LAND OWNER

REAL ESTATE Individual * Corporation * Cooperative * Corporative *

Family Heirs * Banks (Acquired Assets) * Government

LINKAGES FINANCIER
Bank * Investor * PagIBIG * Provident Fund *
Corporation * OFWs * Insurance Companies * Individuals

CONTRACTORS
Electrical * Mechanical * Sanitary * Building *
DEVELOPER Landscape * Supplier * Labor * Civil Works

PROFESSIONALS
LAND Env. Planner * Broker * Appraiser * Civil Engr. *
GOVERNMENT
OWNER Geodetic Engr. * Structural Engr. * Sanitary Engr. *
UP SURP Plan 280 Dr. Yap Master Plumber * Electrical Engr. * Lawyer *
Mechanical Engr. * Value Engr. * Architect *
Landscape Architect * Interior Designer * Marketer

REAL BUYER (MARKET)

ESTATE OFW * Socialized Housing * High-Medium-Low Cost
CONSULTANTS Housing * Timeshare * Community Mortgage
FINANCIERS BUYER Program * Corporate Housing * Cooperative
Housing * Retirement Villages * Medical Tourism *
Single Professional & Student Condo Sleepers

GOVERNMENT
REAL LGU * DAR * DENR * DA * NIA * NWRB * HLURB *
CONTRACTOR ESTATE LRA * HDMF * HUDCC * NHA * NHMFC * SHFC *
PRA * OWWA * HGC * SSS * GSIS
PROFESSIONALS
DEVELOPERS
CREBA * OSHDP * SHDA * NREA * CDP * PCIEE
Government Infrastructure
AIRPORTS, SEAPORTS, RAILWAYS, EXPRESS WAYS, BRIDGES , TELECOM

UP SURP Plan 280 Dr. Yap

TRANSPORTATION
• AIR
– NAIA can accommodate only 30-40 maximum arrivals and

Source: Dr. Ramon M. Quesada, Univ. of Asia & the Pacific, May 2008
departures in an hour. This is an opportunity for other
international airports to have more direct flights (by-passing
Manila).
UP
• SEA
SURP Plan 280 Dr. Yap
– The Ro-Ro Nautical Highway has brought about economic
benefits in several regions.
• Western Nautical Hi-way (Batangas-Mindoro-Roxas-Caticlan-Iloilo-
Dumangas-Bacolod-Dumaguete-Dapitan-Zamboanga
[Basilan/Sulu/Tawi-tawi])
• Eastern Nautical Hi-way (Matnog-Allen-Tacloban-Liloan [San
Juanino Bridge]-Lipata)
 TRANSPORTATION
• SEA (Continued…)
• Central Nautical Hi-way (Pilar-Aroroy-Cawayan-Daanbantayan-
Cebu City-Tubigon-Jagna-Balbagon-Benoni-Balingoan-Central and
Southeastern Mindanao)
• East-West Lateral RO-RO Sea Links
UP SURP Plan 280 Dr. Yap
– Batangas – Romblon – Lucena – Quezon – Marinduque –
Masbate – Tabaco – Albay – Virac – Puerto Princesa – Cuyo
Island – Iloilo – Negros Occidental – Cebu – Bohol – Leyte –
Surigao del Norte – Misamis Oriental

Source: Dr. Ramon M. Quesada, Univ. of Asia & the Pacific, May 2008
 TRANSPORTATION
• LAND
– Railways
• LRT 1 (Monumento to Baclaran); LRT 2 (Recto & Santolan);
MRT 3 (EDSA Pasay to North Avenue)
UP SURP Plan 280 Dr. Yap
PLANS:
– Connect LRT 1 and MRT 3 via Roosevelt & Balintawak
– Extend LRT 1 from Baclaran to Niyog
• North Railway (Caloocan to Malolos) & South Railway
(Alabang to Calamba)
PLANS:
– Connect NR to Clark Airport
– Extend SR to Lucena, then Legaspi, then Matnog, Sorsogon

Source: Dr. Ramon M. Quesada, Univ. of Asia & the Pacific, May 2008
 TRANSPORTATION
• LAND
– Highways
• Buendia-Bicutan Highway (to be extended up to Alabang)
• NLEX from Quezon City to Sta. Inez, Pampanga. 30-minute
UP SURP Plan 280 Dr. Yap
drive Clark-Subic Road complete and open to the public.
Connecting road to Hacienda Luisita completed and open to
the public.
• SLEX from Buendia to Calamba under rehabilitation. Star
Tollways from Sto. Tomas now extends to Batangas City.
(Lipa to Batangas now only 15 minutes).
• Panay Island Circumferential Road operational making Iloilo,
Aklan, Antique, and Capiz gain P100 billion family income.
50% comes from Iloilo.

Source: Dr. Ramon M. Quesada, Univ. of Asia & the Pacific, May 2008
 The Comprehensive Land
Use Plan (CLUP)
A guide to decisions
on the nature,
UP SURP Plan 280 Dr. Yap
pattern and
direction of the
physical growth and
development of the
city/municipality
7
The Comprehensive Land Use Plan
• Physical • Economic
• Environmental • Administrative
• Social • Fiscal matters

UP SURP Plan 280 Dr. Yap

8
 NEW LAND CLASSIFICATION SYSTEM

TOTAL LAND

PUBLIC DOMAIN PRIVATE LANDS

PRIVATELY
RESERVED FOR
UNAPPROPRIATED OWNED, BUT HELD BY STATE AS
GOV’T./PUBLIC

UP SURP Plan 280 Dr. Yap

USE
LANDS SUBJECT TO
EMINENT DOMAIN
PRIVATE ENTITY

NON-DISPOSABLE DISPOSABLE &

& NON-ALIENABLE ALIENABLE

AGRICULTURAL
NATIONAL PARKS MINERAL LANDS FOREST LANDS
LANDS

AGRICULTURE INSTITUTIONAL RESIDENTIAL EDUCATIONAL COMMERCIAL TOWN SITE INDUSTRIAL

 COLOR CODES FOR ZONING MAP
(GENERAL)

ZONING CATEGORY COLOR CODE

1. Built-up yellow

2. Agricultural green

3. Forest green
UP4.SURP
Special Use Plan 280 Dr. Yap
4.1 Mining/ brown
Quarrying
4.2 Grassland/
dark green
Pasture
4.3 Agro-Industrial violet

4.4 Tourism red

4.5 Other Uses Appropriate color other

than the above
 COLOR CODES FOR ZONING MAP
(URBAN)
ZONING CATEGORY COLOR CODE
1. Residential
R1 lighter yellow
R2 light yellow
R3 yellow
2. Commercial
C1 lighter red

UP3. SURP Plan 280 Dr. Yap

C2
C3
Institutional
light red
red

Gl blue
Sl sky blue
4. Industrial
I1 light violet
I2 violet
I3 royal blue
5. Infrastructure green
6. Open Space light green
7. Others
Appropriate color other
(Cemetery, Land fill site) than the above
AVAILABILITY OF UTILITIES
& SERVICES
Water
• Minimum Water Supply Requirement

UP• Fire
SURPProtectionPlan
Demand280 Dr. Yap

Power / Electricity
Telephone Lines/ Cell Sites
Television Channel Cable
Internet Access
Land Use in the Context of Urban
and Regional Planning
UP SURP Plan 280 Dr. Yap

Dr. David Leonides Yap

University of the Philippines – School of Urban and Regional Planning (UP SURP)
How do Planners determine land uses?
UP SURP Plan 280 Dr. Yap
 UP SURP
Batangas City Plan 280 Dr. Yap
Existing Land Use Map
1996 LAND USE MAP

UP SURP Plan 280 Dr. Yap

2006 LAND USE MAP

Marilao Municipality,
Bulacan Province
Land Use Determinants

Physical Determinants
The physical and natural features of the land may
serve as one of the considerations in assessing the
UP
land’s SURP
capability and Plan 280
suitability Dr. Yap
to support certain
uses, and can be considered as determinants of land
use decisions.
Land Use Determinants

Physical Determinants
• Topography
• Geology
UP SURP Plan 280 Dr. Yap
• Climate
• Soil
• Bodies of Water
• Environmentally Critical Areas
Land Use Determinants

Economic Determinants
• Land Value
• Location
UP SURP
• Cost ofPlan 280 Dr. Yap
Land Development
• Increase/Decrease in Population
• Trends, Changes in Fashion and Tastes
• Changes in Technology
Land Use Determinants

Economic Determinants
• Changes in Money Supply
• Changes in Planning Controls
UP SURP Plan 280 Dr. Yap
Land Use Determinants

Public Interest
Public action that seeks to assure livability and
sound development in the city as land is put to
urbanUPuse.SURP Plan
It involves 280 ofDr.
the notion Yapfor
control
public ends as they may be distinguished from
private, economic and social ends. Public
interest values come into play in legalistic actions
of formal government organizations. This is
referred to as "actions taken in the public
interest."
Land Use Determinants

Public Interest
• Livability
• Convenience
UP SURP Plan 280 Dr. Yap
• Amenity
• Economy
• Safe
How do Planners determine Land Uses
or the Highest and
Best Use of Land?
UP SURP Plan 280 Dr. Yap
 WE PLAN
Comprehensive Land Use Plans (CLUP)
UP SURP Plan 280 Dr. Yap
Highest and Best Use of Land

• Need for housing and other types of real estate due

to population growth, migration patterns, etc.

- Post WWII housing programs by the National Government,

UP SURP Plan 280 Dr. Yap
e.g. Projects 1-8 in Quezon City (c. 1950-1960)
- Housing program under Pres. Marcos (1960-1970), BLISS
- Planned Unit Development (PUDs) (1975-1985), Townhouses,
- 1990s – MXDs, Fort Bonifacio, Office Condominiums,
Condominiums

Source: Smith, Halbert C. et.al. Real Estate and Urban Development, 1981.
Highest and Best Use of Land

• Societal trends due to changing living patterns,

changes in class structure, and changes in work
conditions and lifestyles.

UP are
- changes SURP Plan
brought about 280
by new Dr.e.g.Yap
technology,
use of mass transit systems, new road systems, new forms of
communication, etc.

Source: Smith, Halbert C. et.al. Real Estate and Urban Development, 1981.
Highest and Best Use of Land

• Changing values and attitudes

- growing awareness and appreciation of healthier
surroundings
- requirements of people belonging to different social classes
UP SURP Plan 280 Dr. Yap
(suburban neighborhoods vs. downtown neighborhoods)
• Income
• Central Place theory – population thresholds and
market range
• Location Quotient

Source: Smith, Halbert C. et.al. Real Estate and Urban Development, 1981.
 How do Cities Expand
UP SURP Plan 280 Dr. Yap
 Urban forms: generation and evaluation
THEORIES OF URBAN
DEVELOPMENT
Concentric Circle Growth Pattern
(Ernest W. Burgess)

•Application of Von Thunen’s theory of

agricultural location
•Circular city growth eases the burden of
UP SURP Plan 280 Dr. Yap
intra-urban communication
•The central business district is located in the
center, with the outer circles (concentric
circles) making up the other zones of
contrasting land use.
•Any city extends radially from its center, to
form concentric zones and that as distance
from the center increases, there would be a
reduction in accessibility, rent and densities
 Urban forms: generation and evaluation
THEORIES OF URBAN
DEVELOPMENT
Sector Pattern of Urban Growth
(Homer Hoyt)

•Growth along a particular transport route

way takes the form of land uses already
prevailing and that each sector of relatively
UP SURP Plan 280 Dr. Yap
homogenous use extends outwards from the
center
•Compatible land uses lay adjacent to each
other; incompatible land uses repelled
•Relates accessibility, land use and values
•The growth of the central business district
tends to follow the direction of the high-
priced residential neighborhood
 Urban forms: generation and evaluation
THEORIES OF URBAN
DEVELOPMENT
Multiple Nuclei Theory
(Edward L. Ullman and
Chauncey D. Harris)

•Based on the assumption that

UP SURP Plan 280 Dr. Yap
urban growth takes place around
several distinct nuclei
•Emphasizes that many
phenomena of city life occur in
cluster
•Initially related to cities within US
where the gridiron road patterns
separated land uses geometrically
 Urban forms: generation and evaluation
URBAN FORMS
Dispersed Sheet
•New growth allowed to occur at the periphery at very low
density with substantial interstices of open lands kept in
reserve.
•Developments spread evenly over wide continuous tract;
circulation carried out by individual vehicles
•Very high accessibility to open land; outdoor recreational
possibilities plentiful.
UP SURP Plan 280 Dr. Yap
•Transport network a continuous grid designed for even
movement in all directions. No road hierarchy, no major
nodal points, no major terminals. Difficulty in establishing
a transport network due to evenly Spread out activity
areas.
•Activity areas evenly distributed.
•Maximum flexibility, personal comfort, independence,
local participation highly possible.
•No traffic congestions, no multi-purpose trips, only single-
purpose trips.
•No vivid or memorable image of the city.
•Public service provision is expensive.
 Urban forms: generation and evaluation
URBAN FORMS
Galaxy of Settlements
•Development clustered into relatively small units, each with an
internal peak of density and separated from the next zone of
low or zero density
•Each cluster is equal to the next in importance, although
specialization (financial center, cultural center, etc.) is possible.
•Each unit is self-sufficient, and thereby independent of the
other (All basic social services are present. Lack of regular

UP SURP Plan 280 Dr. Yap

transportation to other units is due to the self-sufficiency of the
units)
•Circulation mainly by private vehicle, but supplementary public
transport is possible.
•All advantages on the dispersed sheet except flexibility are
present
•If clusters are not too specialized, need for commuting is
reduced.
•Access to open country is assured if interstitial open spaces
are maintained
•Visual image of local communities improved but not of the
whole town
•Local centers may develop monotonous similarity unless
deliberately made unique and different
 Urban forms: generation and evaluation
URBAN FORMS
The Core City
•Development is packed into one continuous body due, &
maximized land use is employed due to limited land area. Growth
will be vertical. Strong visual image for the whole town.
•This form is seen to be beneficial for social equity (same type of
high-rise housing, large range of services & facilities present in
the community).
•Very few or no private vehicles - movement of pedestrians is

UP SURP Plan 280 Dr. Yap

either on foot or on mechanical devices (escalators, etc.)
•Most fuel efficient and energy saving (eliminates car-
dependency). Significant reduction in vehicular traffic.
•Presence of transport system makes accessibility higher to both
activity centers and to open country at the edge of the city.
•Initial investments in the core city are quite high but running
costs may be low.
•Must be well-planned, relying heavily on high-rise buildings &
well-laid out transportation system. Initial cost is expensive, but
returns will be most beneficial in the long term.
•Highly rigid and inflexible; change /rearrangement is very
expensive.
 Present Urban Forms in the
Philippines
Ribbon or Corridor Development
• Found in the periphery of many Asian cities, this form of
development is characterized by the concentration of built-up areas
along major roads.
• The Government often provides arterial infrastructure, leaving the
UP SURP Plan 280 Dr. Yap
provision of secondary and tertiary infrastructure to individuals or
private sector developers. Because of the inability of the private
sector or individuals to assemble raw land, only land closest to the
arterial infrastructure is developed.
• Land farther away from the arterial infrastructure is often left
unserviced and thereby unusable for urban purposes. Thus one gets
city development patterns with large pockets of vacant, undeveloped
land in the city.

Source: Urban Land Policies for the Uninitiated. UN ESCAP

 Present Urban Forms in the
Philippines
Ribbon or Corridor Development
• This type of development causes increased costs of doing business
in the city as it increases the costs of transport and provision of
infrastructure.
• The presence of large pockets of vacant, undeveloped land is also a
UP SURP Plan 280 Dr. Yap
result of land speculation.

Source: Urban Land Policies for the Uninitiated. UN ESCAP

UP SURP Plan 280 Dr. Yap
Marilao Municipality, Bulacan
Province
2006 LAND USE MAP

UP SURP Plan 280 Dr. Yap

 Development Trends
UP SURP Plan 280 Dr. Yap
 Housing Estates

• Post WWII housing programs by the National Government,

e.g. Projects 1-8 in Quezon City (c. 1950-1960). SD and
duplexes.
• Housing program under Pres. Marcos (1960-1970), SD (3-BR
& 2-BR), BLISS (Walk-up Apartments), Tenement Housing.
UP SURP Plan 280 Dr. Yap
• Planned Unit Development (PUDs) (1975-1985), Townhouses,
• 1990s – MXDs, Fort Bonifacio, Office Condominiums,
Residential Condominiums. Rowhouses.

General trend shows house and lot packages are getting

smaller
 Development Issues
UP and Concerns
SURP Plan 280 Dr. Yap
Development Issues and Concerns

Land reclassification shall be limited to a maximum of

the percentage of the total agricultural land of a city or
municipality at the time of the passage of the
ordinance as follows:

UP SURP Plan 280 Dr. Yap

(1) For highly urbanized and independent component
cities, fifteen percent (15%);
(2) For component cities and first to third class
municipalities, ten percent (10%); and
(3) For fourth to sixth class municipalities, five percent
(5%).
Development Issues and Concerns
Unabated Land Conversion
“Between 1988 to 2000, Region IV ranked first in the country in
terms of the number of applications for land use conversion. There
were 753 applications. Of these, 696 were approved, covering
land area of 14,422 hectares. For the same period, the area
withdrawn from agriculture jumped by 617 percent from 1,682 ha
UP SURP Plan 280 Dr. Yap
(before Project CALABARZON) to about 10,378 ha (during Project
CALABARZON). “
“Agricultural lands converted to residential, industrial and
commercial use is relatively high in the provinces of Batangas,
Laguna, Rizal and Cavite. For a span of fifteen years from 1984 to
1999, more than 12,000 hectares of agricultural lands were
converted mostly for residential purposes indicating a quickening
pace of growth in the region’s urban and industrial centers.”

Source: Destacamanto, Louie. Conversion of Agriculture Lands: The Case of Calabarzon. Term Paper. October 2010.
 Development Issues and Concerns

• Urban sprawl
• Proliferation of blighted areas/slums
• Adverse impact to the environment if not regulated
properly.
UP SURP Plan 280 Dr. Yap
• In Urban centers, uncontrolled estate development
may lead to gentrification, proliferation of informal
settlements, etc.