LAND USE PLANNING

GROUP 1
Ablaza
Bulanadi
Lee
Pasion
Suguitan

INTRODUCTION
Throughout human history, land has played a significant role in society.
The locus of productive activities and a source of political power of men
(PLCPD, 2004).
The 1976 UN Conference on Human Settlements declaration likewise
considers land as the principal instrument in fostering social justice,
development, provision of decent dwellings, and health conditions, and
therefore should be used in the interest of the society as a whole.

In the Philippines, efforts on sound land use have been undertaken

by the government since the 70s.
The Forestry Reform Code (1975)
Comprehensive Agrarian Reform Law (1988)
Indigenous Peoples Rights Act (1997)
Agriculture and Fisheries Modernization Act (1997) to ensure that
land is utilized properly.

(a) confusion due to inconsistent laws on land utilization;

(b) continued negative environmental effect on land;
(c) unabated conflicts among

WHAT IS LAND USE PLANNING?

Proper management of land resources to promote the public interest and general welfare.

Promotes the optimal use of limited resources to answer present needs without compromising the
needs of future generations.

Multi-stakeholder policy output wherein competing uses of land arise among the various users.

WHY DO WE NEED A NATIONAL LAND USE

POLICY?
Land development initiatives were done without going through the process of finding
a compromise solution to conflicting interests. And because there is no clear, sound
and modern framework to guide such compromise, this practice has led to the
worsening of problems associated with poor land use such as traffic congestion,
informal settling, poor public sanitation, pollution, inefficiency of public services
delivery and environmental degradation.

STATUS OF COMPETING LAND USES

In the Philippines, lands are categorized as: protected areas, alienable and
disposable, and privately-owned lands
Of the total Philippine land area of 29.8million hectares, 15.88 million hectares are
forestlands or protected areas and 14.12 million hectares are alienable
anddisposable lands of which sixty-five percent (64.8%) are titled and privately
owned (Llanto and Ballesteros, 2003).

COMPETING USES OF LAND

There are five main uses of land:
economic and commercial uses,
food production,
shelter,
environment preservation and
preservation of indigenous peoples

ECONOMIC AND COMMERCIAL USES

Land is a primary input in the conduct of economic and productive activities for the
Filipinos general welfare. Though the State has the sovereign right to control and
supervise the exploration, development and utilization of the countrysland and other
natural

ECONOMIC AND COMMERCIAL USES AND FOOD

PRODUCTION
The creation of special economic zones and industrial parks are mechanisms of giving
a premium to the economic or commercial use of large tracts of land. However, this
economic and commercial use of land may, at times, be in conflict with the food
production role of land

ECONOMIC AND COMMERCIAL USES AND FOOD

PRODUCTION
This conflict between
the
economic and food
security
is llustrated by the
actual state of
agricultural lands
available in the
country

ECONOMIC AND COMMERCIAL USES AND FOOD

PRODUCTION

An average of 1,310.72 hectares of

agricultural land was converted in period
1990 to 2004, with a total of 43,141.64
hectares converted to other uses

ECONOMIC AND COMMERCIAL USES AND FOOD

PRODUCTION

The significant decrease in the size of lands available for agricultural

purposes has contributed to the reduction of land for rice production. In
2000 the Philippines was one of the Asian economies that experienced a
significant decrease in the lands devoted to rice

SHELTER
According to the Medium Term Philippine Development Plan (MTPDP) 2005- 2010,
there is an estimated 3.7 million housing need for the plan period
Because of the limited space available for mass housing, there is now congestion
particularly in urban areas, and this is where the use of land for shelter comes in
conflict with other interests.

SHELTER
Due to the rapid need of urban centers for housing and the lack of a national land
use policy to guide planners, lands allocated for other purposes near these areas
(such as agricultural) are utilized for housing.

SHELTER
The tension between continued use of certain lands for agriculture and the demand of
rapid urbanization has led to conflict among various interested parties such as land
developers, agricultural workers and landowner

ENVIRONMENT PROTECTION
According to the Department of Environment and Natural Resources (DENR, 1997),
the Philippines natural resources have been, and continue to be,subjected to
numerous yet conflicting usesthat include forest production (for wood and other forest
products like resin, pulp and paper), food production, human settlements, watershed,
tourism/recreation, mineral production, energy production, biodiversity conservation,
industrial site, and other economic activities or any combination of the above.

ENVIRONMENT PROTECTION

ENVIRONMENT PROTECTION
Suffice it to say that because of this overexploitation, the Philippines forestlands
continue to dwindle.
The size of our forests and forestlands is critical to securing the countrys water
resources in the future. Their denudation contributes to watershed degradation which
affects the countrys watersupply.

ENVIRONMENT PROTECTION
The size of our forests and forestlands is critical to securing the countrys water
resources in the future. Their denudation contributes to watershed degradation which
affects the countrys water supply.
Conflicting land uses and practices, inappropriate land classification and disposition
of watershed areas, and unabated encroachment and illegal occupancy within
watershed areas are some of the unresolved issues that threaten watershed resources.

INDIGENOUS PEOPLES (IPS)

In the Philippines, the State is mandated to protect the rights of IPs to their ancestral
domains to ensure their economic, social and cultural well-being and to recognize the
applicability of customary laws governing property rights or relations in determining
the ownership and extent of ancestral domain (RA 7381).
However, many of these claims are still being disputed and in conflict with various
interest groups on land utilization.

INDIGENOUS PEOPLES (IPS)

INDIGENOUS PEOPLES (IPS)

In 2002, the NCIP Legal Affairs Office handled seven (7) legal cases related to
ancestral domains. One of these was the opposition of the residents of Sinacbat,
Bagu, Dalipey, and Bakun, Benguet to the construction of a diversion tunnel from
Panagan to Takbo Weit, Bakun, Benguet.
Another example is the well-publicized conflict of the Bugnayons of Kalinga and
Apayao provincessurrounding the proposed construction of the Chico Dam in the
70s(NCIP, 2002). The alleged destructive effects of the construction of the large
infrastructure project near indigenous communities and on the soil and flora and
fauna in the region were the basis of the complaints of the people. Because of this
large-scale protest, the project was aborted.

INDIGENOUS PEOPLES (IPS)

Given the aforementioned, it can be deduced that the lack of a national land use
policy has resulted in confusion on land utilization and also has, in several instances,
resulted in negative effects among stakeholders.

REQUISITES OF A SOCIALLY
DESIRABLE LAND USE POLICY

A RATIONAL LAND USE REGULATION

Ineffectiveness of government agencies; ambiguity of the priorities set by the authorities.

Zoning regulations are identified as effective mechanisms to reduce land use conflicts. It is used to
assign specific uses, or prohibit particular uses of certain lands, to overcome environmental and
other externalities.

LAND USE POLICY SHOULD BE AN END RESULT OF A

PARTICIPATIVE AND DEMOCRATIC PLANNING PROCESS.
Land use planning should provide an opportunity for stakeholders to actively participate in a
planning process.

LAND USE POLICY SHOULD INCLUDE LOCAL CAPACITY

BUILDING AND INSTITUTIONAL LINKAGES
Local capacity building is needed to addressthe inadequacy of
local officials in understanding how property rights combined with
collective action can be utilized for land resource allocation and
management

Similarly local capacity building in the area of land valuation and

taxation, information dissemination, conflict resolution, land use
planning and basic economic concepts are also needed to assist
local governmentsin handling administrative functionsdevolved by
the national government.

LAND USE POLICY SHOULD BE PART OF THE

LONG-TERM NATIONAL DEVELOPMENT STRATEGY
integrating land use policy into a long-term national development
mechanism can provide continuity and an institutional framework to
guide policymakers on land utilization.

RECOMMENDATIONS

In the context of a yet unbalanced fiscal position, confounded legal

instruments and inharmoniousinstitutional set-up, the challenge to
enact a national land use policy in the Philippines becomes even
larger

ENCOURAGE ZONING ORDINANCES BY

ENHANCING PLANNING CAPACITY OF LGUS
Most land resource classifications and allocation activities are still
performed by the national government asin the case of land
classification which is largely a function of the DENR. The Local
Government Code of 1991, on the other hand, empowersthe
Sangguniang Bayan to formulate comprehensive land use plans
(CLUPs), adopt zoning and subdivision ordinances or regulations.

STRENGTHEN AND HARMONIZE INSTITUTIONAL

LINKAGES
Based on the findings of DENR in 1997, while institutional roles are
fairly well defined for land use planning, existing linkages among
land use plans and involved agencies are generally weak or
almost non-existent due to structural, administrative and political
factors (DENR, 1997). In addition, not all local authorities have the
technical expertise and access to information.

Because of this, linkages between the national planning institutions

and implementing agencies of land use related laws must be
strengthened and harmonized. Land use regulation of adjoining
local authorities should be coordinated and harmonized as well.
The policy directions and investment programs set by the national
development plans should be closely reflected in the land use
regulations of the local governments.

REVIEW AND ASSESS EXISTING LAWS.

Although the Philippines has adopted many local and national laws related to land ownership, land
management and land use, the level of implementation and the measure of policy outcomes of these
regulations are not known to implementors and benefactors alike.

A thorough review and evaluation of these laws can help decision-makers and planners pinpoint the
areas of conflict and duplication as well as the weak points.

CONSIDER OTHER REQUISITES SUCH AS LAND

CLASSIFICATION AND LAND ADMINISTRATION MEASURES.
Review of the land classification system and definitions to better reflect the reality of land use and
occupation/ ownership, as well as formally free up alienable and disposable land that is already in
sustainable use or has a potential to be used.

Conduction of a cadastral survey of all parcels of land that will be part of the record of the
government.

CASE STUDY BACOOR, CAVITE

PROPOSED LAND USE PLAN

BACKGROUND
The proposed land use plan was made with the general purpose of guiding the
municipalitys spatial directions and overall growth towards attaining its vision of a
progressive, well-developed, self-reliant, peaceful, healthy and environment-friendly city taking
the physical as well as socio-economic conditions prevailing in the area including proposed
infrastructure programs and projects

OBJECTIVES
The proposed land use plan aims to:
1. Channel future growth into the most suitable locations and provide opportunities to
intensify land utilization in the present urban area
2. Conserve environmentally-constrained areas while providing opportunities to
enhance the economic outputs of the municipality
3. Provide an efficient service network for the municipality.

DEMAND FOR URBAN LAND

The land area requirement for the 10-year planning period was determined using the
aggregate approach anchored on the projected increase in population. Table 5.1 shows
the estimated demand for urban land.
The computations reveal that the population in 2011 would need at least 53.98 has. to a
maximum of 6,989.96 has. of urban land.

ESTIMATED SUPPLY OF URBAN LAND

The gross potential supply of urban land is estimated by deducting areas not suited to
urban land use. Table 5.2 below shows the estimation of the potential supply of urban
land. There is a potential supply of 4,352.96 hectares after deducting the areas not
suited and proposed for urban development such as Environment Park, buffer zones
and cemetery.

PROPOSED GENERAL LAND USE PLAN

The proposed land uses and areal distribution are provided in Table 5.3

URBAN CORE AREA

This area is the business and commercial center of the town with the
supportive reAsidential, institutional, and recreational type of activities. The
area includes the present central business district (CBD) and its immediate
outlying areas characterized by high density land utilization.

Being the traditional commercial-residential center of the

municipality, the area will be the focus of urban renewal efforts. This
area covers the barangays of Sineguelasan; Banalo; Alima; Campo
Santo; Tabing Dagat; Daang Bukid; Digman; Kaingin; Dulong Bayan;
Mabolo 1,2,3; Salinas 1,2,3,4; Habay 1,2; Real 1,2; Panapaan
1,2,3,4,5,6,7,8; Maliksi 1,2,3; Talaba 1,2,3,4,5,6,7; Zapote
1,2,3,4,5; Aniban, Ligas 1,2; Niog 1,2,3; and Mambog 1,2,3,4.

URBAN EXPANSION AREA

This area will absorb the urban core expansion requirements of the
municipality. Urbanization would be promoted and enhanced in this area.
This area refers to the vast track of land spanning Molino 1,2,3,4,5,6,7;
San Nicolas 1,2,3; Ligas 3; Bayanan; Mambog 1,2,3,4; and Queens Row
West, East, and Central.

The area, which may be developed as a new town, would be a

mixed development of low to medium density residential
neighborhood with commercial and institutional facilities. The place
is envisioned to be a community for people to live, work, and take
leisure. This area would be the site of the proposed municipal hall,
specifically in Molino 3.

AGRICULTURAL DEVELOPMENT AREA

This area in Molino 4 would be utilized for cultivation, pastoral activities,
livestock production, integrated farm operations, etc. The Strategic
Agriculture and Fishery Development Zone (SAFDZ) in San Nicolas 1
and 2 is likewise included in the Agricultural Development Area.

ECOLOGICAL DEVELOPMENT AREA

Located in Molino 4, this area would be the site of the proposed
Environmental Park.

LIGHT INDUSTRIAL AREA

This area would be allotted for light industrial activities, particularly nonpollutive/non- hazardous and non-pollutive/hazardous activities only.
Complementary uses including workers housing and neighborhood
commercial activities would be allowed in this area.

COASTAL DEVELOPMENT AREA

The Coastal Development area covers the waterfront areas of the
municipalitys coastal barangays. The development of this area would be
limited to agri-fishery and agri-tourism type of activities. Sineguelasan;
Alima; Tabing Dagat; Digman; Kaingin; Maliksi 1,3; Talaba 1,2; and
Zapote 5.

Complementary uses allowed in this area include residential, commercial,

institutional and recreation activities provided they are in conformity to
existing laws and policies.

OPEN SPACE / PARKS

The existing open space in the municipality would be enhanced by the
planting of trees. The existing plaza and parks in the different subdivisions
in Bacoor would be developed as breathing spaces for the residential
areas. Construction of more parks would be encouraged to upgrade the
visual component of the town.

BUFFER ZONES
The buffer zones refer to parks or open spaces intended to separate
incompatible land uses to control pollution and nuisance as well as
define the areas where no permanent structures would be allowed.
All existing waterbodies, rivers and streams would have an easement of at
least 3 meters on both sides of the waterbodies.
The buffer zones would be established in areas between incompatible land
uses and along the roads.

PROPOSED ZONING PLAN

ZONE CLASSIFICATION
For the purpose of implementing the proposed Land Use Plan, the
municipality would have the following zones:
Urban Core Zone (UCZ)
Urban Expansion Zone (UEZ)
Agricultural Development Zone (ADZ)
Ecological Development Zone (EDZ)
Light Industrial Zone (LIZ)
Coastal Development Zone (CDZ)

GENERAL LAND USE POLICIES

The Land Use Plan was formulated to provide opportunities for the
maximum utilization of land within an environmentally based and
development-oriented framework.

The following are broad policies that the plan espouses:

Provision of a mixed clustering of uses that would result

in the proximity of residence to workplace, recreation,
and other interrelated functions
Minimization of the costs of public services and
utilities by providing a mechanism for a compact urban
growth pattern
Guiding of development at the site level to ensure
harmonious, compatible, and high quality developments
Conservation of environmental resources
Improvement of the development approval process.

The following policies are proposed:

Allowable land uses in both Urban Core Zone and Urban
Expansion Zone include medium intensity residential and
commercial developments, detached residential units,
and neighborhood stores. These zones would allow
medium to high intensity mixed use developments
provided they are compatible with each other.

The following policies are proposed:

Existing urban developments such as commercial,
industrial, residential and institutional activities in the
Urban Core Zone and Urban Expansion Zone would
remain and new developments allowed provided they
conform to the applicable laws and policies.
The Light Industrial Zone would allow light industrial
developments provided they are non-pollutive/nonhazardous and non-pollutive/hazardous.

LAND USE REGULATIONS

The municipality would adopt land use intensity regulations based on floor
area ratios and building height limits as shown in Table 5.5.

VARIOUS LAWS ON LAND USE

PLANNING

SUMMARY
In summary, Land Use Planning is very essential to the development of a macro to
micro setting, it organizes the use and function of every area and allocate its best
use. However, Land Use Planning may encounter challenges due to different vision of
users that tends to convert the uses into another which causes imbalance.