Level 5, elevated from the public Park Connector below.
The design intention for the landscape deck was to create a calm retreat for the residents of the development that encouraged an appreciation of the natural assets of the surrounding environment; the Art Deco conservation building and the Kallang River. The landscape deck design intentionally focuses the view of the user in these two directions.
A 25m infinity lap pool and the kids pool are positioned parallel to the Kallang River affording uninterrupted views and visual connection from the pools into the Kallang River, giving inhabitants a sense of liberated space.
The lap pool is also located here to maximize the area of the water that is open to the sky. The lounge areas all face out towards Kallang River and the area beyond the infinity pool edge is stepped down slightly to encourage slightly elevated views back out towards the River and the prime open space beyond.
The other key view is towards the conservation building below along Serangoon Road. To acknowledge and appreciate this feature of the site, the design incorporates a terraced viewing deck at the end of the building, that steps down and angles back towards the art deco building below. The stepped seats orient the viewer towards the main feature of the building, the projected flag staff. This area is intended to be a lounge area with beanbags, where residents can spend a quiet afternoon.
The landscape deck also includes other facilities for the residents such as an aqua gym, wading pool, viewing deck, outdoor dining areas.
The cement rendered effect for the floor finishes is a rework from the 1950s, giving the facility deck an industrial yet contemporary flair.
Dr Colin K. Okashimo’s series of Miami Art Deco pastel coloured ceramic sculptures titled ‘The Bottle Assembly: Filling Voids and Voids Filling’ are now proudly displayed at the boundary walls and facility deck. These sculptures are in two complimenting forms: the ‘bottles’ are a positive clay fired form and the other ones are ‘bottle voids’ which are negative impressions of the same bottle. Drawing upon the notions of a factory, bottles are in a type of production line with shelves and boxes giving a sense of things being ‘assembled’ and ‘crated’ for distribution.
Flora and fauna selected for Jui Residences are indigenous species from Singapore and the general South East Asia regions. These plants are largely hardy and suitable for local weather and climate. Landscape maintenance is expected to be lower due to this nature. The landscapes and vertical green walls are irrigated using smart auto-irrigation drip system.
Jui Residences made much references to the Art-Deco traditional elements of simple linear and horizontal flutes on its facade. This sleek, timeless design allows ease of maintenance without any projections or protrusions that make façade cleaning and repair difficult in the long run.
Elevated Facility Deck
All the facilities are concentrated on Level 5 of the building. This means majority of the equipment are easily accessible on the carpark podium below. This lowers the need to disrupt residents whenever maintenance of pumps or equipment are need.
Selection Of Hardy, Sustainable Material
Materials like homogeneous tiles, and engineered timber are used widely in the development. The 25mm thick cast-iron drain covers of the old bottling factory building were recycled and reused in the construction of the new drains within the development. Such materials are remarked by their hardiness and longevity, without need much care or attention by its users.
All as-built drawings (architectural, structural, landscape and M&E drawings) were handed over to the Managing Agents, together with the list of paint codes, tile codes and a list of light bulbs used at common area. Proper training for the M&E maintenance of the building were carried out to train the Managing Agent team, with step-by-step instructions and photos accompanying the maintenance procedures.
Design Considerations for Unit Layouts: Each floorplate accommodates 4 no. 3-bedroom units, 3 no. 2-bedroom units and 2 no. 1 bedroom units. The 3-bedroom units occupy the corners of each floorplate, maximising the river views whilst allowing a more luxurious quality of living. All 2-bedroom units are located to the South-West to allow unobstructed views of the river.
The perimeter of the tower is optimised for communal living, allowing the living / dining spaces and all bedrooms to benefit from clear glazed frontage. In every unit, the living and some master bedrooms are afforded a generous balcony, expanding entertainment space and improving the spatial quality of the unit.
The units are designed to be rectilinear with side by side living dining opening up to a spacious balcony with panoramic, expanse views of the Kallang River. Type C4 unit balcony is also accessible directly from the Kitchen to encourage interactive and fluid space uses.
Ecological & Environmental Values: Carpark
The large vertical green wall surrounding the carpark podium helps absorbs the carbon emission of the vehicles. This does effectively help to lower the ambient temperature, with the cooling effects felt by the residents in the building generally. The auto-drip irrigation system achieves efficient water usage and sustains this large vertical green wall with minimum need for maintenance or replacement.
The carpark podium is also designed have minimal reliance on mechanical ventilation. The perimeter perforated aluminium screens and overhanging planting are designed strategically to allow natural cross ventilation in the carpark.
Trees and shrubs selected require minimum maintenance and replacement and are not hazardous to the general public. Areas where auto irrigation is not possible, irrigation tap points are provided.
General maintenance of all landscape areas complies with the Landscape Architect’s specification and relevant local codes of practice and standards of relevant authorities. The basic regular maintenance program would be able to upkeep the aesthetic and performance of the installed plants.
Proper safety provision is provided for the maintenance of plants on high rise greenery areas.
Earth Control Measures
Strict earth control measures were deployed during the construction stage. Due to the site’s proximity to the Kallang River, the risks of water or earth pollution during construction is real. To mitigate these risks, silty mud water was treated before being discharged into the Kallang River. Whenever possible, active recycling and treatment were done to waste water to reused this for area cleaning.
Demolition of existing bottling factory with asbestos roof
Designing and building around a conservation building is never an easy feat. Site works are often faced with unforeseen challenges that the projects team need to work around resourcefully.
The National Aerated Water Factory is an old building dating back to 1954. The old roof structure contains asbestos, which is a hazardous material banned in present day construction. To deal with this hazardous material in an environmentally responsible manner, the factory was entirely wrapped during the demolition period when removing the roof panels, to minimise any air-borne asbestos escaping. Though more challenging to work within the parameters of the plastic wrap, this was the environmentally and socially responsible way to protect the general public health.
This is aligned with the National Environmental Agency (NEA)’s approved method of dealing with hazardous built-materials.
The design principles of Jui Residences stem from the Art-Deco era, where simple linear and horizontal flutes were used throughout. This simplicity allows openings and cross ventilation through the buildings i.e., the carpark podium, the facility deck as well as within the 117 units.
In communal areas like the carpark podium, because of the natural cross ventilation effects, there is minimum reliance on mechanical ventilation systems. Therefore, demand controlled ductless fan ventilation system are deployed on site. This type of passive design system will only be activated when the CO sensors detect high Carbon Monoxide (CO) level, which render low or no energy usage most of the time. Areas with less footfall such as the staircases are fitted with motion light sensors.
Sustainable Built Materials
The perimeters of the building are mostly glazed, reducing the reliance on artificial lighting, this results in lower carbon emission in the long run. Glass is also a recyclable material which is aligned to Building Construction Authority (BCA)’s push for sustainable building materials.
Other recyclable materials that are used at Jui Residences are false ceiling board, drywall partition and AAC Panel for divider walls, engineered timber flooring for bedrooms. Internal and external paint with low Volatile Organic Compound (VOC) content are used throughout the building. Lastly, landscape drainage cells, compost fertilizer and termite protection system all are green products aligned with Building Construction Authority (BCA).
Green Mark Score: GreenMark Gold
Use of Technology: Technology has been adopted in Jui Residences in these aspects:
– All units in Jui Residences are fitted with electronic lock systems with pin numbers, manual key override or card access
– Carpark access is controlled by auto IU system and time-based parking charges for non-residents, to allow more visitors to park at the multi-storey carpark.
– Auto irrigation systems fitted with rain-sensor to more efficiently irrigate the landscapes
– Mechanical ventilation using carbon monoxide (CO) sensors demand control ventilation ductless fan system in the carpark, to only activate if the level of CO is high.
– Motion sensors for all areas with less foot-fall
– Strategic placement of IP CCTVs at lift lobbies, driveways and entry/exit points so that the security guard is able to monitor human and traffic movements efficiently.
– Intelligent lift using VVVF technology which employs frequency inverter technology to regulates input voltage and frequency throughout the lift operation, drawing much less current during lift acceleration and deceleration, resulting in efficient energy usage.
Relevance to Community: Jui Residences is constrained by limited carpark lots. To better utilise and manage these carpark lots, a charging system is adopted and automated by IU system. This system enables visitors who are driving to be charged according and those who doesn’t require will be able to free up unused lots for visitors and other residents.
With the carparks naturally ventilated, we have lowered the risk of Carbon Monoxide (CO) built up, which has detrimental effects on human health. Additionally, CO levels are monitored by CO sensors which will automatically activate mechanical ventilation when needed. This automation ensures air quality remains optimal for human health at all times.
As Jui Residences adopts a fenceless design, breach of security can become a potential issue. We have mitigated any of such breach risks by the strategic placement of CCTV as well as card-access only gates into the residential building. Lift Cars are only accessible to those with card access. This multiple layer security approach ensures the safety and privacy of Jui Residences’ residents without heavy reliance on labour. At the same time, it is possible to allow public to come up-close and personal with the conserved element at the front.
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