per thousand individuals by 1970. In 1966, the Family Planning and Population Board (FPPB) had been established based on the findings of the white paper, providing clinical services and public education on family planning. By 1970, the Stop at Two campaign was firmly established, implementing incentives, disincentives and public exhortation to discourage families from having more than two children. After 1975, the fertility rate declined below replacement level, in a sign that Singapore was undergoing the demographic transition. In 1983, the Graduate Mothers' Scheme was implemented in an attempt to get educated women, especially women with a university degree, to marry and procreate, while the government encouraged women without an O-level degree to get sterilised. This was done out of the Lee Kuan Yew government's belief that for the nation to best develop and avoid hardship, the educated classes should be encouraged to contribute to the nation's breeding pool, while the uneducated should not, sparking the Great Marriage Debate. In 1986, the government reversed its population policy—except its stance on low-income, lowly-educated women—and initiated the Have Three or More (if you can afford it) campaign, offering cash and public administration incentives to have children. In 2001, the Singapore government started its Baby Bonus scheme. Singapore has one of the lowest fertility rates in the world. In 2012, Singapore total fertility rate (TFR) was 1.20 children born per woman, a sub-replacement fertility rate. Ethnic Chinese had a fertility of 1.07 in 2004 (1.65 in 1990), while Malays had a TFR of 2.10 (2.69 in 1990). Both figures declined further in 2006. TFR for Indians was 1.30 in 2004 and 1.89 in 1990. The Singapore government has launched several highly publicised attempts to raise the fertility rate and increase awareness of the negative effects of an ageing population, the elderly (65 and above) had constituted 9.9% of its population in 2012; this proportion is still significantly lower than that of many other developed nations, such as the United States and Japan. In February 2015, National University of Singapore launched the "New Age Institute" in conjunction with Washington University in St. Louis to conduct research on this issue. Area planning The population of Singapore are generally housed within new towns, which are large scale satellite housing developments designed to be self contained. It includes public housing units, private housing, a town centre and other amenities. Since the 1950s, Singapore had a city centre