Assuming a 2 per cent annual growth, traffic would double every 35-40 years.

If no drastic change is made to our urban planning, the high concentration of activities plus the very lopsided day-night population ratio would turn future city traffic woes into a nightmare.

To solve our long-term transportation problems, there is a need to look to new strategies. For example, is it necessary to house so many government ministries and departments in the city? Massive projects that have little to do with the business in the city should be built away from the city.

To correct the lopsided day-night population ratio, increasing the population density in the city would be needed.

In the long run, the most effective way of diverting traffic away from the southern tip of the island would be to build a twin city at the other corner of the island - such as in the Changi-Loyang-Pasir Ris-Tampines area, for discussion's sake.

The new city must be a city in its own right and have its own personality or character.

As the eastern tip is relatively less developed, there is more flexibility for trying out new urban concepts and designs.

The new city could have a much higher population density than the central city.

We could plan for wider avenues in the city and go for extensive underground development to compensate for building height restrictions in certain areas.

The eastern city could take full advantage of its proximity to the airport, just like the central city is using the seaport advantage. The new city could also make full use of the beautiful coastal scene.

We could plan for it to be the workplace for at least one fifth of our urban workers by 2050. This would relieve some pressure on the demand for office space in the central city and help in slowing down the rental increase there.

The new city would greatly enhance our long-term global competitiveness, easing the impacts of rising rentals and increasing congestion in the central city.

Ng Ya Ken