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Conservation Planning and Development Guidelines
for the Downtown Central Business District (CBD) Heritage Zone Iloilo City Cultural Heritage Conservation Council (ICCHCC)
ILOILO CITY CULTURAL HERITAGE CONSERVATION COUNCIL (ICCHCC)
DOWNTOWN CENTRAL BUSINESS DISTRICT (CBD) HERITAGE ZONE
CONSERVATION PLANNING AND DEVELOPMENT GUIDELINES
Introduction Include on the purpose and mandate of ICCHCC as reflected in Regulation Ordinance No. 00-054 and the purpose of the Procedures and Guidelines. R.O. No. 00-054 Section 1 Section 2 Section 3 Section 4 Section 4. a. Section 5 Section 6 Section 7 Cultural Heritage Conservation Policy of Iloilo City Scope: as mandated by R.O. No. 00-054 Glossary of Terms Composition of ICCHCC Functions of the Iloilo City Cultural Heritage Conservation Council Technical Working Group Functions of the Technical Working group Cultural Heritage Registration and Designation Procedures a.) Iloilo City Cultural Heritage Register b.) Contents of Register c.) Cultural Heritage Designation d.) Cultural Heritage Designation Criteria e.) Effects of Designation f.) Cultural Heritage Designation Procedure g.) Notice Requirements h.) Contents of Notice i.) Procedure for removal from cultural heritage designation j.) Consultation to proposed cultural heritage designation k.) Hearing l.) Service of Notice m.) ICCHCC may combine hearings History of the Area Existing Situation a) b) c) d) e) f) g) Section 10 Land use Buildings and streetscapes Landscaping Traffic/ Car parking Pedestrian movement Skyline Existing signages 28 2 3 4 5 5 7 8 9
Section 8 Section 9
CBD Conservation Concept Plan a) b) c) d) Concept Plan Objectives of the Conservation Concept Plan Conservation of the CBD Heritage zone Proposed Plan and Design Features 1. To expand the conservation area
2. To designate the Heritage core area 3. Introduce Streetscape Development a. Walkability b. Connectivity c. Quality Architecture and Urban Design d. Street Trees e. Signages and Street Lighting f. Sidewalk Pavement and Furnishings 4. Urban Amenities and Commercial Activities a. Diversity and Mix-use b. Sidewalk Cafes c. Street vendors d. Revitalization of Central Market/Night Market e. Open Spaces f. Public Facilities 5. Quality Architecture and Urban Design 6. Involvement of Multi-sectors entering out, conservation programs and projects Section 11 Conservation program with illustrative maps and drawings a.) Envelop control b.) List of identified heritage buildings and sites c.) Guidelines for infilling and new architecture 1. Scale 2. Building heights and Massing 3. Façade design 4. Major and New Development 5. Guidelines for streetscape 6. Arcades and Sidewalks Land Use Policies/ Historical Cultural Heritage Overlay zone Prohibited Uses in Downtown CBD Guidelines for Restoration and Renovation Demolition Masonry Arches and Columns Corbels and Brackets Other Elements Painting and Colors Signages 1. Existing signage 2. New signage 3. Sign types h.) Lighting i.) Mechanical, plumbing and electrical equipment Section 15 Section 16 Urban Design Control Guidelines for non-conforming buildings or structures 77 78 a.) b.) c.) d.) e.) f.) g.) 51
Section 12 Section 13 Section 14
63 65 66
Section 17 Section 18
Specific building requirements with illustrations and drawings a.) Architectural guidelines Permit System a.) Procedure for securing a development permit/ conservation clearance b.) Preliminary consultation ICCHCC conservation clearance/approval Appeal Period Repealing clause Penal clause Effectivity clause Separability clause
Section 19 Section 20 Section 21 Section 22 Section 23 Section 24.
111 111 111 111 111 112
The conservation of Iloilo City Downtown Central Business District Heritage Zone calls for both government and private sector participation. The city government created the Iloilo City Cultural Heritage Conservation Council (ICCHCC) to take lead in advancing its cultural heritage conservation and promotion. The plan is to upgrade the street environment and upgrade its own properties in order to stimulate its revitalization. Since most of the properties to be conserved are privately owned, private sector role is important.
Careful handling of the City’s historic fabric is very essential in order to avoid past mistakes. The Central Business District (CBD) of a city attracts visitors, expands business scope and sophistication and even transmits its heritage effort to conserve its fragile architectural heritage. A plan of action therefore is necessary to ensure that both government and private actions are coordinated to achieve the desired results. The Conservation Planning and Development Guidelines specifically deal with planning and urban design strategies that can help realize the conservation of a heritage zone within one of Iloilo City’s most important business centers the Downtown CBD. The guidelines cover conservation initiatives for the downtown CBD Heritage Zone, which includes commercial-residential mixed blocks bounded by the major streets of J.M. Basa, Iznart, Muelle Loney, Rizal and General Luna. It also covers neighbor blocks bounded by the side streets of Guanco, Arroyo, Aldeguer, Arsenal, Mapa, Delgado, Yulo, Solis, and Aduana. Included also are topics on conservation, restoration as well as redevelopment measures for buildings and sites. Envelop control will also be discussed and will cover guidelines for the sites. All heritage buildings within the Downtown CBD Heritage Zone are currently being inventoried and catalogued by the ICCHCC with assistance from the Ford Motor Company Environmental and Conservation Grants. All buildings in the heritage zone that are to be restored, repaired, demolished, and reconstructed shall be reviewed by the ICCHCC for city government approval. guidelines prescriptions. Even new construction shall be dealt with and subject to the
Section 1. Cultural Heritage Conservation Policy of Iloilo City
The Government of Iloilo City prioritized the conservation of cultural heritage by enacting the Local Cultural Heritage Conservation Ordinance of Iloilo City. This ordinance not only seeks to preserve local heritage buildings and sites for the benefit of future generations but also to promote Ilonggo identity and culture as part of a larger revitalization plan for historic Central Business District. The Iloilo City Cultural Heritage Conservation Council (ICCHCC) was established through the ordinance and was mandated to establish rules and regulations for the conservation of cultural heritage sites in Iloilo City. These Conservation Planning and Development Guidelines described the scope of the Downtown Central Business District (CBD) Heritage Zone and prescribed rules to ensure cultural heritage conservation by limiting alterations to heritage value of the property. It is the policy of the Iloilo City Government that before any conservation, preservation, restoration or new development work can commence at the Downtown CBD Heritage Zone, thorough research and documentation of the buildings or sites, showing its original design, must first be undertaken.
Section 2. Scope
The Conservation Planning and Development Guidelines for the Downtown CBD Heritage Zone will apply to the preservation and conservation of heritage buildings and sites located within the Downtown Central Business District, within the territorial jurisdiction of the city of Iloilo, Philippines. The scope of the guidelines application covers all the areas bounded by the Muelle Loney at the East, the line of buildings along Iznart Street at the West, the Capitol grounds at the North and the Sta. Maria Catholic School at the South.
Figure 2. Downtown CBD Heritage Zone
Section 3. Definition of Terms
Alter – means to change in any matter, and includes but is not limited to reconstruction, redevelopment, improvements, additions, renovation, rehabilitation and demolition of cultural heritage sites. Adaptation – modifying a place to suit the existing use or proposed use. Conservation – means all the processes of looking after a place so as to retain the heritage value; includes any measures undertaken to protect, preserve, conserve and promote cultural heritage sites and the value of cultural heritage sites. CP Clearance – refers to Conservation Plan Clearance as authorized by the ICCHCC that pertains to a development permit approved by the ICCHCC as meeting the required architectural and design standards. It includes terms and conditions the ICCHCC may impose and copies of a drawing of the final structure. Cultural Heritage – refers to any site with cultural and/or heritage value. Cultural Heritage Value – means the historical, cultural, architectural, archaeological, aesthetic, scientific or educational worth of a site. Designate – refers to the recognition and protection accorded to cultural heritage sites under section. Fabric – refers to all the physical materials of the place including components, fixtures, contents, and objects. Heritage Object – includes, whether designated or not, physical/tangible objects including statues, monuments, etc. Heritage Site – includes, whether designated or not, land, property, public and private spaces in Iloilo City, which have cultural value to the Philippines, the province of Iloilo, Iloilo City, barangay or community within Iloilo; may include houses and buildings, bridges, waterways, streets, plazas, marketplace/vendors’ areas/squares, archaeological sites, gardens, cemeteries etc. Preservation – refers to maintenance of the fabric of a place, its existing state and retarding deterioration
Section 4. Composition of Iloilo City Cultural Heritage Conservation Council
a. Chairperson – Official of the City of Iloilo or non-official b. Vice Chairperson – Representative of the association of Architects in the City of Iloilo c. Iloilo City Conservation Bureau (ICCB) d. Canadian Urban Institute (CUI) e. Department of Tourism (DOT) 6 – Regional Director f. CREBA g. City Engineer h. United Architects of the Philippines (UAP) - Iloilo Chapter i. United Architects of the Philippines (UAP) - Marikudo Chapter j. United Architects of the Philippines (UAP) - Hamili Chapter k. Philippine Institute of Architects (PIA) Iloilo Section l. Federation of Councilors Association m. Private Sector n. City Environment Office o. City Planning Development Office (CPDO)
Section 4a. Functions of the Council
It shall be the responsibility of the Council to meet regularly for the following functions: a. Identify and document cultural heritage or legacy buildings and sites in the city b. Plan and implement a Heritage Conservation Program that will include the identification and conservation of Heritage Zone and promotion of citizen and private sector participation in all related program initiatives. c. Formulate and enforce an Implementing Rules and Regulations as prescribed by Section 3(b) of Regulation Ordinance No. 2001-071 and other local heritage conservation policies and guidelines. d. Ensure the integration of heritage conservation into the City’s Development Plans/Programs, Zoning Regulations, Building Construction Permitting Systems as well as in all other related future plans and policies. 5
The council, as the need arises may create other Technical Working Groups (TWG) or expand the membership of the council or the TWG upon approval of the city mayor.
Section 5. Technical Work Groups
There shall also be created Technical Work Groups for the Council’s technical work needs which will be composed of the following: a. TWG for Planning b.TWG for Ways and Means c. TWG for Policy Formulation d.TWG for IEC and Advocacies e. TWG for Regulation and Enforcement f. Other committees and membership. The council, as the need arises may create other TWGs or expand the membership of the Council or the TWGs. g.Executive Director. In order to help coordinate the routine activities of the Council and the TWGs the City Planning and Development Coordinator is hereby designated as Executive Director and will be back staffed by a Secretariat composed of at least two (2) city government personnel.
Section 6: Functions of the Technical Working Group
1. Assist the ICCHCC in the formulation and enforcement of implementing rules and regulations of the Regulation Ordinance No. 00-054. 2. Conduct an inventory and documentation of all heritage structures in Iloilo City and assist the ICCHCC in the formulation of historic CBD Conservation Planning Guidelines and District Regulations as well as other local heritage conservation policies and guidelines. 3. Conduct proper review on plans for construction or restoration within the conservation area and recommend approval for the issuance or non-issuance of conservation plan clearance by the ICCHCC. 4. Assist the ICCHCC in the monitoring and overseeing all developments within the conservation area to determine compliance with its laws, policies, rules and regulations. 5. Assist the ICCHCC in the conduct of heritage inspection and research of all proposed heritage inspection and research of all proposed heritage structures prior to the inclusion of the City’s Official heritage list.
Section 7. Cultural Heritage Registration and Designation Procedures
a. Iloilo City Cultural Heritage Register The ICCHCC shall establish and maintain a register, to be known as the Iloilo City Cultural Heritage Register, for the documentation of cultural heritage sites in Iloilo City, including: • • • • National shrines, national monuments, and national landmarks identified by the National Historic Institute (NHI) that are located in Iloilo City; All buildings/structures located in Iloilo City that have been in existence for 50 years or more; Plaza Libertad, Molo Plaza, Arevalo Plaza, Mandurriao Plaza, Jaro Plaza Other cultural heritage sites designated by the ICCHCC as having cultural heritage and historical value. b. Contents of Register The Register established by the ICCHCC shall list all property situated in Iloilo City that has been designated by the ICCHCC or otherwise nationally designated as having cultural heritage value, and shall contain, with respect to each property. • • • A legal description of the property The name and address of the owner; and A statement explaining the cultural heritage value or interest of the property and a description of the heritage attributes of the property. The Register many contain property that has not been designated by the ICCHCC but that the ICCHCC believes to be of cultural heritage value, and shall contain a description of the property that is sufficient to readily ascertain the property.
c. Cultural Heritage Designation The ICCHCC may designate land, property, plazas, marketplaces, streetscapes, buildings and other structures, as an Iloilo City cultural heritage site. For the purpose of this section, a cultural heritage designation may apply to • Buildings, structures, plazas, marketplaces/vending areas, land, private and public property; • Property or properties within the Central Business District of Iloilo City; • Property or properties outside of the Central Business District of Iloilo City; • A single property or to part of a property; • More than one property including properties owned by different persons. d. Cultural Heritage Designation Criteria The ICCHCC may designate a property as having cultural heritage value in, but not limited to, the following circumstances • The property is deemed to be of cultural heritage value due to its cultural, historical, architectural, archaeological, aesthetic, scientific or educational worth • • • The property/structure is within the Central Business District of Iloilo City The property/structure is within the Central Business District of Iloilo City and has been in existence for 50 years or more The property/structure is not within the Central Business District of Iloilo City and has been in existence for 50 years or more e. Meaning of Designation for the Property Owner When a property or a district is accorded designation, it is a notice to the public of its heritage value and accords it a measure of protection from unnecessary demolition or incoherent alteration. Designation serves as a guide to changes in the property so that its heritage attributes can be maintained. 10
The owner can take pride that the designation is a way of acknowledgement of the heritage value of his/her property and for the community to appreciate and promote awareness of its historic past. It provides a process to ensure that changes to the property are property managed to maintain or enhance its heritage value. What a Designation does: • • • • Recognize and reinforce the cultural value and appreciation of the public of the heritage property. Provide safeguards against inappropriate changes to the heritage property that defeat the reason for its designation. Prohibit demolition unless property justified and permitted. Enable access to incentives as may be provided for.
A Designation does not: • • • • • Restrict the use of the property (except incompatible uses inconsistent with its heritage value). Impose onerous obligations or undue expenses to maintain the property. Render the property ineligible for issuance coverage. Restrict the sale or hypothecation of the property. Give the public access to private property without the consent of the owner.
f. Effects of Designation A cultural heritage designation may result in • • • • Prescribed limits to alterations to the property under section Prescribed policies and procedures for the issuing of/obtaining of building permits under section 7 Fiscal and non-fiscal incentives for the conservation of the heritage site Registration of the property in the Iloilo Cultural Heritage Register
g. Heritage Designation Procedure The ICCHCC may identify, inventory, and designate sites within Iloilo City to be of cultural heritage value if: • • The property meets the prescribed criteria for designation as referred to in section 7. The designation is made in accordance with the process set out in this section.
h. Notice Requirements Prior to making a designation under section 7, the ICCHCC shall • • • Serve notice of intention to designate on the owner of the property Consult with and receive approval of designation from the Iloilo City Council Publish the intention to designate in a newspaper having general circulation in Iloilo City i. Contents of Notice Notice of intention to designate property shall contain • • • A description of the property so that it may be readily ascertained A statement explaining the cultural heritage value of the property and a description of the heritage attributes of the property A statement that notice of objection to the designation may be served on the ICCHCC within 30 days after the date of publication of the notice of intention to designate in a newspaper of general circulation in Iloilo City. j. Procedure for Removal from Cultural Heritage Designation Note: scope of R.O. No. 00-054 as am. R.O. No. 2001-071 limits ICCHCC cultural heritage conservation to buildings, structures, plazas that have been in existence for at least 50 years in Iloilo City, or are located in the Iloilo Central Business District Heritage 12
Since this section presumes that ICCHCC may designate “new” heritage
properties not indicated in the ordinance it may not be applicable at this stage. k. Objections to Proposed Cultural Heritage Designation A person who objects to a proposed designation by the ICCHCC shall, within thirty (30) days after the date of publication of the notice of intention to designate in a newspaper having general circulation in Iloilo City, serve on the ICCHCC a notice of objection indicating the reason for the objection and all relevant information. l. Hearing Upon the expiration of the 30-day period, the ICCHCC shall conduct a hearing open to the public to ascertain whether the respective property should be designed, and the ICCHCC, the owner, and any concerned party who has filed an objection pursuant to section 7 and such other persons as specified by the ICCHCC shall be parties to the hearing. m. Service of Notice ICCHCC shall serve formal notice to the owner of the property, stating the reasons for the public hearing, and set the hearing date within thirty (30) days from receipt of such notice. ICCHCC shall publish the notice of hearing in a newspaper of regional circulation to inform the public. If there be failure to serve the formal notice at the official address of the owner, ICCHCC shall publish notice of hearing in a newspaper of regional circulation to inform the public.
n. ICCHCC may combine hearings 13
The ICCHCC may combine two or more related hearings and conduct them in all and for all purposes as one hearing. o. Public Hearing Decision • • • • • ICCHCC shall hear, review and evaluate arguments for or against. Within sixty (60) days from the termination of the public hearing, ICCHCC shall render its decision on the initiative. ICCHCC shall entertain appeal of its decision or motion for reconsideration filed within fifteen (15) days from date of its promulgation. In case of no appeal, the decision of ICCHCC becomes final and executory thirty (30) days from date of its promulgation. In case of appeal or motion for reconsideration, the decision of ICCHCC on such appeal or motion for reconsideration becomes final and executory thirty (30) days from date of its decision. • The final decision of ICCHCC may be appealed to the Sangguniang Panglungsod of Iloilo City within fifteen (15) days of its promulgation. The decision of the Sangguniang Panglungsod shall be binding on all the parties.
p. Entry in the Register The final decision on the application shall be duly entered into the Register.
Section 8. History of Iloilo and CBD
Iloilo City’s peculiar urban morphology developed during the first century of Spanish colonial settlement. A remarkable degree of urban transformation happened in 1571 when the Spaniards settled in the village of Arevalo. After the Dutch razed Arevalo in 1618 the region’s urban center shifted a few kilometers east to the village of Iloilo where the major anchorage was located.
Fig. 3. Pattern of Settlements of Iloilo, 1797 to 1956 Iloilo remained a missionary and administrative center until the mid-18th century where the Chinese merchants began to export the regions handicraft textiles. The growth of the clothing industry eventually marked an impact on the demography and morphology of the 15
six towns which compromise the urban area. Population data for 1776 indicate that these were still small towns. Jaro had 2531 residents, Molo had 2343 and Iloilo had only 835. The opening of the port to international trade in 1855 and the boom of the sugar industry led further to the acceleration of urban development at the mouth of Iloilo River and its immediate environment particularly at the Iloilo proper. With the arrival of Mr. Nicholas Loney, designated British vice consul for the province of Iloilo, Iloilo was transformed as one of the dominant port in the country between 1860 and 1871. The shift from the textile to sugar export immediately marked an impact on almost every aspects of Iloilo’s urban development. With the number of vessels entering the port, Iloilo replaced Manila as the regional center for distribution of foreign export and import. Because of the rapid growth of business and economic activities, major changes such as increase in population, office spaces, and expansion of town’s center greatly influence the urban morphology of the town. As it grew steadily as a trading center of Panay and Negros, by virtue of a commonwealth act it attached the nearby towns of Lapaz, Jaro, Mandurriao, Molo and Arevalo to form the city, until it was formally elevated to the status of a city on October 5, 1809. After World War II, Iloilo City continued its role as the major port of entry of western Visayas, handling the foreign trades of the region and managing the commercial and industrial activities of Panay. As the city grew, the urban center particularly the Central Business District (CBD) became the focus of urban development. Problems related to traffic congestions, parking spaces, drainage, demolition of historic buildings, the need for urban planning and urban design was evident. The city must address all these problems before it deteriorates. In 1930 Architect Juan Arellano of DPWH drafted a physical plan outlying the spatial distribution of different land uses of the entire city (see Fig. 4). The plan was similar to Ebenezer Howard’s concept of “Garden City”, a central city surrounded by smaller garden cities, Arellano’s proposal indicate the functional relationship between the center and its surrounding districts by separating them with parks and gardens. It was considered to be the
first urban plan for the city. Overlapping of events and changes in the leadership of the city government however left the plan unimplemented.
Fig 4. Arellano Plan of Iloilo City 1930
Result of Land Use Development in the city in 1934 (see Fig. 5) marked a big contrast from the 1930 Arellano plan, wherein large development of high density commercial buildings dominated the skyline of the major and interior branch streets of the CBD. At the mouth of Iloilo River, big warehouses bordered its meandering curve. Towards the west, Nipa bamboo houses enveloped the outlying suburbs occupying almost one half of its entire area. Overall, the grid pattern of development was influenced by the growth at the port and the CBD.
Fig. 5. Land Use of Iloilo City in 1934
J.M. Basa Street, The Then Calle Real (From the Manila Daily Bulletin, September 1907)
J.M. Basa Street in 1986
In the CBD, J.M. Basa Street was the shopping center of Iloilo city and was situated in the heart of the city. It was formerly called CALLE REAL. Calle Real also known as the Escolta of Iloilo was the site of most of the town’s European and Chinese retail stores. Built largely on a swamp in 1860’s the commercial center had grown by using earth fill using earth fill to form roadbeds elevated above the estuaries high watermark. First class commercial and residential structures were built upon the roadways elevated frontage establishing two criteria for prime real estate – properties along major and minor streets. Iznart and other interior branch streets compliment the overall urban structure of the CBD.
John Foreman, in his visit in Iloilo, had this to say of the appearance of the Calle Real. He wrote: “The Calle Real or High Street is a winding road, which leads through the town in the country. The houses are indescribable – that tale of all styles. Three or four architectural adornment. Some are high – others low – some stand back with the few yards of pavement before them – others come forward and oblige one to walk in the road. At the extreme end of the Calle Real is the government house built of wood and stone, and then in a very bad condition but the style is good and it has quite the appearance of an official residence. Before it is semi-circular garden, and in front of this is a road fenced, - in plot, in the middle of which stands a flag pole…”
The location and the winding nature of Calle Real have been remained up to this day. Today, there are more than 100 various business establishments lining both sides of J.M. Basa, Iznart and other interior branch streets ranging from bazaar to department stores, restaurants, banks, hardwares, drugstores and other retail stores. As it was in the 19th century, the CBD is still the liveliest place in the entire city. 19
Section 9. Existing Situation
Iloilo City’s CBD Heritage zone includes mixed commercial residential blocks bounded by two main streets of J.M. Basa, Iznart and Gen. Luna. Muelle Loney connected to the interior branch street of Guanco, Arroyo, Aldeguer, Arsenal, Mapa, Delgado, Yolo, Solis, and Aduana. a. Land Use Iloilo City CBD conservation area is approximately 25 hectares of land majority of which are privately owned. It was designated as Central Business District, C-1 principally for commerce, trade, services, and other allied business purposes.
Fig. 6. Land b. Building and Streetscape Use/Zoning Map of Iloilo 1998- 2010 20
Majority of the heritage structure are predominantly two-to-three storey buildings. The lower ground floor serves as stores and shops while the upper floors are utilized as residential spaces. Built mostly in the early 1900, it has varied architectural styles with almost uniform scale resulted to fine grain quality in texture. Most of the façade of the buildings e.g. Cacho, S. Villanueva, Javellana Buildings are symmetrical with central composition of graduated curved toppings in a pinnacle - like development. The arched bays have three or more arches, fluted columns with a characterized motif by the stylized natural elements of local species of plants such as banana, coconut leaves and other native flora. Buildings in the conservation area are made of reinforced concrete which utilizes its plastic and dynamic qualities
Fig. 7. S. Villanueva building along Iznart street .
Fig. 8. Regent Arcade, Iloilo Central Trading and Villanueava building It is also worth noting the Elizalde and Co. building (COA) a platoresque style of the Spanish colonial architecture in the Philippines with a base of massive stone supporting a light frame of wooden upper floor. The overall effect is like a light airy upper structure which at night looks a giant bird cage.
Fig. 9. Elizalde and Co. Building (COA) 22
Apart from the arrival of the charming local version of Baroque and Art Deco, sculptural also became a part of the façade of other buildings more than just an architectural ornamentation. In effect, the designs and the ornamentation of commercial Building in the CBD heritage zones integrated sculpture and painting of the European and New American classics. c. Landscaping There are only two main public open spaces (see Fig. 9 and 10) within the CBD conservation area namely, Plaza Libertad and Freedom Park (Burnham Park) in J.M. Basa St. However these areas used as recreational environment provides little contrast to the ambience of the streetscape especially at the core area. There are strips of green spaces found at the river promenade at Muelle Loney fronting the old warehouse. Shading and inter shading are offered but the arcaded and tightly packed of the 2 to 3 storey commercial buildings within the narrow streets of J.M. Basa and Iznart. In addition, lack of trees or other greenery along the tight streetscape compounded the hard landscape urban characteristics of the CBD conservation area.
Fig.10. Plaza Liberatad
Fig. 11. Freedom Grand stand (formerly known as
d. Traffic / Car Parking Two main streets namely J.M. Basa and Iznart serve as the major arterial converging route leading to and leaving the CBD conservation area. These streets are heavily used throughout the day. Except for Aldeguer street which is part of turn around route in the CBD core area, all other branch streets serve as two-way traffic and on-site parking.
Fig. 12. On-site parking along Aldeguer Street
e. Pedestrian Movement Pedestrian movement in the conservation area is efficiently provided by the continuous covered arcade buildings within the CBD core area. However changes of level in the terrain particularly in J.M. Basa and Iznart streets hampers pedestrian accessibility. One shortcoming of the present situation is the absence of local ordinances and non-implementation if the provision of the building code for sidewalks and arcades.
Fig. 13. Unregulated level of sidewalk along J.M. Basa Street
f. Skyline J.M. Basa and Iznart are two main streets that act as the principal determinants of the urban and the skyline in the CBD conservation area. While its primary function is to allow mobility a large part depends on how clear the route is in relation to the height of the buildings around the area. Before the construction of the skywalk, these two main streets created a strong view corridor from the capitol down to the terminating edge of Iznart street, overlooking the Guimaras island. Notably, the well proportioned height of the 2 to 3 storey buildings embracing the tight streetscape actually preserve the visual impact of the CBD conservation Area. The existence of the skywalk creates a poor physical relationship to the area it serves. Rather than define the unique form of the heritage area, it slashes and acts as a blighting and disintegrating force.
Fig. 14 Intersection of J.M. Basa and Iznart street (Plazoleta Gay) overlooking Guimaras island 26
Fig. 15. Skywalk along Iznart street blocked the view of the corridor of the CBD from the Capitol building towards the intersection of J.M. Basa Street and Iznart Street g. Existing Signages and Utilities Improper location and sizes of existing signages and utilities malign the historical landscape of the Downtown CBD heritage area. As a whole, its role does not serve to complement the building’s architecture rather it is a major contributor to visual chaos.
Fig. 16 Improper sizes and location of signages along J.M. Basa Street
Section 10. CBD Conservation Concept Plan
Section 10. CBD Conservation Concept Plan a. Concept Plan
Fig. 18. Existing Building heights in the CBD
b. Objectives of the Conservation Concept Plan 1. To restore Buildings of Historical and Heritage Significance 2. To introduce adaptive re-use to improve the economic activity of the heritage buildings 3. To retain and enhance the existing activities while consolidating the area with new compatible ones. 4. To improve the general physical environments with new feature to further enhance the identity of the historic area. 5. To establish strong linkages and partnership with academic institutions for the continuing conduct of research development of concepts, guidelines and other related studies for the conservation of the CBD Heritage Zone. c. Conservation of the CBD Heritage zone Varied architectural styles of neo-classic, localized art deco, Post colonial are the most significant elements of the heritage buildings in J.M. Basa and Iznart streets while the period of their construction closely overlay with each other, their styles are mostly organized, resulted to the fine grain texture of the CBD. In order to achieve the traits of the historical development traditional activities can still continue to conform the authentic environment. The concept plan is to adopt new urban principles as one of the guiding post in the reformation of the built environment through restoration of the Downtown CBD, promotion for new expression, and to develop and contribute to the continuing development of the area. Vacant sites, buildings with poor quality architectural styles will be allowed to redeveloped within specified conservation guidelines.
d. Proposed Plan and Design Features a. To expand the Conservation area It is possible to expand the boundary of the conservation area because it compliments in the development of the provincial capitol, Museo Iloilo, Department of Tourism Office, and other Institutional buildings at the north side of the conservation area. The Arroyo Fountain and the old Javellana House will serve as the entry point from Bonifacio Drive and General Luna streets illustrating further the architectural style from the existing stocks of historic buildings in the area.
b. To designate the Heritage Core area Historically, the two main streets JM Basa and Iznart constitute the main center and contribute to the center of activity of the Conservation Area. These focal points should therefore be the priority for revitalization. These two main streets will be reactivated to incorporate festival-related trades and other activities to blend with the preserved historical buildings. c. Introduce Streetscape Development Concept 1. Walkability In order to signify that pedestrian and motorists are entering into a unique district, gateways are placed at the major entry of the CBD Conservation Area.
The introduction of the “walkability” concept shall maximize the potential for buildings housing retail shops to create a consistent sense of spatial enclosure, bringing shop windows and entrances closely adjacent to pedestrian zone.
Fig. 20 Not only trees but also other forms of green or plants enhances the climatic condition and the built environment.
Fig. 21 Maximizing the use of the Sidewalk for smooth pedestrian traffic flow.
In promoting pedestrian activity and vitality in the CBD Conservation Area, efficient spatial arrangement shall ensure a continuous pedestrian flow. One way of accomplishing this is to fill in gaps or spaces with usable functions. While there is still a need for vehicular access and parking to serve the downtown neighborhood, a pedestrian use shall be established in a core area along JM Basa street to emphasize pedestrian walking activity. 2. Connectivity Analyzing the strip of CBD Conservation Area, it is evident that the streets represent access to the various establishments, creating street frontage competition. For building owners who had the opportunity to owning bigger parcel of land along Calle Real was able to establish their buildings in strategic position. Remaining parcels of land led to more depth rather than a wide frontage. As a result variation in building details was necessary to establish a sense of identity and visual recognition. 33
Fig. 22 Arcaded Pedestrian Sidewalk create the sense of continuity and connectivity
Despite the variance in overall building character such as size, heights and façade design, the continuous length of arcaded pedestrian sidewalk shall create a sense of continuity and connectivity and establish direction and scale for the user.
3. Street Trees Street tree planting is probably one of the best downtown urban design improvements. Particularly when the architecture has variances in character, height and design, a canopy of trees provide a unifying visual matrix. Investing in trees creates a sense of identify for a streetscape concept while preserving the visibility of storefronts. To reinforce the linear character of the urban streetscape, street tree plantings should be uniformly spaced.
Fig. 23 Proposed Tree-lined Sidewalk
Fig. 24 MODEL TREE-LINED SIDEWALK The beauty of streets lined with trees provide for a cool environment as well as enhance the image of an old and busy area.
Fig. 25 Background of trees along sidewalk showcases the positive effects of this streetscape concept such as shaded and cool area that encourages pedestrian to walk instead of riding vehicles
4. Signages and Street Lightings Design Considerations Signs play also an influential role in determining visual continuity in the long stretch of JM Basa St. At present, signs utilize by various commercial establishments are unregulated. They can be improved at relatively low cost and within a short period of time as long as guidelines are provided to promote consistency in the size, design and placement of business signs. A simplified and coordinated program for the use and design of public directional and information signs is also needed to organize their presentation and to reduce visual clutter.
Fig.26. Present façade of Heritage Buildings along Calle Real is maligned with unsightly and contrasting design of signages.
The beauty of the architectural design of the buildings along Calle Real has been overpowered by the presence of the unattractive signages bearing the name of the establishment plastered directly on the façade of the buildings. Uneven sizes of the signages contribute in making the façade of the structures unattractive.
Fig.30 Fig.27-30. Design and layout of signages
The importance of signages is to attract the attention and allow shoppers to easily find the location of stores. Incorporating signages in such a manner that would unify it with the structure would significantly change the physical image of Calle Real and totally rehabilitate its aesthetic quality and enhance its historical value
Fig. 32 This proposed uniform signages provides a visual continuity and a more organized streetscape. Fig. 31 PROPOSED DESIGN OF STREET LIGHTS. Lighting enhances environmental conditions and allow for a well-lit, secured surroundings.
5. Sidewalk pavement and furnishings Pavement design on primary streets has a tremendous impact in creating a sense of amenity and visual richness. When used consistently, special paving also provides a visible connecting element that reinforces the pedestrian system. Although its initial installation cost is higher than concrete, the durability and impact of special paving make it worthwhile.
Fig. 34 Fig.33- 34 Pavement design
Garbage disposal bins will allow for easy access for people to throw wastes and garbage. There are two possible options for a functional trash receptacle and shall be uniformly bolted to the pavement. One option for 39
a suitable design shall be a black coated receptacle and has a side opening for litter deposit. And a low-cost receptacle made of galvanized pipe. Design Consideration Paving material should be comfortable and walkable in all weather. A single special paving material should be used to create a unifying design that would accentuate the sidewalk design.
Fig.35 Proposed design of gargabe bins which is low in cost
Fig. 36.Proposed design of garbage bins that is more durable and should be bolted to ground area
d. Urban amenities and commercial activities to be developed 1. Diversity in mix-use Block areas of downtown CBD, particularly along the strip of JM Basa street shall promote variety of uses that will create support services to other components. A reality check on the existing situation in CBD may be assessed in terms of growth of mix-use activities to generate support for each function thus increasing a variety of activity. Diversity of use and variety of opportunities for social interaction would be the most functional principle to be integrated in the urban renewal of the CBD. This promotes a good environment with a broad 40
range of choices in activities, merchandises and services. Diversity should create a streetscape that is filled with people and the downtown plane has always something new to offer. 2. Sidewalk cafés Proposed Café to be located in open spaces and sidewalk area with ample width shall encourage people to visit the CBD more often. With the on-going trend for outdoor café’s and restaurants, this kind of amenity is a good starting point in rebuilding the attraction of the CBD. This would eventually cater to daytime employees and draw-in weekend and evening users.
Fig 37. PROPOSED SIDEWALK CAFÉ’S
Fig 39 Fig 38-39. Model design for sidewalk café’s
Street vendors Street vendors are special retail users that can create an active and interesting downtown street life as well as offer a low-capital entrance into the retail business for local entrepreneurs. As the case may be with the street vendors along the CBD, who has been part of the streetscape for decades. In light of this reality, street vendors may be seen as there goods in portable and movable carts. outdoor markets that may be integrated in open spaces, allowing vendors to sell
Fig. 40. At present, the streetscape of Calle Real shows the visible presence of street vendors encroaching on the sidewalk.
The present situation of the street vendors in the CBD has defined them as informal entrepreneurs having no permanent stalls and being given by the local government free use of the public space. Such privileged allows them to encroach anywhere along the only available area which is the sidewalk. Their visibility along the sidewalk of the CBD has been allowed by the government for so long that uprooting them in their current location will result in protests and violent reactions. However, letting them remain and permitting them to stay without conditions and restrictions will bring about no improvement in the streetscape of the CBD. 42
In as much as the street vendors have become eye sore on the overall aesthetic of the CBD, the proposed solution would be to relocate them in one major area.
On the other hand, looking at street vendors as elements that may enrich the environment, they can be accommodated in attractive kiosks that complement the streetscape and the architecture of the CBD. Proposed kiosk designs that are functional for their trading needs as well as complimentary to the built environment would be the ideal solution for the street vendors.
Fig. 41. Main façade of Central Market
Fig. 42. Conceptual design
Fig. 45 Fig. 43-45 Model design of kiosk’s
3. Revitalization of Historic Central Market/ Night Market The recent approval of Regulation Ordinance No. 2005-178 – an ordinance amending ordinance no. 415, series of 1993 otherwise known as “An ordinance providing for a Night Market in the City of Iloilo” may trigger the interest of the local people and attract more tourists. The “ukay-ukay” of the Philippines has been patterned to the Night Market of Asian countries such as Hong Kong and Thailand. With the going trend of this type of retail stalls being patronized by the local people and tourists, the presence of this urban amenity to attract influx of people coming from
different walks of life and varying age group to the CBD area has promising results. The concept of the Night Market in Iloilo City shall be an activity that may revive the night life of the CBD and bring in more people to the area. The Hoskyn’s compound as the proposed location shall be developed to create an atmosphere of orderliness and keep the safety of the area at all times. The Night Market shall introduce a different kind of shopping environment, basically since its operation shall be at night time. The night market shall open at 6:00 p.m. and close shop at around 2 am. This time frame allows for convenient shopping particularly for those who work during the day at the same a more pleasurable shopping experience because of the cooler environmental condition during night time. The proposed location at the Hoskyn’s compound will be integrated with the existing Iloilo Central Market. The development of this area is perceived as a”superstore” – a one-stop shopping center. It shall cater to all classes of people in society offering quality goods at bargain prices. The night market section shall have numerous retail stalls which will be selling all kinds of merchandise from clothing, shoes, bags, accessories, magazines, books, textile, household needs and many more. And the section of the Iloilo Central Market which will also be made open during this time may be able to vend all type of wet goods typically sold in the central market, fruit section, vegetable section, flowers and plants and others. A color coding scheme may be introduced for the designs of the retail stalls in order that shoppers may easily distinguished the various section of the night market. The proposed night market is also an option for street vendors to have a permanent retail stall and making the sidewalk area of the CBD free from any blockage particularly as one of the proposed activities to revive the Calle Real is a Heritage Walk Tour. 45
With the present ordinance to revive the Night Market and the CBD being the most feasible place for this, will be able to have the opportunity to change the sluggish environment to a venue that would be the talk of the town.
Fig.46. Milan, Italy (2005)
Fig.47. Florence, Italy
Fig.48. Florence, Italy
4. Open Spaces Public spaces, whether modest or grand provide a focus for surrounding development. Open spaces, as well, provide a setting for social interaction as well as provide physical and psychological comfort.
Fig.49. Plaza Libertad , Iloilo City
Open Spaces can enhance CBD’s overall built-environment.
public space component of the urban design framework establishes the basis to attract people to the area thus contributing to the increase of the economic and commercial activity of CBD.
Fig.50 Germany, (2005)
Fig.51 Paris, France,
Fig. 52.Florence, Italy (2005)
Fig. 53.Florence, Italy (2005)
5. Public Facilities Public Toilet may be designed in this manner, presenting an inconspicuous façade of its actual use. The built-environment, however, may benefit from strategic locations of this public facility. Provisions for waiting shed in areas identified for loading and unloading of commuting passengers creates an orderly and coordinated vehicular system. Provisions for security/police stations at the same time serving as pubic information booth and public phone station will essentially benefit the public. 47
Fig.54 Florence, Italy (2005)
Fig.55. Florence, Italy (2005)
Fig.56. Rome, Italy (2005)
e. Quality Architecture and Urban Design The presence of blighted buildings has paved the way for ordinances and laws to be enacted for redevelopment and reconstruction of old buildings for a more traditional, competitive and attractive modern design. However, the essence of the downtown CBD for its architecture history and legacy cannot be replicated even with the new trend in large scale retail store and shopping centers. The busy scenery and vitality of the CBD may be viewed at a new perspective, identifying its strength and renewing its weakness to become more viable as “the place to be.” CBD must have a positive identity and pleasant setting for people. The quality of CBD’s physical appearances, its streets, buildings and open spaces plays a vital role in establishing a positive identity
Buildings along Calle Real requires refurbishing of its façade and maintaining it, to give a sense of order and design. Similar to pictures shown below where old buildings in Europe are being constantly repaired and refurbished.
Old buildings in Europe maintain there quiet dignity with orderliness and clean finish of its façade by constantly repairing and refurbishing it.
The repetition of design linkages or themes also helps build a recognizable identity or sense of place for CBD Conservation Area, making it a more marketable location for a range of uses. It is important to emphasize the characteristics that make CBD’s existing architecture special and to develop local or regional vernacular architecture. This prevents anonymous, anyplace architecture to weaken the CBD’s special identity.
f. To involve Multi- sectors in carrying out conservation programs and projects
Iloilo City Government City Mayors/ SB
Representative from Government Agencies Downtown CBD Conservation Development Projects (ICCHCC)
Academic/ Research Institutions
Barangay officials/ Constituents NGO’s, Private Section City Constituents
CBD building owners Tenants, street vendors
Section 11. CBD Conservation Program
All identified buildings, streetlights, monuments and plazas within the Downtown CBD Heritage Zone will be conserved in accordance with the planning and development guidelines. Conservation guidelines will also cover the following sites and areas: 1. vacant site not declared as park and open space 2. sites with architecturally insignificant structures or buildings 3. areas with informal settlers and under slum conditions a. Envelop Control - Redevelopment of above named categories will be allowed subject to the following envelop controls: 1. Infill sites, particularly new buildings or buildings to be renovated in between historic or heritage structures are subject to Urban Design Guidelines such as height alignment to existing building lines (of heritage buildings), street edge, architectural façade, streetscape, roofscape, form and construction materials. Existing buildings subjected for envelop control will be redeveloped. Its height shall be maintained similar to that of the approved heights of existing buildings. 2. Façade design control shall include reflection of height of its arcaded walks, cornices, heights, parapets, pitched roofs and opening configurations, which will be evaluated on a case to case basis depending upon the design of the neighboring structures.
Fig. 62 Compatibility of façade design, 3. Sites capable of large scale or comprehension redevelopment but not abutting heritage buildings, shall have regulated buildings heights that would allow future development but still in scale with the surroundings historic fabric. Building heights allowed for 3 or 4 storeys shall be evaluated on a case-to-case basis. 4. All constructions for new buildings or structures as well as accessory facilities for such new construction or development shall also conform to the principles and requirements of PD 1096 (National Building Code of the Philippines) and the Comprehensive Land Use Plan of Iloilo City and its implementing regulations. 5. For buildings earmarked for conservation, the following shall be observed: a) Without prior written approval of the city government of Iloilo through the ICCHCC, demolition, major alteration and new addition to a building’s façade shall not be allowed. Unauthorized additions and alterations detracting from the significance of the façade’s original design shall be removed. b) Materials to be used for the proposed additions and alterations shall be similar or compatible to the original buildings. c) All dimension works shall be under the supervision of ICCHCC.
b. List of heritage buildings and sites
c. Guidelines for infilling and new architecture All structures should be recognized as products of their time of construction and important testimonies to their respective periods. These constructions must be compatible with the distinct character of the Downtown CBD heritage Zone and should relate with the neighboring heritage buildings size, scale, material and site plan. As integrated in the conservation program there are buildings and sites with no architectural significance, (e.g. buildings less than 50 years, vacant sites not declared as parks and open space in the conservation area, etc.). These are the sites on which upon the demolitions or clearing of site encumbrances, new structures will be permitted. The new buildings to be added are intended to add cohesiveness to the existing streetscapes, which may appear to somewhat disrupt the continuity of lines and adversely affect roofscape and streetscape due to these gaps and vacant spaces.
Fig. 65 Nationale-Nederlanden building (The dancing building) Prague, Czech Republic 54
Fig. 66 Glass Pyramid in the main courtyard of Louvre museum, Louvre France As these sites are set within a heritage zone, lined with architecturally and his historically significant building, the design of any new buildings or structure thereon must therefore respect the unique qualities of the streetscape. The following general guidelines are not intended to promote any particular style but instead describe parameters, without dictating or imposing predetermined solutions. A variety of expressions are also encouraged so as to carry on the unique architecture and heritage of the Downtown CBD Heritage Zone Contemporary designs and materials may only be executed in a manner sensitive to the area.
1. Scale The scale of new building should be similar to that of the heritage structures immediate or adjacent to it including their visual orientation with their immediate streetscapes (i.e. arcade buildings). 2. Building Height and Massing The height and massing of any proposed new building and existing buildings should be compatible with the style and character of the surroundings buildings. In the case of an existing building which is taller than the surrounding heritage building, but has been allowed to redevelop because of its architectural significance, the new building must not be taller than the approved height of the existing building. The building mass should be broken into increments that correspond to the scale and massing of existing buildings through the use of setbacks and variable roof heights. A strong cornice line, parapet, covered building line arcade are important to the sense of the streetscapes at the Downtown CBD Heritage Zone. These should be incorporated into the new designs.
Fig. 67 Example of the relationship of old and new buildings
3. Façade Design The starting point in creating a unified block face and in organizing the diversity of architectural styles and details in a given street is the understanding of the building façade design framework. The framework is composed of two major elements, the upper façade and the storefront. The Upper Façade a) Restoration of cornice and fascia to reemphasize the original design intent of the structure the new cornice or facia should be designed in proportion to the overall mass of the building. b) Original wall materials should be cleaned and repaired. All exposed mechanical equipments unused electrical apparatus, or singer support should be removed. c) Original upper-story windows should be restored to create a sense of scale and to add articulation and visual interest to the upper façade. The upper story windows will produce a dramatic impact on the architectural integrity of many commercial buildings. The proportion of the restored windows and the rhythm of the window pattern should replicate the original design as closely as possible. d) Emphasis for piers width and spacing should give support to the faced. Piers that segment the storefront are recommend on wide buildings to improve the proportional balance. surface material. The Storefront a) Renovation of display window/lower face should emphasize the open character of the storefront and its contribution to the street by maximizing the amount of window exposure provided in the area framed by the sign frieze and the piers of the upper face. To emphasize its integral role in defining the architectural character of the upper faced, they should be treated with same
b) Entrance doors should be the focal point of the storefront. It should include glass panels to maximize the visibility of the store interior. The style of the door and its hardware should be compatible with the design character of the commercial storefront; the use of commercial stock residential doors should be avoided. Where entrances to upper stories adjacent to the storefront, they should blend into the framing architecture so that they read as secondary elements. c) Where existing awning are used it shall be restored to a strong horizontal element repeated along the block face. d) On corner buildings, the original design of side elevations facing the street usually replicates the architectural of the front façade. Storefront and upper façade design should be applied in renovating side elevations. e) Unfinished side elevations that are visible from the street, should be upgraded by removing or screening exposed mechanical equipment and extending some of the front facades wall materials, color, or detailing to the side elevation. Where windows cannot be introduced painted large graphics can be applied to unbroken wall surfaces to add interest. Graphics are usually most effective who contained within an area of neutral color. f) Rear elevations where parking is located should be designed to create an inviting appearance and identity related to front façade. Trash containers and service storage areas should be well screened and carefully maintained. g) Signs primary functions are to identify a business to contribute to its image and to indicate the goods and services it offer. Signs must be eye-catching without offending. It must make its point without too many details or words. It must not be abstract that its message is ambiguous. Each sign should compliment the architecture of the building on which it is located and serve as a unifying element in the blockface. 58
h) Sign materials should be compatible with the building overall architectural character. Materials that convey a low quality image such as plastic signs should be avoided. Use of too many colors should be avoided. i) Building Entrance. Major building façade and entrance should be oriented to street frontages as primary connectors, pedestrian spine or image arterials. The location and entrance should be replicated those of existing building. In front setback, new development should replicate the setbacks of existing building to create a consistently developed edge. This will reinforce the downtown’s urban development pattern, and enhance pedestrian orientation. j) Spacing between Buildings Sideyard setbacks for infill building should echo the rhythm of spacing between existing buildings. Sideyard setback maybe eliminated except where connecting block pedestrian walkways are provided. k) Roof/Parapet The shape of the roof or parapet should be compatible with the building to which it is visually related. l) Architectural Details Architectural details including materials, colors, and textures should be treated so as to make the new building compatible with its original architectural style and character in order to preserve and enhance the overall architectural style or character of the Downtown CBD Heritage Zone.
3. Major and New Development Large scale, low-rise, high-rise, or a combination of building heights (e.g. new downtown mall, or mixed use. Development), must be designed to maintain pedestrian connection and view corridors along traditional street rights-of-way. Fortress architecture with its blank walls facing the perimeter streets and internalized activities will develop a negative impact to the urban fabric. The following guidelines to minimize the negative impact a) Articulate the building mass to create an impressive aggregation of smaller forms to reduce the perception of overwhelming rank. b) Orient major facades and entrances to the streets that serve as important pedestrian corridor. c) Use transport ground story façade and retail activity to integrate the structure functionally with other use that edge the street d) Adequate setbacks that reinforce the definition of the street wall and bring interior activities to the edge of the pedestrian zone e) Design through transitions in height and massing. 4. Guidelines for Streetscape Major and minor streets in the CBD act as foreground for people moving throughout the downtown. These streetscapes have the potential to define a clear identity throughout the consistent use of well-designed light standards, benches, garbage, receptacles, plant boxes, street floor and other streetscape elements with the historic character of the conservation area. The following shall be observed in protecting and maintaining the integrity of the streetscape a) List of historic streetscape elements that established a continuing developmental edge along street, and primary paths of movement to create a coherent unified urban fabric
b) Introduction of public art (e.g. manhole covers, fire hydrants, building graphics) to help humanize the environment. These utilitarian components can become art when carefully designed. c) Create an attractive safe environment for all users of the street with adequate ornamental lighting, traffic signal and other design improvement d) Enhance the pedestrian environment through sidewalk improvements, street furnishing, and crossing improvements at major crossing location e) Enhancement of existing sidewalks and arcades through proper implementation of the required uniform grade and vertical clearances throughout the entire length of the street within the block (refer to rule VIarcades and sidewalks of the National Building Code) f) Encourage environmentally sensitive design including plant boxes and other landscaping elements to soften and add beauty to the street environment.
5. Arcades and Sidewalks In the conservation area, arcades and sidewalks shall be provided as required by the conservation plan, subject to existing laws and regulations. The ICCHCC shall determine which street shall have an open arcade or an arcaded sidewalk or both. a) Width of Sidewalks & Arcades 1. Sidewalks shall follow the existing width throughout the entire length of the street. Pavement shall have a non-slip e.g. pavers block and shall slope down towards the curb line and shall level off with the curb. 2. Sidewalks may include on its outer side a planting strip separating the curb from the sidewalk in accordance with the guidelines of the conservation plan. b) All Arcades shall follow the existing width throughout the entire length of the street within one block from one street corner to corner
1. Combined open and arcade sidewalks may be provided with a planting strip separating the arcaded portion and the open portion. 2. Arcades may be cantilevered from the building line over the sidewalk subject to the condition of the conservation guidelines or PD 1096 (NBC). c) Vertical clearance of Arcades The vertical clearance of all the arcades in the conservation area shall follow the existing height throughout the entire length of the street within the block from one street corner to another subject to the conditions of the conservation guidelines. d) Grade of sidewalks 1. All sidewalks as much as possible shall be uniform throughout the entire length of the street. 2. Whenever there is a difference in grade between the two connecting sidewalks, the two sidewalk shall be joined by means of a ramp subject to the conditions of the conservation guidelines or PD 1096 (NBC) e) Obstructions on sidewalks All sidewalks whether open or arcaded in the conservation area shall be free from any obstructions.
Section 12. Land Use Policies / Historical Cultural Heritage Overlay Zone
The primary thrust of conservation is to consolidate and enhance the activities that already exist and which contribute to the uniqueness of the heritage zone land uses will follow the Iloilo City Comprehensive Land Use Plan except for compatible uses, which are limited to some extent. When needed, adaptive reuse may also be applied in close coordination with the ICCHCC. a. Land Use Policies The ICCHCC adopts the concepts of mixed land uses, which is the major feature of the Conservation Program, implemented at the Downtown CBD Heritage Zone. Under this concept, the Downtown CBD will be declared as Special District with its own special district ordinance. The following uses shall be allowed in the Downtown CBD Heritage Zone subject only to the specific conditions that the ICCHCC may impose: 1. Adaptive use and reuse for mixed residential and commercial use where generally the ground floor are used shops, offices, restaurants, and retail outlets and the upper floors are used as residences. 2. Harmful and annoying activities that adversely affect the health, safety, morals, peace and order of the Downtown CBD Heritage Zone such as pollutive and hazardous industries, laboratories, night clubs, funeral parlors, container vans, warehouses and sidewalks vendors shall not be permitted. 3. Current use of buildings existing as the date of the enactment of Ordinance No. 00-054 by the Iloilo City Sangguniang Panlungsod except warehouses, lots use for parking trucks and container vans, subject to the provision of new conforming uses. 4. Other uses and activities that will contribute to the growth of a self-contained community while preserving the pedestrian-orientedness and historic fabric of the downtown CBD Heritage Zone.
5. All the allowable uses above shall comply with the architectural and design standards and the prescribed height and bulk limitations provided in the Comprehensive Land Use Plan of Iloilo City. b. Historical Cultural Heritage Overlay Zone- C-1 Zone 1. Offices like office buildings, office condominium with residential units in upper floors. 2. General retail stores and shops including but not limited to department stores, other retail stores and business shops. 3. Food and markets and shops including, but not limited to bakeries and bakeshops, wine stores, supermarkets and grocery stores. 4. Personal service shops including but not limited to beauty parlors, barbers shops, dressmaking and tailoring shops. 5. Recreational centers/establishments including but not limited to movie house/theaters and arcades cafes. 6. Restaurants, coffee shops, internet cafes and other eateries like fast-food centers, sidewalks and arcade cafes. 7. Short term education/special education like dancing schools, speech clinics, selfdefense and other similar activities. 8. Commercial housing like hotel, apartment, pension house, lodging inn, club house and apartel. 9. Government institutions like convention centers embassy/consulates, libraries, museums, vocational schools, scientific, cultural and academic centers and research facilities. 10. Private institutions like business offices, clinics, computer schools, banks and financial institutions, radio and television facilities. 11. Commercial activities like baking products, meat, fruit and vegetables, plant and flower shops, repair of optical instruments, and equipment and cameras, bookstores, building garage/multi-level parking. 12. Other commercial activities of the same as above cited.
Section 13. Prohibited Uses in the Downtown CBD Heritage Zone
The following uses shall not under any circumstances, be allowed within the Downtown CBD Heritage Zone: a. Residential uses which include lean to barong-barong or similar indigenous dwellings made of light and hazardous materials unless temporary and incidental to construction activities. b. New warehousing, trucking and brokerage, lumber yards, funeral parlors, crematorium, and mortuaries. c. Commercial uses, automobile wrecking yards, junk yards, machine shops, automobile and motorcycle repair shops. d. Recreational activities, lewd shows, betting and gambling stations, massage and sauna parlors. e. Any factory. f. Other uses and activities similar to the above which the ICCHCC shall determine as incompatible with the essential character and historic and fabric of the Downtown CBD Heritage Zone or that which are offensive, hazardous or pollutive in character. g. Skywalks or overhead pedestrian walkways.
Section 14. Guidelines for Restoration and Renovation
All original architecturally significant design features of all heritage buildings shall be retained and preserved. Where replacement is necessary, conformity with the ICCHCC approved design modifications should be observed. All existing significant additions or modifications that are compatible with the original designs and distinctive character should be retained as evidence of historical development and architectural evolution. Adaptive use or re-use means adopting a new but compatible use of the building that will not require major structural or exterior alteration. There shall be fixed physical limits of space that could be adapted to uses other that the original use of the building. Detailed Conservation Guidelines: a. Demolition All applicants for demolition must first be approved by the ICCHCC prior to any action taken on site. Any building or portion of the building, which contributes to the streetscape, should not be demolished without similar approval. A demolition plan showing the extent of the proposed demolition, conservation checklist and photographic evidence should be submitted with the written rationale for the proposed demolition. b. Masonry All masonry works in the conservation area are to be plain cement finish, which shall be maintained in the entirely and in all parts of the building. Mortar shall duplicate the original material in composition, strength color, texture, joint size, method of application and joint profile. Use a stucco mixture that duplicates the original in composition strength, texture, and general appearance to repair damaged surfaces.
c. Aches and Columns Arches and columns on the buildings facades or arcaded sidewalks lining the buildings shall be restored to their original expressions. maintained as part of the façade of the building. Pilasters, cornices, architectural decorative grills, moldings and other decorative elements shall be
Fig. 68 d. Corbels and Brackets Fig. 69
Corbels and brackets usually ornamented with woodcarvings or moldings and occasionally made as part of the overall ornamentation of the columns and beams form part of the original expression of the façade or restoration of the buildings.Their restoration is important in the recovery of the original sense of the building and therefore should be carefully regulated. e. Other Elements The design, scale, detail and finishes of other elements like doors, windows, shutters, iron grills and architect metals are important to the physical expression of the buildings. They contribute in defining the particular style and age of the buildings and should also be retained and protected.
In restoring heritage buildings, it is preferable to repair the existing original component rather than to replace it with a new but identical component. Installing new component of different detail and design from the original in inappropriate and therefore should be avoided at all times.
Fig. 70 Regent Arcade
Fig. 71 Divinagracia Building
Fig. 72 Javellana Building
Fig. 73 S. Villanueva Building
Fig. 74 Iloilo Lucky Auto Supply
Fig. 75. The old Commercial Building of the Elizalde and Co. Inc. Prior to its restoration, 1970s
Fig. 76.The edifice of the Elizalde and Co. Inc. after its restoration, 1980s
f. Painting and Colors The original finish and decorative features of the building’s façade are important in defining its historic character and therefore must be identified, retained, and preserved. Great majority of the buildings in the conservation area, are thus painted. In repainting historic structures, appropriate color c\scheme must be observed in order to retain the unique color presence of the building. Selecting a paint scheme from the wide range of appropriate colors available and determining the proper placement of the colors on the building, the true architectural character of the property will be respected. ICCHCC technical staff provides technical assistance in choosing appropriate colors related to the building style and personal preference of the owner
Fig. 78 Fig. 77
Fig. 80 Fig. 77-79 Indicative color schemes 70
g. Signage 1. Existing signage In order to retain the unique ambiance of the historic streetscape, control measures are necessary to preserve the zone’s history and architecture while allowing signs to retain their visual importance to the streetscape. As signs vary considerably in their impact on the street, on public safety and on the architecture they compliment because of size, design, location, structural design, their evaluation by the ICCHCC shall be made in a case-to-case basis with careful considerations to the following: a. Only existing signs advertising the business of an existing bonafide building owner, occupant or lessee shall be retained under certain conditions set by the ICCHCC. There shall be a maximum of only one sign per store, shop or bonafide business that shall be retained. b. Existing signs on a balcony, cornice, capital, bracket, roof, door or window, placed in any manner that disfigures or conceals any architectural feature or detail of the building will no longer be allowed improvement or expansion without the written approval of the ICCHCC. c. Traditional signages, shall include but not be limited to huge billboards on rooftops, signages that are located beyond the curb (per PD 1096 prescriptions) or beyond 1200 mm from the building face whichever is lower and lightened signs that protrude beyond 150 mm from the allowable limit. Per determination by the ICCHCC, non-conforming signages shall be gradually phased out within two (2) years upon approval of this guideline. Replacements for these signs shall be subjected to the subsequent guidelines on new signages.
2. New Signages New signages and signboard of heritage buildings shall only be allowed under following regulations: a. The design of signages and signboards should be approved by the ICCHCC and shall be an item for consideration in the Conservation Plan Clearance. b. There shall only be a maximum of two (2) signages allowed for every store, shop or business establishment and should only display their business/corporate names. Its placement at balconies, cornices, capitals, brackets, roofs, doors or windows should not disfigure or conceal any architectural feature or detail of the building. c. Where allowed by the ICCHCC, signages and signboards of facades shall only be allowed if they are safely secured structural members that are stable such as columns, beams and concrete or bricks walls. d. Depending upon the façade design, the maximum size of a signboard for every day (in between two columns) or per total leased frontage should not exceed 1/3 of bay’s horizontal width or 1/3 of total width of a business establishment’s leased frontage, expansion of the size may be granted by the ICCHCC on a case to case basis. e. Only parallel installation of signs shall be allowed on building facades provided that these are within prescribed limits of the PD 1096 or should protrude beyond 150 mm allowable limit, whichever is lower. Perpendicular installations shall only be allowed along arcaded walks with the approval of the ICCHCC and in strict compliance to PD 1096. the
Fig. 83 Proposed design and layout of signages
Fig. 84. PD 1096 (National Building Code of the Philippines)
3. Sign Types a. Signboards Signboards above the store front transom windows, long narrow flush mounted sign panels showing company logo are an integral party of the slam front design. Simple and effective signboards generally consisting of painted gold leaf lettering against a dark painted background is highly recommended. b. Overhanging signs Overhanging or bracket mounted signs consisting of a two-sides painted wooden panel by a metal decorative bracket projecting from the building’s façade are allowed. Recent type of materials like “panaflex” may only be allowed if they are mounted by a metal decorative bracket to maintain the antiquity or character of the building. c. Window and Door Signs Storefront display window, glass panels in entry doors, and upper floor windows may be used in locating historically appropriate signages. Suggestive window signs may be placed directly onto the interior surface of the glass by painting, silk screening or gilding where a thin layer of gold leaf is burnished onto the glass. d. Awning and Banner Awning also provide another location for signage where graphics can be painted or silk screened onto the materials, or letters seen on the balance, side panels or sloping surface of the awning. Banners made of canvass or nylon may also be used in employing the same graphics technique as on awnings.
h. Lighting All lighting, including decorative lighting shall be neatly incorporated so as not to detract from the architectural expressions or cause the building to appear untidy. Wires and other electrical equipment shall be neatly installed and maintained. Installation of lighting fixtures shall not cause damage to any architectural fabric. Lighting for new modern signs shall be evaluated in a case to case basis.
Proposed ornamental lamps i. Mechanical, Plumbing & Electrical Equipment 1. Mechanical, plumbing and electrical lines, ducts and vents shall be located in the interior of the building or below grade. Metering equipment and junction boxes may only be installed on street façade/location with the approval of the ICCHCC. 2. Air conditioning and other mechanical equipment should be of the most compact design available, and shall be located so as not to detrimentally affect the building or its neighbor’s visual or sonic environment.
All refrigerant lines shall be underground or concealed within the building. Wood lattice or similar screening is recommended as enclosure for the equipment. All mechanical equipments shall not be located on balconies or galleries. 1. Window’s air-conditioning units shall not be mounted in any part of the building façade. For split type system the compressor shall be placed in the rear court or may be concealed by planting, etc. 2. Doorbells, intercom systems should be compact and not obstructive as possible, to minimize its effect on the building or street scene. 3. All antennae shall be as small as possible, anodized or painted to match the roof parapet and should not be visible from the street.
Section 15. Proposed Urban Design Standards Control Plan
Historic sites and facilities shall be conserved and preserved. These shall be as much as possible be made accessible for educational and cultural enrichment of the general public. The following standards and control shall be what??? 1. Streetscape with historic buildings or places shall be developed to conserved and enhance their heritage value. 2. Historic site and facilities shall be adaptively re-used. 3. Residential and commercial infill shall be sensitive to the existing scale and pattern those areas, particularly maintaining the landscape or streetscape qualities of area. 4. Any proposed alteration and/or re-use of designated heritage properties shall be evaluated based on criteria established by the heritage significance of the particular property or site. 5. Any person or developer who propose to alter, or partially demolish a designated heritage property shall be required to prepare a heritage impact statement that the proposed undertaking will not adversely impact the heritage significance of the property. 6. All designated heritage property shall be thoroughly documented for archival purposes with history, photographic, records and measured drawings in accordance with the accepted heritage recording guidelines, prior to demolition or alteration.
Section 16. Guidelines for Nonconforming Buildings or Structures
a. Nonconforming Building and Structures Nonconforming building and structure refer to two categories, namely those nonconforming building or structures and those nonconforming to architectural structure or design standards. They are buildings or structures whose condition actual uses of land legally exist prior to either the effectivity of Ordinance No. 00- 054 and its amendments. b. All owners and other persons of interest of nonconforming building and structure shall be notified within three (3) months from the effectivity of these rules about the non conformity of their respective structure, specify the nature and extent of the nonconformity. c. Any developer or owner who has been issued a permit or Clearance to construct a building or structure prior to the promulgation of these rules which does not conform to the conservation rules and guidelines, but has not conform to the conservation or substantial work on the site shall be required to re-apply for a permit from ICCHCC to ensure compliance with these rules. d. Rules affecting nonconforming building and uses: 1. Nonconforming buildings prior to the effectivity of these rules shall continue to exist as long as they do not constitute a nuisance, danger to the health and safety of the community subject to the recommendations/approval of the ICCHCC. 2. Nonconforming building are prohibited to engage in any of the following activities: a) changing use to another nonconforming use b) changing the execution to another nonconforming use or structure unless the new location is outside the CBD heritage zones
c) replacement of an old building or structure with a new one, provided the new one confirm to conservation guidelines d) structure alternatives/non structure repairs of restoration which does not conform to the conservation guidelines e) resumption of the former use of the structure after abandonment or discontinuance of the same e. Buildings destroyed or damage by force mejeur by more than 50% requiring major or substantial reconstruction or repair to put them in their original condition they shall be required to conform to the application of the conservation program. f. Buildings or structures which are not conforming to architectural structure or design standard shall be given a grace period not exceeding ten (10) years from the effectivity of these conservation guidelines. This period shall depend among others on the age, character and location of the building, the value investments made by the owner and the use to which it is devoted including recoupment of his investment. g. Major modification and/or restoration of nonconforming buildings shall be subject to the following restriction and conditions. 1. All buildings shall be allowed to exist for as long as they are properly maintained and in good structural condition and so long as their original façade remains unchanged. Should major changes be proposed, the building has to conform to the same architectural guidelines prescribed by ICCHCC. 2. Subject to the approval of the ICCHCC nonconformity buildings or structure constructed within specific periods shall be required to complete modification and renovation of their façade within five (5) years from approval of these rules.
h. Hearings 79
The ICCHCC may conduct hearing to determine alternative means of dealing with specific nonconforming uses. The affected parties may be consulted on suitable arrangement in hearings held for the purpose, but the ICCHCC shall have the final authority to determine the best alternative and the manner of its application. i. Subsidies and Incentives The ICCHCC may, depending on the availability of funds, recommend to the city government grant subsidies or other forms of financial assistance to owners or occupants of nonconforming buildings. Sangguniang Bayan. j. Monitoring/Enforcement The ICCHCC shall monitor and oversee all developments within the conservation area to determine compliance with its laws, policies, rules and regulations. In case of any noncompliance or violation the ICCHCC shall take necessary steps by issuing enforcement notice to the owner or occupant of the building or structure. The notice shall contain the following information: 1. Specific violation or conformance information 2. Period within which compliance must affected 3. Opportunity for owner/occupant to be head or explain of their nonconformance or violation 4. penalties to be imposed in case of failure to comply with the ordinance and correct the violation and These may include exemptions approved by the local
The following shall be subject to the penalties provided therein: 1. Any deviation from or modification of the approved plan without the official concurrence of the ICCHCC 2. Any authorized change in the use of building or structure 3. Illegal constructions undertaken without prior approval of the ICCHCC and the building official 4. Violation of any provision of the ordinance and its implementing guidelines l. Hearing The ICCHCC shall conduct a hearing, determine the nature and extent of violations. For this purpose the affected party shall be given the opportunity to present witnesses and documentary evidence in his defense. m. Continuing Offense Violation of the ordinance and its implementing guidelines shall impose penalties in accordance to the provision of Ordinance No, 00-054 until the violation is corrected. This does not preclude the ICCHCC from filing with the appropriate criminal complaint against the defender. n. Demolitions The ICCHCC and the building official may after hearings have been conducted, order the demolition of any building, structure or improvements which has been or being constructed in violation of these rules.
Section 18. Permit System
No development, improvement or any form of construction or repair of historic structures shall be undertaken by any individual or corporation without securing a development permit from the Chairperson of the ICCHCC. Any violation of this provision shall be subject to the penalties provided for in the National Building Code (PD 1096) for the construction of buildings and other laws by the national government. a. There shall be preliminary consultation before any formal application for development permit is filed. The ICCHCC shall be encouraged consultations and initial discussion between the applicant and the ICCHCC as to the various requirements of the permit system. To facilitate immediate processing of the formal applications, the applicant must submit two (2) copies of preliminary drawings. b. The owner or developer shall apply at the Iloilo City Planning Office by submitting a copy of each of the following required documents to support his/her application form obtained from the ICCHCC. all application to be filed shall be in prescribed forms sworn by the applicant and supported by the following: 1. Transfer certificate of title and/or written authority duly notarized from the owner of the said property. 2. Tax Declaration and current tax receipts. 3. Location Plan Site, Lot Plan & Vicinity Map duly signed by the Geodetic Engineer. 4. Previous permit (e.g. Building, ECC) secured from the ICCHCC, Building Official, DENR, etc. 5. Environmental Compliance Certificate (ECC) from the DENR. 6. Project studies, if any. 7. Architectural Plans (floor plans, elevation sections, details, and perspective superimposed on actual photographs of site (refer to PD 1096 requirements)
c. Additional Guidelines 1. The ICCHCC shall evaluate process and pass upon the application within a period of one week from the submission thereof. All application approved as to design and architectural standards, the owner/developer shall receive a copy of his development permit, to be known as “CP Clearance” (Conservation Plan Clearance) including the terms and conditions the ICCHCC may impose and copies of the approved final drawing. 2. The owner shall submit the approved final drawings, to the local building official for further evaluation as to the compliance with the provision of the National Building Code (PD 1096). 3. No changes/alterations from the approved plans may be allowed without prior written authorization from the ICCHCC with copy furnished to the local Building Official. 4. The Technical Representative of the ICCHCC shall inspect and monitor the construction to determine compliance with the approved drawings, specification and the terms and conditions of the CP Clearance. 5. Upon the completion of the construction of the project the owner/developer shall request the ICCHCC a “Certificate of Satisfactory Completion” which shall be the basis for the issuance of the certificate of Occupancy by the local Building Official. 6. The “CP Clearance” issued by the ICCHCC shall be effective for a period of one (1) year from its issuance. Failure of the owner or developer to undertake construction within the prescribed period could render a CP Clearance null and void. Failure to comply shall be considered an unauthorized development, subject to the penalties provided by the NBC (PD 1096). 7. Appeals from decision of ICCHCC. Owner/developer dissatisfied with any decision or the terms and conditions imposed by the Council may, within thirty (30) days from the receipt of the decision, appeal to the ICCHCC whose decision may be further elevated to the city government’s Sangguniang Panlungsod.
Permit System Flow Chart
Applicant Pre-Application Consultation with ICCHCC
Accepted by ICCHCC Other Agencies Assessment City Planning DENR/ CENRO
Participating Agency Evaluation
ICCHCC Review (public hearing if required)
ICCHCC requires more information
ICCHCC coordinated review
Applicant prepares required information
Building Permit Processing
Section 19. Conditions on “CP Clearance” (Certificate Conservation Plan Clearance)
A CP clearance certificate may be granted by the ICCHCC with the following conditions: • • • related to the development permitted by the CP Clearance Certificate in accordance within the Conservation Planning and Development Guidelines for a heritage conservation purpose
Section 20. Appeal Period
An appeal relates to the refusal of a CP clearance by the ICCHCC shall be served on the council within thirty (30) days from the date of the issuance of the refusal.
Section 21. Repealing Clause
All local ordinances executive orders and policies found not in consonance with the ordinance are hereby or modified accordingly.
Section 22. Penal Clause
Any person found violating this ordinance shall be subject to a fine of: First offense Second offense Third offense Php 1, 000.00 1, 500.00 2, 500.00
Section 23. Effectivity Clause
This ordinance shall take effect immediately.
Section 24. Separability clause
If any provision of this act is declared unconstitutional or invalid other parts or provisions thereon not affected thereby shall continue to be enforced and take effect.