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Students spotted climbing to roof of 5-storey carpark, AMK Town Council 'exploring preventive measures'

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SINGAPORE - The Ang Mo Kio Town Council is "exploring preventive measures" after students were seen climbing to the roof of a multistorey carpark in Hougang.

A resident had taken a video of five students at the top of the five-storey-high carpark at Block 971A, Hougang Street 91, a Lianhe Wanbao report said on Thursday (April 13).

The resident, who declined to share her name, said it was dangerous, as there were no railings around the roof structure.

The students had climbed on to the roof to "take selfies" at around 5pm on Wednesday, she said.

In response to queries from The Straits Times, a spokesman for Ang Mo Kio Town Council, which oversees the area, said on Friday that they had investigated the matter.

"Our investigation shows that the students had climbed onto the roof of the multistorey carpark via the firehose reel," he said.

"The respective school will be informed and the town council will be exploring preventive measures."

ST understands that a police report has been filed, and that the students had climbed up the roof to retrieve a fallen wallet.

A resident in her 50s, who lives opposite the carpark, told Wanbao that her daughter had spotted the kids.

"I looked outside and saw them taking selfies. Some were dancing, and I felt scared for them. If they trip, they could fall downstairs, and I can't even imagine what would happen then," she said.

Other residents said that they often saw a group of secondary school students playing noisily at the roof.

They reportedly frequent the place between 3pm and 5pm.

Said a resident in his 50s who gave his name only as Mr Huang: "It is quieter here, and (my block) is near the carpark, so I can hear it all and it's very noisy."

He added that he was worried that the students may be so preoccupied in their games that they may not notice incoming vehicles.

Just this month, two young girls were filmed running on the roof of a walkway at Jalan Kayu. Ang Mo Kio Town Council, which also oversees the area in question, later blocked the access point to the roof.


This article was first published on April 15, 2017.
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Actor Edmund Chen files police report, after giving $10,000 to woman who 'abused his trust'

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SINGAPORE - Local actor Edmund Chen has filed a police report, after claiming to have lost at least $10,000 to a woman he had hired but who later "abused his trust".

Chen confirmed with The Straits Times on Saturday (April 15) that he had filed a police report, although he declined to share the content of the report.

"I have a lot to lose, to be honest," he said over the phone. "I contemplated for a long, long time (whether or not to make it public) but I thought - if I can prevent the next victim, I would do so and I think I have prevented a few (from falling for her tricks)."

Chen alleged that others have been tricked by her too.

He began making a series of posts on his Facebook page about the woman, identified by Lianhe Waobao as Miss H, on April 10.

He said he received a private message in 2016 from Miss H, 30, who said she wanted to collaborate with him on an art project.

Chen, 56, is also an illustrator. The project did not take off, but he introduced her to his family and she became close to them, with his actress wife Xiang Yun making her a goddaughter.

The woman faced financial difficulties, and Chen allegedly gave her red packets amounting to at least $10,000.

Later, she began working for him, representing him for events and in business.

Chen fired the woman in February this year, but she allegedly continued to pass herself off as his representative in his business circles.

He alleged that she changed his password and he was initially locked out of his Facebook account.

The woman told Wanbao on Thursday that she had not done anything wrong.

She said: "He attacked me on Facebook before I even had a chance to tell reporters anything. This amounts to libel. Why would he do this?"

She said that she would discuss her options with her lawyers.

Chen, however, told ST on Saturday that he felt what he had posted about her "were facts".


This article was first published on April 15, 2017.
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Kong's 'temporary' Sentosa Cove home remains unsold

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Almost two years after it was put up for sale, the Sentosa Cove apartment co-owned by City Harvest Church (CHC) founder Kong Hee remains unsold.

The Sunday Times understands that Kong, 52, and his family - wife Ho Yeow Sun and son Dayan - are still living in The Oceanfront duplex penthouse that he co-owns with Indonesian tycoon Wahju Hanafi.

The 5,242 sq ft unit has also been taken off the market, sources told The Sunday Times.

A photo taken in 2015 of the infinity pool in the Sentosa Cove apartment belonging to Kong Hee and co-owner Wahju Hanafi. They bought the apartment for $9.33 million in 2007 and put the unit up for sale in 2015 with an asking price of $10 million.
Photo: Courtesy of T. Margaret

In 2015, Kong had said that the Sentosa Cove penthouse was "only our temporary home, until the property is sold".

A video posted on CHC's Facebook page late last month showed Kong, Ms Ho and other church members seated at a balcony similar to that of the Sentosa Cove property.

A video posted on CHC's Facebook page last month showing Kong (second from right), with his wife and church members seated at a balcony similar to that of the Sentosa Cove property.
Photo: City Harvest Church

Kong and Mr Hanafi bought the apartment for $9.33 million in 2007 and each paid monthly instalments of $17,000.

In 2015, The Straits Times reported on the property being listed with the asking price of $10 million. Kong said then that his family moved into the Sentosa Cove home after he had to sell his other properties to pay his legal fees.

The latest Inland Revenue Authority of Singapore records show that it remains today under the names of Kong and Mr Hanafi. Kong and five other former and current CHC members have chalked up millions of dollars in lawyers' fees in the most expensive criminal trial in Singapore history, which started in May 2013. All six have been convicted of varying charges of criminal breach of trust and falsifying church accounts.

Kong and other defendants, John Lam, Tan Ye Peng, Serina Wee, and Sharon Tan, are represented by lawyers, many of them senior counsel.

The sixth defendant, former CHC fund manager Chew Eng Han, has been representing himself since May 2014.

Following a High Court appeal last Friday which saw jail terms for all six defendants cut, the prosecution has referred the case to the Court of Appeal - and legal fees can only be expected to climb.

Lawyers estimated that the costs could possibly run up to a record $15 million.

A note on CHC's website suggested that church members could help the six defendants with their legal fees. It stated: "As you can imagine, their families have many needs... While the church is restricted by the authorities from helping them to pay for their legal fees, individual members are free to support them. As always, keep them and their families in prayer."

Members that The Sunday Times spoke to said that they remain supportive of their church leaders but they do not intend to contribute to paying off their legal fees.

Read also: Rise and fall of a superstar church

Said Mr Andrew Kho, 33, a strategic partnership manager who has been a church member for five years: "Our priority is not to raise legal fees, in fact this was never brought up before.

"We can give support by continuing to attend services and be faithful towards the church and our leaders during this time when many others have left."

Another church member, Mr Eric Wong, 38, declined to comment on whether he would support the leaders' legal fees.

However, Mr Wong, a music producer who has been with the church for 18 years, said: "But I'm sure there will be other church members who will want to and will be able to contribute in this area.

"For the rest of us, we just want to get on with our usual church activities."


This article was first published on April 16, 2017.
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Hostile stares and friendly words on the streets

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Around two weeks ago, about 65 people took photos with Ms Cassandra Thng, 20.

This happened along the shopping belt from Bugis to Orchard Road. But she is not a celebrity.

Ms Thng was raising awareness of a group of people who often face discrimination worldwide.

She was walking around on March 31 - declared the Transgender Day of Visibility - from 5.30pm to 10pm. A sign around her neck read: "I am trans. Will you take a photo with me?"

Ms Thng is a transgender woman, meaning she identifies with a gender different from the one she was born as.

"I was visible by choice, out of the bubble that is my progressive friends," she wrote on Facebook.

She told The Sunday Times it was a scary affair at first, and she was worried about her safety.

"I was afraid of being verbally disparaged, receiving threats of physical violence, experiencing harassment, experiencing physical or sexual violence, and being stalked," she said.

"It sounds like paranoia, but such is the atmosphere of discrimination that surrounds us.

"We are at a much higher risk... and with me being as visibly out and attention-seeking as I was on that day, I felt like I was at an inordinately high risk."

Overseas, transgender people are regular victims of hate crimes, with 21 killed in the United States in 2015.

But while Ms Thng did receive some hostile stares, she also found support on the streets.

"The most interesting thing that night... was three Christian girls asking to say a prayer for me - and they prayed that I may have the strength to be myself, and have the labels not put on me by God to be cast off.

"I really experienced the kind of extremes that faith can bring people to that night," she said.

"I could not have asked for things to go better."


This article was first published on April 16, 2017.
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New alliance to promote responsible drinking

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A new alliance is being formed to promote responsible drinking and raise standards in the nightlife sector, marking the first industry-wide effort to do so.

Helmed by operators and alcohol suppliers, it aims to train bar staff on how to spot and handle inebriated customers, for instance, and even how to react during a terror attack.

The Singapore Nightlife Business Association (SNBA), which represents 445 operators, and the European Chamber of Commerce's (EuroCham) wine, spirits and beer committee here - composed of nine alcohol brands that make up the lion's share of the local market - are joining forces, they revealed to The Straits Times.

A memorandum of understanding (MOU) is being finalised to form the Singapore Alliance for Responsible Drinking (Sard).

Also on the cards is a public engagement effort on responsible consumption and possibly an accreditation scheme to promote minimum standards for operators.

While both parties have previously worked together on ad hoc initiatives, they decided to pool their resources this time for a larger impact, said Mr Davide Besana, vice-chairman of EuroCham's wine, spirits and beer committee. He is the Asia-Pacific corporate affairs manager for Edrington, which makes Scottish whiskies such as The Macallan and Highland Park.

Edrington, together with other brands on the committee - Bacardi, Diageo, Moet Hennessy Diageo, Pernod Ricard, William Grant and Sons, Remy Cointreau, Carlsberg and Asia Pacific Breweries - make up an estimated 80 per cent of the alcohol market here.

The alliance will also provide a collective voice for the industry in its regular engagement with the authorities, such as over the proposed amendments to the Public Entertainments and Meetings Act introduced in Parliament earlier this month.

Among the proposals are a "lighter touch" and licences with longer validity periods for law-abiding licensees, but stiffer penalties for errant operators.

SNBA president and nightlife veteran Dennis Foo said that the Ministry of Home Affairs has been more proactive in seeking industry input in recent years. "We are very supportive of (the Amendment Bill) - it recognises that proper operators should not be treated the same as bad ones," he said.

The MOU to form the alliance will be signed within the next few months, and discussions have already begun on possible initiatives, said EuroCham executive director Lina Baechtiger.

Among these is the introduction of a voluntary accreditation scheme to raise standards in the industry by rewarding responsible operators, such as the Best Bar None scheme adopted in Britain.

The alliance is also looking to expand a programme to train bar staff to identify, intervene and prevent potential alcohol-related problems among customers.

Sard's formation is timely as the definition and scope of nightlife has evolved, said Timbre Group's managing director Edward Chia, who is vice-president of SNBA.

The lines between bars, clubs and restaurants have blurred, while a decentralisation of nightlife entertainment is expected to take place over the next decade as neighbourhood establishments continue to sprout, Mr Chia added.

Mr Foo, who is the chairman of CityBar Holdings, said: "There are a lot more restaurant-bars now, and a lot of young professionals joining the industry."

The increasing threat of terrorism and overseas attacks on public entertainment establishments also present fresh challenges.

"We need to train our people to know what to do if something happens," said Mr Chia, adding that the only way to do this is with an industry-wide move.

Mr Eugene Fung, owner of The Mad Men Attic Bar near Boat Quay, said that leveraging on the overseas experience of alcohol brands would be useful for the adoption of best practices here.

"Having a common voice will also help in our engagement with the authorities so we know better what we are doing wrong or right," he said.


This article was first published on Apr 17, 2017.
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<p>A new alliance is being formed to promote responsible drinking and raise standards in the nightlife sector, marking the first industry-wide effort to do so.</p>
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The lone rangers of Dakota Crescent

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Not all the lights have gone out at Dakota Crescent, which has been slated for redevelopment - a handful of households still call it home four months after the official deadline to move out.

The Housing Board has granted extensions where necessary. In an update to The Straits Times, HDB said more than 96 per cent of the 400 households there have moved out and seven of 17 blocks have been "gated up and locked".

The authorities previously said that the 17 rental blocks there would have to go as part of the Government's rejuvenation plans for ageing HDB estates.

The lone rangers include Mr Bilyy Koh, 62, who rolled off his daybed languidly to speak to The Straits Times as the sun set on the estate one balmy evening last month.

Mr Koh, who is unemployed, will likely be moving to a new rental flat later this month after renovation work is completed.

For now, as the only occupant of Block 12, he takes it upon himself to share the history of the 1958 estate with heritage enthusiasts who stream in.

"This is our heritage and a remnant of the old Kallang estate. It was beautifully designed by the Singapore Improvement Trust to house the poor. As a citizen, I would not like to lose this part of my history... and I want to be the last person to leave Dakota," he said.

Like Mr Koh, most of the remaining residents said they are waiting for their new homes to be ready.

Although the authorities had given residents an end-2016 deadline to move out, an HDB spokesman said: "For the remaining households, we have granted them an extension of stay, as they have asked for more time to carry out renovation works to their new homeownership flats."

She added that for their safety and well-being, HDB has advised them to move to their new homes as soon as possible. In the meantime, the area will continue to be maintained and HDB has also requested the police to step up patrols.

The authorities reviewing future plans for estate

Residents who indicated that they wanted to keep renting were given priority and their rents were not increased. They were given options of one- or two-room flats, including those in a new block in nearby Cassia Crescent, which was completed last year.

Residents could also choose to buy a new flat from HDB. Eligible first-timers received a Central Provident Fund relocation grant of $15,000 for families or singles jointly buying a place; lone singles received $7,500. Eligible tenants were also given a removal allowance of $1,000, upon moving to their new accommodation.

Another long-time resident who has yet to move out is childcare teacher Low Shuilin, 27. She lives there with her 25-year-old sister, who works in a bank, and her retired 60-year-old mother.

Ms Low said she had missed the original deadline to apply for a flat under HDB's relocation exercise because she thought she would be unable to afford it.

But with help from relatives and government grants, she and her mother now own a three-room flat in Cassia Crescent. The unit is almost ready and the family will be moving in the next few days.

Ms Low, who has lived in Dakota Crescent for most of her life, said: "I really hope it will be conserved because we have lost much of our early public housing history."

A conservation report has been submitted to the authorities to retain the blocks and turn the area into a mixed-use complex.

Mr Desmond Lee, Senior Minister of State for Home Affairs and National Development, said last year that the authorities' planners are open to looking at different ways in which the area can be redeveloped and rejuvenated while retaining its identity.

The Urban Redevelopment Authority's latest update to ST is that it is "reviewing the future plans for the estate and will share more details in due course".

Late last month, ST caught up with administrative officer Ratipah Ahmat, 29, on the day that she was moving with her family to Sengkang. She had lived in a unit in Block 30 with her husband and three young children for five years.

Armed with freshly taken pictures of her Dakota Crescent flat and plenty of memories, she said: "It has been a once-in-a-lifetime experience. I am glad my children grew up here. We're lucky to have rented a flat in such a historic area. We didn't think it would be so special and such a quiet, old-school respite.

"We will miss Dakota so much. I hope I can come back with my children's children one day and show them how Singapore's old flats used to look like."

Read also: Once bustling Dakota Crescent now a ghost town


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<p>Not all the lights have gone out at Dakota Crescent, which has been slated for redevelopment - a handful of households still call it home four months after the official deadline to move out.</p>
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Experts welcome laws to curb fake news

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Fake Facebook accounts of at least 13 People's Action Party MPs surfaced in a matter of days last month, but were shut down by the social media company before anything sinister could take place.

However, two experts who track the issue of fake news warn that such accounts and news will not only increase but could also become harder to spot. That is why they welcome the Government's announcement that it is looking into how to deal with the problem.

Besides calling for new laws, Latvian academic Janis Berzins and digital management consultant Ryan Lim said commercial entities - such as smartphone companies and social media platforms - must cooperate with governments to clamp down on fake news.

The two men took part in a closed-door dialogue last week with Home Affairs and Law Minister K. Shanmugam on building resilience in a post-truth era, which was organised by the S. Rajaratnam School of International Studies.

Fake news reports have already been flagged for influencing Britain's referendum to leave the European Union and the American presidential election last year.

Mr Lim, QED Consulting's founding partner, said those who spread fake news will use more sophisticated methods that may confuse even the most cyber-savvy.

Read also: Law may be reviewed to counter fake news

He and Dr Berzins are concerned about the subtle but insidious effects fake news has on a population's psyche and their trust in major institutions like the government. For example, in Germany, there were false claims of a German girl being raped last year by asylum seekers - reports that appear to target Chancellor Angela Merkel's open-door policy for refugees.

Dr Berzins, director of the Centre for Security and Strategic Research at the National Defence Academy of Latvia, said his country is facing an onslaught of "systemic disinformation" from Russian sources.

"All the rhetoric stays in the minds of the people," he noted.

He warns that fake news is the new frontier of military operations. He said: "The best army is the one that wins without going to the fight.

"So you spread misinformation, dilute nationalist sentiments, debase the trust of the citizens - whatever it takes to break the social contract between people."

Laws are needed to halt the spread of such falsehoods, he said, citing a landmark Bill by German legislators which, if passed, will compel social media outlets to quickly remove fake news which incite hate or face fines of up to €50 million (S$74 million).

Read also: Fake news causes Bata to lose $158,000

German officials had provided data showing that Facebook "rapidly deleted" just 39 per cent of the criminal content it was notified about, while Twitter acted quickly to delete only 1 per cent of posts cited in user complaints. "Corporates and governments aren't on the best of terms," he said. "The intention isn't to apply the fine, but to convince these guys to react faster."

Another way governments could combat fake news more effectively is by collaborating with friendly states. Mr Lim suggests friendly nations form some sort of compact to take action against those residing in one country but disseminating fake news about another.

He cited the States Times Review - a sociopolitical site founded by Mr Alex Tan Zhixiang, who operates outside of Singapore. Among other things, the site had suggested that the late S R Nathan was an unpopular president by claiming that there was near-zero turnout during his state funeral last year.

"The cyber world has no borders, so we need to work together to bring people to task," Mr Lim said.

While both experts would like to see more government action against fake news, they also said it is critical that people exercise a large degree of personal responsibility over what they read and share.

Dr Berzins said: "There should always be some level of distrust of what we read on the Internet."


This article was first published on Apr 17, 2017.
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Orchard Road is 'kind of boring'

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On a Saturday afternoon, the heart of Orchard Road is pulsating. Scores of people pour out from the MRT station, streaming into the connecting malls.

But just several hundred metres up and down from the exits, the throng thins significantly.

Those on the sidewalk along the 2.2km strip seem to have a fixed destination in mind and walk briskly, with nary a glance at the shops along the way. Few carry shopping bags.

Within the air-conditioned comfort of malls such as Ngee Ann City and The Heeren, some people mill about. In Far East Plaza, a few units are vacant.

Outside a shop at Lucky Plaza, one salesman rings a bell valiantly but to no avail.

Perhaps, the problem is that for a thoroughfare optimistically touted as "Asia's most famous shopping street", Orchard Road can get decidedly dull.

As 17-year-old polytechnic student Musfirah Ramdan pointed out: "It's getting kind of boring. You have all the malls - Ion Orchard and Wisma Atria and Ngee Ann City, but inside, they're all about the same."

After years of trying to spruce up Singapore's premier shopping belt - with efforts that included car-free weekends and cash grants for malls to build underground linkways - the consensus seems to be that this has not worked well enough.

Once again, Orchard Road requires a facelift.

But what can be done to return some glitz to the street so that it rivals the Ginza area in Tokyo, or Seoul's famous Gangnam district?

The long-term answer, according to Minister for Trade and Industry (Industry) S. Iswaran, could be to go car-free and fully pedestrianise Orchard Road.

Speaking at a tourism industry conference last Thursday, Mr Iswaran said reclaiming the road would create "a multi-purpose space where diverse and larger-scale experiential concepts can be introduced".

Singaporeans and tourists in the streets yesterday came up with some ideas.

"It would be cool to see some more large-scale performances, like fire juggling or even acrobatics," said 21-year-old Jerryl Tan, who is a freelance magician.

Another man, who wanted to be known only as Andrew, added that it would liven up the atmosphere to have more street entertainment.

"I am sure that the school groups here have the talent to put up performances like singing or even flash mobs," said the 76-year-old, who was watching a samba percussion band on the sidewalk just outside Ngee Ann City.

"I was just telling my wife that it's a pity there's only one - it would be nice to have three or four along this stretch."

For starters, said Singapore Tourism Board chief executive Lionel Yeo, yet another lane could be shut to vehicles to make room for more street-level activities.

This has been tried before. Around a decade ago, one lane of Orchard Road was closed to widen a short stretch of the pedestrian mall outside Ion Orchard and Wisma Atria, as part of a $40-million facelift.

Further pedestrianisation could help, Ms Ann Manship reckoned.

Said the 63-year-old library technician from Perth: "We have seen streets like that, both in Perth and around the world, and they've worked well. You have people juggling and taking out their hand drums - it would be a definite plus."

For many others, the hope is that, with vehicles gone, pushcarts peddling street food can take their place.

"I think it would be nice to see pushcarts like those in Malaysia, where the vendors sell food and you can just sit down and eat," said videographer Alvin Ling, 22.

But is a facelift all that Orchard Road needs?

The fact is, there are already some activities going on in the street. Buskers perform and people watch.

But Orchard Road also needs to do some soul-searching and figure out what it has to offer as a shopping destination, said those interviewed.

For now, it suffers from a cookie-cutter syndrome, with mass market chains and high-end brands dominating the scene.

"I would like to see more local brands and small shops," said Mr Pear Sangrung, 22, a tourist from Thailand.

Ms Musfirah also suggests outdoor flea markets for a more varied diet of shopping experiences.

"Flea markets would be interesting, too, and I think the tourists would enjoy that as well."

linettel@sph.com.sg


This article was first published on Apr 16, 2017.
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Saints make waves in U-14 final upset

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On a day when many of the Singapore Sevens favourites fell to unfancied rivals, St Andrew's Secondary School scored an upset of their own, by dethroning reigning champions Anglo-Chinese School (Independent) 12-10 in the Schools Sevens Under-14 final yesterday.

Saints coach Teng Chong Yao was impressed with the way his charges maintained their composure.

"I thought the boys were very disciplined in keeping to our game plan," he said. "They were nervous in the changing room, but they managed to get it out of their system and focus on what they need to do, which is to play their best."

When asked how it felt to play at the National Stadium for the first time, captain Lucius Yau, 14, shaking his head in a mixture of awe and disbelief, replied: "Wah, it feels good man. We were a bit nervous because the field is wider than usual and we weren't used to it, but we just wanted to win."

The fly-half's successful conversion in the second half of yesterday's match - after team-mate Lucky Castillo scored a try - proved to be the difference-maker.

Tries from Saints' Jabez Lim and ACS(I)'s Kaylen Chin tied the score at 5-5 at the interval.

After St Andrew's had regained the lead, ACS(I) replied through Cedric Teo's try but missed their kick as the Saints hung on to win.

ACS(I) won the first of the three-leg Schools 7s series, which featured 12 local schools, while St Andrew's won the next two.

ACS(I) captain Kenji Chng, 14, rued his team's "little slip-ups" that cost them the final, but said: "We played our hearts out and gave it our all today. I think the Saints really put up a big fight against us and they're definitely worthy opponents."

He added that the lessons learnt from yesterday's loss would spur on ACS(I) ahead of the Schools National C Division tournament. ACS(I) are defending champions.

The 15-a-side tournament starts later this year, and Saints coach Teng said his team still needed to work on their fitness but they are on the right track.

He added: "They've definitely improved since (the first leg of the Schools 7s series). Their never-say- die attitude and discipline today were what got us the win."


This article was first published on Apr 17, 2017.
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To buy an old HDB flat or not, that is the question

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The debate over National Development Minister Lawrence Wong's comments about the Housing Board's 99-year leases was necessary, but should not become alarmist.

Mr Wong got it absolutely right on both counts. First, when he issued a warning on his blog that people shouldn't be buying very old Housing Board resale flats in hopes that they would get Sers.

That's the Selective En bloc Redevelopment Scheme (Sers), in which the Government picks HDB estates it wants to acquire for redevelopment. It gives flat owners market-rate compensation, and replacement units at discounted prices.

Singaporeans see Sers as akin to winning the lottery as the compensations are fairly generous (especially for those who bought their flats some time ago) and they get brand-new HDB flats with a fresh 99-year lease.

Mr Wong's stark reminder to HDB flat buyers not to expect every block to get Sers was necessary, given that only 4 per cent of flats have been picked for Sers.

I have spent years house-hunting - for myself, and for family and friends who ask me to tag along once they realise I don't mind spending weekends traipsing up and down HDB blocks in search of The One.

I've been perturbed in recent years by the high prices young buyers are willing to pay for ageing HDB resale flats.

So paternalistic has the Singapore Government been, that agents and home-owners blithely assume the state will bail out HDB flat-owners and offer Sers, or some other scheme that will leave them with generous payouts as the lease nears its 99-year expiry date.

As I wrote in a blog last week, the narrative of asset enhancement and generous government payouts may have held true in the 1990s, but has changed as we approach 2020.

A tighter fiscal position, an ageing population, a tighter immigration policy, and sheer political uncertainty (who knows which party will be in government when your HDB lease nears its end) mean we can't assume that HDB flat prices will defy logic and remain high as the flats age into their third, fourth, fifth decades and beyond.

Mr Wong did a public service with his candid and necessary reminder. He got flak for it, but he wasn't the first to warn against over-exuberance in HDB purchasers.

In 2013, then-National Development Minister Khaw Boon warned: "Looking ahead, as we may no longer get the same kind of returns from reselling an HDB flat as in the past, how will its role as an asset be affected?"

A slew of articles in mainstream and social media have beat this warning drum.

In May 2014, for example, an article on iMoney gave its take on "Why HDB Flats May Not Be the Foolproof Assets You Thought They Were" and concluded that "the warning shots have already been fired by the government, now the onus is on Singaporeans to reassess the financial leverage their HDB flat can offer them and accordingly reshape their financial investment strategies".

Mr Wong's blog post got a lot of attention this time, as the issue was picked up by mainstream media. It was also widely shared and discussed on social media.

To assuage concerns, he wrote a second post last week to stress that HDB flats remain a good store of value and retirement asset.

This was presumably in response to some over-reaction as people warned that ageing HDB flat prices might fall. Property purchases being driven as much by sentiment as by fundamentals, he was clearly trying to inject calm back into the discussion.

I think that was the right thing for him to do too.

But how is the Singaporean to make sense of this new normal in the HDB resale market?

Here's my take: HDB flats remain good buys.

The fundamentals of HDB flats have not changed. They remain highly attractive buys for young couples, as subsidised flats that now draw an increasing array of generous housing grants. (About $75,000 for a couple with joint monthly income of $5,000, according to Mr Wong's example).

Live in the flat for its minimum occupation period of five years. Then do your sums. If you want to cash out at the optimal time, current figures suggest selling your flat when it is under 20 years old. You will still get the proverbial HDB windfall.

If you want to stay on, current data suggests you might as well keep it for 20 to 40 years. That's because flat prices seem to be fairly similar in that age range, according to SRX Property's analysis of HDB resale transactions in at least three estates last year.

"For example, the median per sq ft price paid for flats in Bedok with lease commencing in 1970 (aged 46 years in 2016) was $407, just slightly lower than $414 for those built in 1995 (aged 21 years). Median transaction prices were much higher for newer flats built after 1995," my colleague Wong Siew Ying wrote in the excellent analysis"Will you still love your HDB flat when it's over 64?"

That whimsical headline was a reference to analysts warning of a sharp fall in value when an HDB flat crosses 64 years of age, when the lease remaining is less than 35 years. Bank loan restrictions kick in then.

When the flats hit 69 years, you can't even use Central Provident Fund savings to finance the mortgages. Another downer.

So if I were looking for a resale flat, I would buy an HDB flat that is under 20 years old, and hope to be able to sell it at a reasonable price (not a high profit) in another 10 years. If current trends remain, prices should remain stable.

I would not buy an HDB flat that is 30 or 40 years old if I wanted to resell it for some profit a decade later. I will buy an old HDB flat only if I view it as a consumption item, which means living in it into my old age. Its resale value in 20 years' time won't matter then.

I may also consider buying an old HDB flat if I intend to rent it out eventually. HDB flat yields remain attractive as their purchase price is low relative to private condos'. The array of amenities and access to public transport also prop up rents.

Mr Wong's warning and the ensuing debate over decaying HDB leases may make HDB flats more attractive for some homeowner- investors. If prices fall, such flats become more attractive as rental plays.

For example, a four-room flat in Toa Payoh with about 50 years of lease remaining now goes for about $420,000. Say prices fall 5 per cent, to about $400,000. You buy one, live in it for five years, saving on rental. As your pay goes up, you upgrade to a condo. You rent the flat out for $2,400 a month. That's a cool 7.2 per cent gross yield, compared to 6.86 per cent before.

From an individual flat-buyer's point of view, the commonsense approach therefore is to continue to buy an HDB flat, subsidised preferably if you qualify for one.

If you are in the resale market, a newer flat under 20 years old provides better chances of reselling it a decade later for some gain.

Get an old resale flat only if you intend to live in it long-term, or want to rent it out. Do not expect to be compensated for a fading lease.

What of the public policy perspective? Here, I think Mr Wong and the Government as a whole have a lot more explaining to do, in terms of what government intentions are as HDB flats age.

There are 1 million HDB flats, of which 70,000 or 7 per cent are over 40 years old. About 280,000 units are 30 to 40 years old. That's one in three flats 30 years or older.

The ageing profile means that a large number of flats will cross over into their 50s in the next two decades. It's no wonder that some are calling this an HDB lease-running-out time bomb.

As many people have observed, owners of 40-year-old flats may find it harder to offload their homes to new buyers now, as people become more aware of the risks involved in taking on a home with a fading lease.

As one Facebook commenter put it, it becomes like a game of musical chairs and no one wants to be the one carrying the parcel when the music stops.

This is where clearer policy intent is essential.

Can HDB owners renew their leases in short spells to tide them over as they age, so they don't have to vacate their homes in their 80s? If yes, what are the lease renewal rates likely to be?

Can the Lease Buyback Scheme be extended to cover more flat owners? This scheme lets HDB flat-owners live in their flats, while getting an income from selling back the tail end of the lease to HDB.

Can the Silver Housing Bonus incentive for elderly people to downsize from their HDB flat be made more generous so more people opt for it?

Can people sell their flats to HDB and rent them back?

Mr Wong has done the right thing, reminding young home- buyers not to assume that Sers will prop up their HDB flat prices.

What's needed next is greater policy clarity on realistic options that let people monetise their HDB homes as they age; or allow them to extend the leases if they wish to continue living in their units.

We have a decade or so before the problem becomes urgent. The conversation should start now, so people understand the options.

muihoong@sph.com.sg


This article was first published on Apr 16, 2017.
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Retired parking attendant becomes a graduate at 67

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Fond of reading, retired parking attendant Rokiah Omar always wished she had attended a madrasah - an Islamic religious school - when she was a child.

Yesterday, the 67-year-old fulfilled her childhood dream by graduating with a bachelor's degree in Islamic studies. She was the oldest among the Jamiyah Education Centre's (JEC) 33 graduands.

"I didn't want age to be an obstacle to my learning," said Madam Rokiah, who did not graduate with O levels, and got her first diploma in the Arabic language only in her 40s.

With the support of her husband, three daughters, and two grandchildren, she obtained her degree after 11/2 years of part-time study.

Her thesis examined the role of Muslim women in Singapore, and she looked to Speaker of Parliament Halimah Yacob and family physician Elly Sabrina as examples.

"I hope to be a role model for others my age, to not give up and to pursue lifelong learning," she said.

For Madam Rokiah, the learning continues - she is currently pursuing a certificate in Islamic psychology, which she believes will help her understand her religious texts better.

Next year, she will embark on a master's in Islamic studies.

At the ceremony yesterday, Senior Minister of State for Defence and Foreign Affairs Maliki Osman said lifelong learning is one of the tenets of Islam, as there are many things that are constantly changing and which require new ways of thinking.

He encouraged the graduates to take advantage of their SkillsFuture credit to improve their skills and "guarantee a brighter future".

He also urged them to make use of their knowledge to help others understand Islam better, whether in Singapore or abroad.

"Give guidance to members of the public, especially those who are on the Internet with information that is less accurate, but can become viral quickly," he said.

Rachel Au-Yong


This article was first published on Apr 16, 2017.
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Another body found in Singapore River

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SINGAPORE - A body of a woman was found in the Singapore River early this morning, Lianhe Wanbao reported.

A group of three friends made the discovery in the Clarke Quay area at around 3.40am and called for help.

One of the three people who spotted the floating body.Photo: Lianhe Wanbao

The Singapore Civil Defence Force said in a statement that the victim was a Chinese woman in her 50s. She was pronounced dead by paramedics at the scene.

According to Lianhe Wanbao, there was no identification document found on the woman. The Chinese evening daily described her as petite and having short hair. She was wearing a red and white striped top and long pants, and gold and silver jewellery.

Police are investigating the unnatural death.

The incident comes just four days after the body of a Chinese man in his 60s was retrieved from the Singapore River, near Esplanade Park.

huizhen@sph.com.sg

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Details of Othman Wok's state-assisted funeral

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There will be a state-assisted funeral for the late former minister Othman Wok tomorrow afternoon (April 18).

A schedule of the procession is as follows:

- At 12.15pm, a private hearse carrying the casket will make its way from Mr Othman's residence at 46 Kew Avenue to the Sultan Mosque at North Bridge Road for the funeral prayer from 1pm to 2pm. To facilitate this prayer service, nearby roads Kandahar Street, Muscat Street and Sultan Gate (between Baghdad Street and Malay Heritage Centre) will be closed from 7am to 3pm.

Members of the public are advised against flying any unmanned aircraft, including drones, into or within the vicinity of Sultan Mosque and along the procession route.

- After the prayer service, the State Flag will be draped over the casket in the presence of Mr Othman's family. The draping of the State Flag is the highest State honour that can be accorded to a deceased. The State flag is placed over the casket with the crescent and stars lying over the head and close to the heart. The Order of Nila Utama (2nd Class) that was awarded to Mr Othman will accompany the casket.

- At 2pm, the gun carriage carrying the casket will make its way to the burial site at the Choa Chu Kang Muslim Cemetery.

- The gun carriage will travel via North Bridge Road, North Boat Quay and River Valley Road, through the heartlands of Alexandra Road, Commonwealth Avenue, Commonwealth Avenue West and Clementi Avenue 6, before entering the PIE and Jalan Bahar.

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Photo: State-Assisted Funeral Organising Committee

- The casket will be received at the burial site by the Coffin Bearer Party, which will comprise nine officers from the Army, Navy, Air Force and Police Force.

Heavy traffic is expected from 2pm to 3pm tomorrow along these roads: North Bridge Road, North Boat Quay, River Valley Road, Alexandra Road, Commonwealth Avenue, Commonwealth Avenue West, Clementi Avenue 6, the PIE and Jalan Bahar.

Photo: State-Assisted Funeral Organising Committee

A memorial service for Mr Othman, organised by OnePeople.sg for invited guests, will be held on Wednesday (April 19) at the Victoria Concert Hall at 6.30pm.

The state flag on all Government buildings will be flown at half-mast till the completion of the memorial service.

huizhen@sph.com.sg

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PM Lee: Othman Wok helped keep Singapore's multi-cultural dream alive during dark days

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SINGAPORE - His firm belief that one could build a multi-racial and multi-religious society, based on justice and equality, helped keep the dream alive during Singapore's turbulent years in the 1960s, Prime Minister Lee Hsien Loong said of the late former minister Othman Wok.

Mr Othman died this afternoon (April 17) at the age of 92, leaving behind his wife, four daughters, seven grandchildren, two great-grandsons, a step-daughter and three step-grandchildren.

In a condolence letter to Mr Othman's wife, PM Lee highlighted how the founding member of the ruling People's Action Party (PAP) stood resolutely by his convictions, which eventually made all the difference for Singapore.

"If he had faltered, history might have taken a different course," PM Lee wrote.

At the time of Singapore's separation from Malaysia, Mr Othman had faced great pressure and even received death threats for joining the PAP to champion a multi-racial country.

"After Separation, Encik Othman's conviction gave heart to Malay Singaporeans, and made it possible for us to remain a multi-racial society," PM Lee added.

"The Singapore we know today could not have existed without Encik Othman and others of our founding generation."

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Deeply saddened by the passing of Encik Othman Wok, a founding father of Singapore. He was 92. Encik Othman was one of...

Posted by Lee Hsien Loong on Monday, 17 April 2017

As Minister for Social Affairs and Director of the Malay Affairs Bureau from 1963 to 1981, Mr Othman put in place systems and policies that continue to serve the Malay community today, PM Lee pointed out.

Examples include the Singapore Pilgrimage Office and a system of registration for sheikh hajis and pilgrim brokers in Singapore. This system still remains largely in place, with the Islamic Religious Council of Singapore (Muis) acting as a regulator for hajj activities.

Read also: Details of Othman Wok's state-assisted funeral

PM Lee also lauded Mr Othman's role in developing Singapore's sports scene - Mr Othman played a key role in the building of the National Stadium and promoted motor racing in Singapore years before Formula One came to the Republic, overseeing the first Singapore Grand Prix held post-independence in 1973.

"Singapore will always remember Encik Othman as one of our founding fathers, whose courage and passion helped set Singapore on a path of peace and progress," PM Lee wrote.

"My thoughts are with you and your family during this time of sorrow," he ended the letter by saying.

huizhen@sph.com.sg

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Monkey bit elderly man on the leg

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Madam Tan Lai Choo, 52, was on her way to take the bus to work yesterday morning when she noticed police cars and a commotion at Block 472, Segar Road.

She immediately thought of her father, Mr Tan Kim Leng, who regularly spends his mornings at the void deck beneath the block. Her fears were confirmed when she walked over to find her father had been attacked by a monkey.

The 77-year-old retiree had been sitting on a bench at around 7am when a monkey came from behind and bit his leg. Two passers-by called an ambulance and helped to stop the bleeding.

He now requires surgery, Madam Tan told The New Paper, and is warded at Ng Teng Fong General Hospital.

"I just want people to know that monkeys can be dangerous," she said.

The attack did not surprise the area's residents, who have encountered monkey problems in the last few months.

A resident of Block 472, housewife Rohana Ismail, 55, told TNP: "The monkeys come inside (our homes) and steal fruits and have scratched a few children at the playground.

"It has gone from bad to worse and something should be done before they hurt more people."

Mr Murugaian Elango, who also lives in Block 472, said monkeys climbed into his flat on the fourth storey 10 days ago, biting his elderly mother. She went to the hospital to get an injection.

Mr Elango filed a report of the incident with the Agri-Food and Veterinary Authority (AVA), as have other residents.

A resident of Block 471, who was bitten by a monkey that entered her flat on the seventh storey, has even taken to placing flyers in the lift to warn her neighbours to close their doors and windows to prevent the monkeys from sneaking in.

Earlier this month, citizen journalism site Stomp reported two other cases involving monkeys chasing a woman and breaking into flats in Segar Road.

These blocks are close to Zhenghua Nature Park, which was expanded in 2015 and is a green buffer for the Central Catchment Nature Reserve.

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The AVA told TNP it had received about 160 feedback on money attacks and nuisance in the Segar area since last October.

After surveillance, it deemed the monkeys as a public safety risk and has been conducting "monkey control operations" in the area, catching one monkey in November.

"Catching the monkeys can be challenging as they are very nimble. The many high-rise buildings in the area also make it easy for the monkeys to be out of reach by climbing up the blocks," an AVA spokesman said, adding that it is working with the Animal Concerns Research and Education Society.

AVA has worked with the Holland-Bukit Panjang Town Council to prune trees and harvest fruits from trees to mitigate the situation.


This article was first published on April 18, 2017.
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Family remembers Othman Wok as kind, loving father who was also devoted to his constituents

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SINGAPORE - On Sunday night (April 16), pioneer cabinet minister Othman Wok's daughter Lily was persuading him to turn off the TV and go to sleep.

It was 11.30pm and they were at Singapore General Hospital, where Mr Othman had been warded since April 6 for a chest infection and stomach complications.

Madam Lily, 60, said she usually does the night duty in caring for him.

"I will read some prayers for him and pat him to sleep before I go off," she recounted his final hours to The Straits Times on Monday (April 17), after Mr Othman died just after noon. He was 92.

She said her father finally went to sleep at 11.45pm, and seemed fine at midnight, although his breathing was laboured.

In the morning, doctors called the family at about 8.40am and said Mr Othman might not survive much longer, so they went immediately to the hospital.

He was placed on a ventilator and breathed his last at 12.21pm.

"We tried our best to take care of him to the best of our ability, but I think God knows better, and you know we are quite happy to let him go. He passed away...peacefully, so we are happy with that," Madam Lily told reporters during the wake for Mr Othman outside the family home in Kew Avenue in Bedok.

Madam Lily, a housewife, described him as a kind and loving father who was also devoted to his work when he was MP for Pasir Panjang constituency from 1963 to 1981.

"We know that we are more or less like his second family compared to his political work. We totally got it and we appreciated that as well," she said with a laugh.

But he always made time for the family, especially when he returned from his overseas trips as Singapore's first Minister for Social Affairs, a post he held from 1963 to 1977.

"Whenever he (came) back from his travels, he (spent) at least one night with us, sharing his overseas stories, souvenirs," she said.

One lesson he often drummed into them was the importance of racial harmony as he lived through the 1964 race riots. He also emphasised humility, she said. "You could be the president's daughter or the king's daughter, but humility should be your middle name," she recalled him saying.

Mr Othman had been in and out of hospital since last November, and his last message to his children was to live peacefully with each other and maintain good relationships with one another, she said.

Madam Lily's husband Munir Shah, 64, a management consultant who described his father-in-law as kind and compassionate, said he had been frail in recent years.

"He had a good run...It had been a great inning, to use cricket terminology. All of us were well prepared for this eventuality."

The family had taken his death calmly, he said and added: "Life in this world is just a transient passage, so for us it's a journey that would not end here but in the hereafter.''

Mr Othman had led a very fulfilled life for 92 years, said Madam Lily.

"We hope that he will always be remembered as part of the Singapore Old Guard and a contributor to the harmony of Singapore," she added.

The public can pay their respects at his home at 46 Kew Avenue on Monday night and Tuesday morning (April 18)from 6.30am till 11am.

The family would like to grieve in private for the last hour before the cortege leaves for the mosque at noon on Tuesday.


This article was first published on April 17, 2017.
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Schools tell parents: 'Keep kids' birthday parties simple'

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Some primary schools are laying down the law on birthday festivities in schools, saying they should be kept to "no-frills" celebrations.

This, they say, will curb concerns about food allergies and the consumption of junk food.

Just as important, it prevents students from making comparisons between the haves and have-nots.

The Straits Times found that at least six schools have issued such guidelines in recent years: Dazhong Primary School, Pei Chun Public School, Geylang Methodist School (Primary), Oasis Primary School, Springdale Primary School and Riverside Primary School.

The Ministry of Education has no policy on this, allowing individual schools to decide.

But some parents whose children are in these schools are unhappy, saying that they celebrated their children's birthdays in pre-school and should be allowed to continue the custom in primary school.

Housewife Betha Bhanu Valli Kalyani, 36, who has a son in Primary 2 in Springdale Primary, used to mark birthdays with him in pre-school by distributing goody bags containing toys and tidbits to his classmates, in addition to ordering balloons and a cake.

"He used to have celebrations in kindergarten, so I don't see why he is not allowed to do so now," she said.

Housewife Geraldine Tan, 41, who has a son in Primary 2 at Holy Innocents' Primary School, said his school does not discourage such celebrations.

Making comparisons "is part and parcel of life and shielding children from that is a little excessive", said Ms Tan.

But the schools say that they have their reasons.

In a circular sent in January, Oasis Primary in Punggol told parents not to organise birthday celebrations within the school.

As these celebrations "invariably involve food", there were concerns that this may trigger food allergies, principal Ong-Chew Lu See wrote in the circular.

"There is also a concern that the students will start to compare between the haves and have-nots," she added.

"While we want our students to build quality relationships within the class, we do not want to encourage comparison among them."

That same month, Springdale Primary in Sengkang also told parents to avoid giving birthday goody bags or gifts to other pupils in school, after receiving feedback from parents.

Such guidelines have been in place at Riverside Primary in Woodlands since it opened in 2013.

Instead of celebrating through cakes, gift packs or other items which are brought to school, pupils' birthdays will be marked through "simple and meaningful" practices like singing a birthday song in class, the school said.

Riverside Primary's principal, Mrs Sharon Siew, said parents have largely approved of simple birthday celebrations, which promote a healthy lifestyle by reducing the junk food that pupils consume and cultivates a "culture of simplicity and appreciation".

"Some parents show their love by wanting to celebrate their birthdays in a bigger way, but others love their children in simpler ways...

"Parents have said that this avoids comparison (of material wealth) among pupils," she told The Straits Times.

Civil servant Nur Azlina, 36, who has a Primary 2 daughter and Primary 1 son in Riverside Primary, likes the school's "no-frills" stance.

She recounted how her son's classmate had given out customised pencil cases inscribed with the name of each child during a birthday party in kindergarten and he had asked her if they could do something similar for his birthday.

"Children already start making comparisons at a young age and it makes things difficult for parents who come from different family backgrounds," said Madam Azlina.


This article was first published on April 18, 2017.
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Suspicious substance found at Woodleigh MRT Station; police and SCDF are managing the incident

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Update at 4.30pm: The Singapore Civil Defence Force has established that the suspicious substance found at Woodleigh MRT station is baking flour, according to a tweet by the police. The MRT station has since resumed operations following a three-hour closure.

A 69-year-old man who left the substance there has been arrested for causing public alarm.

Two other men aged 53 and 70 are currently assisting with police investigations.

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A suspicious substance was found on Tuesday afternoon (April 18) at Woodleigh MRT Station.

The station is temporarily closed, according to updates on the Singapore Police Force's official Facebook page.

SBS Transit also announced on its Twitter page that the station is closed "due to a security incident".

Free bus rides are available at bus stops between Serangoon and Potong Pasir stations, said SBS Transit on Twitter.

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Said the police in a later update, officers from the Singapore Civil Defence Force's (SCDF) hazardous materials (HazMat) team are also at the scene attending to the incident.

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Police have advised members of the public not to speculate on the incident.

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【兀里地铁站事故】   警方 Singapore Police Force 表示在地铁站内发现可疑物体。警方和民防 Singapore Civil Defence Force 正在处理事件。    一般相信, 地铁站内或出现可疑白色粉末, 民防人员甚至穿上太空装进入调查。

Posted by Shin Min Daily News 新明日报 on Monday, 17 April 2017

Earlier this month, Hougang station was also closed due to security concerns. A 39-year-old man had left a bag unattended at the station and was subsequently arrested by the police.

ssandrea@sph.com.sg

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NKF to open seven new dialysis centres by 2020

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About 1,300 patients will benefit from the opening of seven new National Kidney Foundation (NKF) dialysis centres across the island by 2020, including a mega dialysis centre in Jurong West.

The first of the seven new dialysis centres will open in Admiralty in September. This will be followed by facilities in Ubi in December and West Coast in January next year.

Jurong East, Toa Payoh and Marsiling will also have new dialysis centres. The opening dates for these will be confirmed later, said NKF yesterday. Meanwhile, construction on the Admiralty centre has started.

This comes as existing dialysis centres are running at almost full capacity. Last month, it was reported that Singapore's three charity dialysis organisations had space for only 100 new dialysis patients, which would last until June or July.

NKF currently runs 31 dialysis centres catering to more than 4,000 patients with kidney failure - over two-thirds of the 6,000 patients in Singapore in 2015.

In March last year, the non-profit organisation announced a $12 million mega dialysis centre in Jurong West with a weekly capacity for 2,000 patients. In October, it said it would build a centre in the upgraded Toa Payoh West Community Centre by 2020, equipped with at least 20 dialysis machines.

"My wish is that no one will need to come to NKF (for dialysis). But that is not the reality," said NKF chairman Koh Poh Tiong at the opening of the revamped Kidney Discovery Centre (KDC) yesterday.

But, he added, with a $1 million makeover for the KDC, the NKF is ramping up its education efforts to promote healthy lifestyles.

The revamped KDC has interactive exhibits on how the kidneys function, maintaining kidney health, symptoms and causes of kidney failure, and treatment options.

Since the centre in Kim Keat Road opened in 2011, it has seen about 30,000 visitors, including students from more than 150 schools.

The NKF hopes the refurbished centre will educate more working adults and elderly folk.

Since 2000, the number of new kidney failure cases has more than doubled, from 744 to 1,770 in 2015.


This article was first published on April 18, 2017.
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Car stuck after flash flood hits Orchard Road

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SINGAPORE - Stomp reader Jeffrey alerted the citizen journalism website to a flash flood that had occurred this afternoon (Apr 18) along Mount Elizabeth, located between Paragon shopping centre and Mount Elizabeth Medical Centre, which left a Mazda stranded.

In the video he contributed, a Mazda can be seen driving through the water that reaches half of the car tyre's height.

It stops metres after passing the zebra crossing and a passer-by can be heard exclaiming, "It's stuck."

Read also: Wall damaged after apparent lightning strike in Stevens Road

The National Environment Agency posted a tweet at around 2.45pm, saying: "Heavy rain warning: Heavy thundery showers are expected over many areas of Singapore between 2:45pm and 3:50pm."

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全岛多处下大雨,有地方甚至淹水。读者提供的视频显示,位于乌节一带的伊丽莎白医院外, 水淹至几乎半个车轮之高。

Posted by Shin Min Daily News 新明日报 on Tuesday, 18 April 2017

The Public Utilities Board also posted tweets at around 1.30pm warning of high flood risks at places including Exeter Road, Tanjong Pagar Road and Balmoral Road.


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