|
An announcement earlier this month may not have been the first time the authorities have declared plans for the historic Capitol Theatre, but it was still music to the ears of those who love the grand old dame.
Something was different this time around: The 79-year-old neoclassical theatre, which has been boarded up and abandoned for the past decade, will be put up for tender with three neighbouring buildings as one site next year.
Unlike a false start in 2000 when the Government proclaimed that the theatre would be converted into a performing arts centre, then later said it could not find investors who would bite, a new lease of life for the iconic building looks like it could finally become a reality.
'With a larger site, you can do more. You also need a certain clustering. There's lots of potential there,' said Mrs Ong Choon Fah, executive director of research and consultancy at property firm DTZ Debenham Tie Leung.
It is an assessment shared by other property pundits.
Colliers International executive director of investment sales Ho Eng Joo said: 'It's easier to coordinate usage and shops. If you develop them individually, you may lose the theme and mix.'
The other three buildings offered in this 1.45ha four-in-one deal are Capitol Building, Stamford House and Capitol Centre.
The Urban Redevelopment Authority has no other details about the tender and would say only that it is studying the timing and details of the development.
But this critical mass, combined with a choice location - in the heart of the civic district and across from Raffles City MRT station - spells promising possibilities.
But there is a catch: Three of the four buildings have been gazetted for conservation.
Stamford House was restored to the tune of $13 million in 1994, Capitol Building and the theatre were given an $11 million facelift two years before that, although Capitol Theatre was to shut its doors for good in 1998.
That means any developer who successfully bids for the Capitol cluster will not only have to restore the theatre to its former glory, but also try to integrate the buildings while sticking to official conservation rules.
'The history and architecture should be properly dealt with by the developer, regulator and designer to ensure these are not overshadowed,' said Mr Dinesh Naidu, a member of Singapore Heritage Society. He is now writing a book on Singapore's modern architecture from the 1920s to the 1970s - including Capitol Theatre - commissioned by the society.
The Capitol cluster also belongs to a much larger heritage area stretching to Armenian Street, Bras Basah Road and City Hall.
And as the buildings are roughly of the same scale and boast wide pavements and an unexploited alleyway, they could contribute much to street life in the hands of a capable and creative developer, said architectural experts.
The biggest question, perhaps, is what to do with Capitol Theatre. Or rather, what not to do to it.
All those interviewed by The Sunday Times expressed the hope that it could be retained as a cinema or performing arts venue, given its high ceiling, cavernous space and stunningly intricate interior motifs like the 12 signs of the zodiac on the dome.
Singapore Repertory Theatre's artistic director, Mr Gaurav Kripalani, remembered talking to the Singapore Tourism Board - which was given guardianship of Capitol Theatre - about possibly using it as the theatre company's home about seven years ago.
But the cost of turning it into a performance space was 'too prohibitive', he said.
Naturally, he would like to see Capitol Theatre become a performing arts centre with a capacity of 1,000, which would plug a gap in mid-size performance spaces in Singapore.
'One can only hope there's an altruistic developer out there.'
Sure enough, finding an appropriate use for the theatre is something that worries heritage buffs.
'To partition it into multi-levels is destroying the value of the building. It's not just about the facade. The interior is more magnificent than the exterior,' said Mr Naidu.
Among other items on the wish list for the theatre are a cinema showcasing the best of the region's past and present films, a home for arts groups and even an art gallery - something that will bolster the cultural and educational buzz of the area which already has schools, museums and heritage buildings.
Of course, none of these even sounds remotely like money-churning projects.
'Theatres don't usually make it on their own economically unless they become a loss leader as part of a whole development,' reasoned Mrs Ong.
'If the theatre becomes part of a much larger development, it can be a draw for people to come in and it will stand a better chance.'
Another option is for Singapore's arts or tourism agency to lease the space from its private developer to encourage artistic pursuits.
The likely scenario for the cluster, however, could well be a mixed development comprising a boutique hotel, shops and F&B outlets - possibly even an office block in place of the current Capitol Centre, which faces no preservation restrictions.
Mr Colin Tan, head of research and consultancy at Chesterton International, thinks retail may be the answer given the expected increase in the number of visitors once the integrated resorts are up.
And with the ongoing room crunch showing no signs of easing, accommodation is another viable option.
'If you ask me now, offices are probably heading for an oversupply,' he said.
The area - at 1.45ha - is considerably large, said property analysts, although given the conservation restriction, developers will not have the option of building up.
Mr Naidu believes the Capitol cluster can offer Singaporeans an alternative to a 'big box air-conditioned mall', even if it is shopping they are after.
Fill it with High Street-type shops and transform the unused back alley into a lively alfresco dining stretch, he suggested.
Architect Tan Kay Ngee, who was part of the design team for the neighbouring Singapore Management University, says clever designing will have to come into play to link the buildings, the old with the new.
One possibility is to build a half cover or semi-open courtyard along the alleyway, which Bugis Junction has done quite successfully, he said.
'If it is a big shopping mall the developer wants, he will have to think about huge carparks. So it needs to be something more elegant, petite and exquisite,' he said.
Mr Tan has another suggestion: Turn the current Capitol Centre into a city check-in for airlines to avoid the rush at the airport terminals.
Given its location - near City Hall MRT station - and its close proximity to the business district as well as tourist enclaves - it makes sense.
But not everyone has greeted the redevelopment news with excitement.
For existing tenants of these buildings, it means finding a new home elsewhere, and at inflated rents.
Ms Joy Loh, 34, owner of Eagle's Eye Art Gallery in Stamford House, is sad to be moving out of the heritage building she loves next April, after 14 years.
But she hopes to see the area become an arts hub.
'Every area should have a niche. With so many museums close by, this place should be for the arts,' she said.
dawntan@sph.com.sg
How would you wish the area to be transformed? Send your ideas to suntimes@sph.com.sg
|
