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Plans related to

Urban and
Regional
Planning
Generic Outline of a Municipal–level
Comprehensive Land Use Plan
1. Introduction
2. Planning Process and Methodology
3. General Development Framework
1. Linkage to Provincial, Regional, National Plans
2. Local Vision-Mission-Goals and Spatial Objectives
4. Development Needs and Physical Constraints
1. Vision-Reality Gaps
2. SWOT Analysis
3. Natural Hazards Assessment
4. Social and Economic Analyses
5. Landscape Analysis
5. Generation and Evaluation of Spatial Alternatives
– Cost-Benefit Analysis. Goals-Achievement Matrix, Other tools in Decision-making
6. Preferred Spatial Strategy
1. General Land Use Map (whole territory)
2. Urban Land Use Map (urban areas / poblacion only)
7. Land Use Policies
1. Production Land Use – industrial, agricultural, commercial
2. Protection Land Use – NIPAS, Ancestral Domain, etc.
3. Settlements Land Use – urban design, residential, subdivisions,
4. Infrastructure Land Use – Transportation network, public utilities, solid waste
8. Water Use Policies
1. Marine waters
2. Inland surface water bodies
3. Underground water
9. CLUP Implementation
Four Land Use Policy Areas
By Ernesto M. Serote
Production Land Use
• areas devoted historically / naturally to producing food, materials,
services, or other items that feed development.
• Productive land refers to areas capable of sustaining intensive and
multiple uses primarily geared to the growing of food and cash crops
or to the production of commodities for their economic value. These
lands are usually neither environmentally-constrained nor
environmentally-sensitive. Nevertheless, production/cultivation
practices should be carried out in an environmentally-sustainable and
socio-culturally sound manner.

Type References
Business District / Tourism Local Ordinances
SAFDZ AFMA, Fisheries Code, CARL
Non-SAFDZ, but Agricultural AFMA, CARL
Mining Areas Mining Law
Industrial Estates and Special PEZA Law
Economic Zone
Production Land Use -
NPAAAD
• Network of Protected Areas for Agricultural and Agro-
Industrial Development (NPAAAD) refers to prime
agricultural land based on “land capability” and “land
suitability” as scientifically determined by BSWM.
These lands are highly dedicated to agriculture and
highly restricted to non-agriculture uses because they
are the most efficient and stable croplands. They can
grow a wide range of crops with minimum to moderate
levels of farm management. These lands also contain
large State investments on irrigation and agri-support
infrastructure. State policies on non-conversion of
agricultural land apply in all NPAAAD areas.
• The CLUP shall seek to preserve all irrigated and non-
irrigated farmlands to ensure food security. As a general
goal, the CLUP shall discourage conversion of any
parcel of prime agricultural land.
Production Land Use –
Agrarian Reform Communities
• “Agrarian Reform Communities” refers to the
DAR-initiated agricultural settlements covered
by the Comprehensive Agrarian Reform Law
which are characterized by collaborative
management of clustered or convergent farms
whose cultivators are recipients of CLOAs. Its
primary land use is agricultural and agro-
industrial, principally the growing and
processing of grains and cereals, sugarcane
and cashcrops. Because they are usually
irrigated or irrigable, CARP lands are naturally
subsumed by the Network of Protected Areas
for Agricultural and Agro-Industrial
Development (NPAAAD).
Production Land Use --
SAFDZ
• “Strategic Agriculture and Fisheries
Development Zones (SAFDZ) are
likewise subsumed by the Network of
Protected Areas for Agricultural and
Agro-Industrial Development
(NPAAAD) as areas of production,
agro-processing and marketing.
SAFDZ coverage is broader than
CARP croplands because SAFDZs
additionally cover suitable areas for
livestock, fisheries, and agro-forestry.
Production Land Use –
Agricultural Estates
• “Agricultural estates” are large-scale farms
(fields, orchards, pulpwood harvesting,
horticultural business) characterized by
intensive operations and by very low-density
housing. The chosen location should take
advantage of existing access roads,
absence of human population, and presence
of dense vegetation to absorb and diffuse air
pollution. Modern wastewater management
should be observed to prevent pollution of
the receiving stream and to allow future
possibility of energy and materials recovery
from waste. Specific buffer requirements are
needed to protect adjacent properties from
adverse effects.
• “Haciendas” which are 50 hectares or more
in size are logically covered by the
Comprehensive Agrarian Reform Law.
Production Land Use –
Agro-industrial Estates
• “Agro-industrial estates” cover
commercial-scale feedlots, piggeries,
poultry farms, meat processing industries,
and slaughterhouses characterized by
intensive operations. The chosen location
should take advantage of existing access
roads, absence of human population, and
presence of dense vegetation to absorb
and diffuse air pollution. Modern
wastewater management should be
observed to prevent pollution of the
receiving stream and to allow future
possibility of energy and materials
recovery from waste. Specific buffer
requirements are needed to protect
adjacent properties from adverse effects.
Production Land Use –
Ranches and Fishponds
• “Pastureland” or “rangeland” refers to
grassland and brushland reserved for
the raising and grazing of livestock at
commercial scale.
• “Aquaculture areas” refer to ponds,
swamps, lakelets, and freshwater or
brackishwater bodies devoted to fish
farming to augment production from
capture fishing in rivers and coasts.
Through the use of fish traps and fish
cages, production of fish in these areas
enhances sufficiency of fish supply.
Protection Land Use
• areas with unique natural qualities, hazards, or irreplaceable functions where
human activities must be forbidden or strictly regulated by law or local
custom.
• “Protected areas” refer to identified portions of land and water set aside by
reason of their unique physical and biological significance, managed to
enhance biological diversity and protected against destructive human
exploitation (Republic Act 7586). Protected areas are already covered by
existing national laws but can be further protected by local ordinances and
community action.
Type References
NIPAS Area RA 7586, Forestry Water, Fisheries
Non-NIPAS Codes, Clean Air/ Water Acts, etc.
Environmentally Constrained EIA law, DOST-Phivolcs Reports,
Areas Local Ordinances,
Geohazard Areas NDCC

Cultural and Heritage Sites Local Ordinances, UN Commitments


Protection Land Use –
Permanent Forests
• “Permanent Forests” perform vital ecological
functions. These must be kept perpetually in
their open character, permanently in their
natural state, and fully free from human
intrusion and disruption. Included here are
so-called virgin or old-growth forest, primary
broadleaf forest, areas above one thousand
(1,000) meters elevation, peaks of mountains
or other areas with very steep gradients (50%
slope or more), rare habitats, and habitats of
threatened, endangered or extinct species.
• “National Park” shall be preserved pursuant
to national statutes. Intervention thereof must
only be in the form of rehabilitation and
reforestation
Protection Land Use –
Environmentally Constrained
Areas
• “Environmentally –constrained areas” are so called because they
pose serious hazards to human settlements due to their high
susceptibility to landslides, subsidence, sinkholes, erosion once their
top soil is exposed, among others.
• Forestland with slope over 18%, with or without tree cover, is
environmentally-sensitive areas shall be permanently maintained in
their original state through an easement or deed restriction which
shall be recorded on the zoning map. In general, development
should not be permitted in areas over 18% slope. Interventions in
these areas shall be limited to rehabilitation and maintenance.
• A buffer zone of 40-meters at the foot of mountains, as legally
specified, is to be observed.
• “Escarpments” and “waterfalls” are environmentally-constrained
areas requiring a buffer of 40-meters around them as per
Presidential Decree 705.
• “High angle fault lines” and fault zones require buffer strips of 40-
meters along the fault line and have to be withdrawn from human
use.
• volcanoes
• areas prone to tsunami prone areas noise, air pollution are also
environmentally sensitive.
• probable causes of hazards or risk
Protection Land Use --
Watersheds
• “Watershed or water catchment reserve” is a section
of forestland with an area of 100-meter radius around
rivers and springs which serve as catchment for water
sources being tapped for domestic water supply and
irrigation. Uncontrolled human activities can
jeopardize the quality of water entering a town’s
intake boxes and water pipes and should therefore be
severely prohibited.
• “Critical river watersheds” should be rehabilitated to
arrest further degradation of resources. Management
of watershed should adopt an integrated approach
and a synchronized set of guidelines on how
competing uses such as irrigation and human water
consumption can be harmonized to achieve economic
and environmental goals.
Protection Land Use – Social
Forestry
• Areas of “integrated social forestry” pertain to
forestland where there are “tenured migrant
communities” residing therein who have actually
and continuously occupied the same area for at
least five (5) years prior to its designation as
protected area by RA 7586. These communities are
principally dependent on forest for their subsistence.
They are therefore engaged by government to
undertake reforestation and upland management.
Under a separate but kindred program called
Community-Based Forest Management, organized
communities are granted access to upland
resources through the issuance of long term tenure
agreement (CBFMA), an instrument that grants
them peaceful occupation but makes them
responsible and accountable to protect, develop,
and manage forest resources under the principle of
stewardship.
Protection Land Use – Buffer
Zones
• “Buffer zones” in forestland are areas
outside or peripheral to designated
principal zones but adjoin or surround
them. They are set aside to serve as
protective barrier or social fence to
prevent encroachment into principal
areas by outsiders. Controlled uses
such as non-consumptive activities
may be allowed in buffer zones. Buffer
zones in protected forest areas are
treated as integral part of said
protected forest areas.
Settlements Land Use – areas inhabited as dwelling
and leisure sites.

Type References
High Density Residential Building, Structural and Sanitary
Codes, Clean Air and Water
Low Density Residential
Acts
Socialized Housing BP 220
(Public) Open Spaces Local Ordinances
Temporary Residences UDHA
Infrastructure Land Use – areas for connective or
communicative space, and institutional support

Type References
Pedestrian and bicycle network Local Ordinances

Water, sewage, power, SLF SWMA, Water and Sanitation Codes


net
Social Support Services DILG Regulations, LGC
Air/Sea ports and Depots Building Code, DPWH Regulation
Road, rail, and river network Building Code, DPWH Regulation
Specialized Uses or Integrated Mixed Use Areas
Sometimes, however, there is a need to segregate
uses that do not fall exactly under the main policy
areas. These may include:
1. Highly-densified and dynamic locations with multiple
uses.
2. Military reservations that include residential and even
limited commercial functions.
3. Scientific institutions and special study areas that house
many functions.
4. Others, as justified by the planner.
Combined Policy Areas -- Policy areas may
occasionally have overlaps or shared users (e.g.
protective areas and settlements). This should be
recognized and managed in the form of:
1. Buffer Zones
2. Multiple Use Zones Strict Protection
Areas
Water Bodies &
3. Access Corridors Limited Use by
Indigenous
Peoples
Buffer Zone

Eco- Residences
Touri
sm
Access Corridor Through Buffer
City
Hall
Industry
Expansion Area
Example: Land Use Plan of Taguig City
Example: General Land Use Plan of
Antipolo City
Example: Land Use Plan of Baguio
City

Central Business District of


Baguio City
LGU Authority Levers for
Plan Implementation
• Regulation
– Zoning (Locational Clearance)
– Subdivision Regulation (“Deeds of Restrictions”)
– Building Regulation (Building Code LGU oversight)
– Environmental Law Enforcement
• Taxation
– Basic Taxes
– Special Levies on Property
- Special Education Fund
- Idle Lands Tax
- Special Benefit Levy
• Public Investment
– Local Development Investment Program
– Annual Investment Plan
• Private Investment Incentives
– Fiscal Policies
– Joint Ventures
– B-O-T Schemes
• Co-management
Thank You!

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