Course: REM 5 Real Estate Planning and Development

Objective: To introduce to students the knowledge on the principles of planning and

development as well as the concept of urban and rural land use, zoning and then integrate
it in relation to growing industry of Real Estate.

PART I. INTRODUCTION TO PLANNING, ZONING AND DEVELOPMENT, URBAN AND

RURAL LAND USE

What is PLANNING?
•government intervention
•architecture in large scale
•concerned with man and environment
•the art and science of ordering the use of the land and the character and siting of buildings
and communication routes so as to secure the maximum practicable degree of autonomy,
convenience, and beauty (Lewis Keebles)
•a control and guidance system
•A universal human activity, a basic survival skill involving the consideration of outcomes
before choosing among alternatives
•A deliberate, organized and continuous process of identifying different elements and
aspects of the environment (social, economic, physical, political), determining their present
state and interaction, projecting them in concert throughout a period of time in the future,
and formulating and programming a set of actions and plans to attain desired results
•According to Friedmann, a way of thinking about social and economic problems, is oriented
predominantly towards the future, is deeply concerned with the relation of goals to collective
decisions, and strives for comprehensiveness in policy and programs
•A continuous series of controls over the development of an area, aided by devices which
seek to stimulate or model the process of development so that this control can be applied
•The making of an orderly sequence of action that will lead to the achievement of a stated
goal or goals. (Peter Hall)
•An attempt to formulate the principles that should guide us in creating a civilized physical
background for human life whose main impetus is foreseeing and guiding change (Thomas
Sharp and Brian McLoughlin)
•Concerned with providing the right site, at the right time, in the right place, for the right
people

Categories and Concepts of Planning

1. Physical planning
2. Economic planning
3. Allocative planning
4. Innovative planning
5. Indicative planning
6. Imperative planning
7. Multi-objective planning
8. Sing-objective planning
9. Normative planning
10. Behavioral planning

1
• Physical planning – concerned with the spatial qualities and relationships of development
• Economic planning – facilitates the working of the market
• Allocative planning – also known as regulatory planning, concerned with coordination and
resolution of conflicts
• Innovative planning – also known as development planning, concerned with improving or
developing the system as a whole • Indicative planning – lays down general guidelines;
advisory in nature
• Imperative planning – otherwise called command planning, involves specific directives
• Multi-objective planning
• Sing-objective planning
• Normative planning – otherwise called utopian planning, concerned with how planners
ought to rationally proceed in an ideal world; uses rational and deductive means towards
comprehensive planning
• Behavioral planning – otherwise called reformist planning; focuses on actual limitations
that circumscribe the pursuit and achievement of rational action; proposes piece meal
“disjointed incrementalist” approach to societal change, that planning is able only to adopt a
series of limited disjointed or “muddling through” actions (C.E. Lindboom)

Who are the Planners?

NATIONAL LEVEL
• NEDA is the highest planning agency – mandated to formulate, in coordination with other
government agencies and other sectors of society, the long-term and medium-term
development plans of the country
• Other agencies provide inputs in terms of sectoral development objectives, goals, targets,
policies and strategies as well as programs, projects and activities

REGIONAL LEVEL
• The RDC is the highest planning entity at the regional level. It serves as the counterpart of
the NEDA Board at the regional level
• RDC is composed of representatives from the local government units, the regional line
agencies and the private sector
• Executive Committee
• Advisory Committee/Council
• NEDA regional office as Secretariat

Functions of RDC:
• Coordination of the formulation of long-term, medium-term and annual socio-economic
development plans, policies and investment programs at the regional and sub-regional
levels
• Coordination of the review and prioritization of the region’s programs and projects
• Coordination of the implementation of development plans, programs and projects in the
region
Sectoral Committees – Macroeconomy and Finance – Economic Development – Social
Development – Infrastructure Development – Development Administration

2
LOCAL LEVEL
• LDC is the planning body at the local level, which assists the Sanggunian in setting the
direction for economic and social development and coordinating development efforts within
its territorial jurisdiction.
– Barangay Development Council
– City Development Council
– Municipal Development Council – Provincial Development Council

LDC has the following functions:

– Review and prioritize the proposed development programs and projects that will form part
of the local development investment program (LDIP) and subsequent annual investment
program (AIP)
– Integrate all plans of the sectoral or functional committees and those from the immediate
lower development councils – Formulate long-term, medium-term and annual socio-
economic development plans and policies
– Formulate the medium-term and annual public investment programs
– Appraise and prioritize socio-economic development programs and projects
– Formulate local investment incentives to promote the inflow and direction of private
investment capital
– Coordinate, monitor and evaluate the implementation of development programs and
projects
– Perform such other functions as may be provided by law or competent authority

• Sanggunian – enacts ordinances, passes resolutions and appropriate funds for the general
welfare of the locality and its inhabitants
• Functions:
– Review and analyze development plan
– Approve and adopt the development plan
– Adopt planning policies
– Allocate funds to finance the development plan
– Monitor implementation of the plan
The local planning and development office, headed by the local planning and development
coordinator, serves as the technical arm of the LDC.

Tasks and Responsibilities of LPDO:

– Prepare integrated economic, social, physical and other development plans and policies
including comprehensive plan for LDC consideration
– Conduct continuing studies, researches and training programs necessary to evolve plans
and programs for implementation
– Put together sectoral plans and studies undertaken by the different functional groups or
agencies
The local planning and development office, headed by the local planning and development
coordinator, serves as the technical arm of the LDC.
– Follow-up and evaluate implementation of the different LGU development programs,
projects and activities in accordance with the approved development plan

3
– Study the income and spending patterns of the local government unit and formulate and
recommend fiscal plans and policies for consideration of the LGU finance committee
– Promote people participation in development planning within the LGU
Planning is a political exercise.

What is land?
Land is…
a. The solid portion of the earth’s surface (common sense)
b. Any ground, soil or earth that is regarded as the subject of ownership, and everything
annexed to it whether by nature or by man (legal standpoint)
c. A natural resource but can also be man-made; a consumption good, a factor of production
or both (economic POV)
d. The surface of the earth and all its attributes; the green, blue and brown (ecological sense)
e. A finite resource (planning perspective)

What is Land Use Planning?

Land use planning refers to the rational and judicious approach of allocating available land
resources using activities (e.g. agricultural, residential, industrial) and for different functions
consistent with the overall development vision or goal of a particular locality.
source: HLURB CLUP Guidebook Vol 1

Land use planning entails the detailed process of determining the location and area of land
required for the implementation of social and economic development policies, plans,
programs and projects.
source: HLURB CLUP Guidebook Vol 1

Land use planning is based on physical and planning standards, development vision, goals
and objectives, analysis of actual and physical conditions of land and development
constraints and opportunities.
source: HLURB CLUP Guidebook Vol 1

Land use planning is done to: • Promote efficient utilization, acquisition and disposition of
land and ensure the highest and best use of land • Direct, harmonize and influence
discussions and activities of the private and public sectors relative to the use and
management of land • Reconcile land use conflicts and proposals between and among
individuals, private and government entities relative to the present and future need of land
source: HLURB CLUP Guidebook Vol 1

Land use planning is done to: • Promote desirable patterns of land uses to prevent wasteful
development and minimize the cost of public infrastructure and utilities and other social
services • Conserve areas of ecological, aesthetic, historical and cultural significance
source: HLURB CLUP Guidebook Vol 1

The Contents of a Land Use Plan

Based on the 2007 revised HLURB Guidelines for CLUP preparation, a Comprehensive
Land Use Plan of a city or municipality should be composed of three (3) volumes.

4
Volume I: Comprehensive Land Use Plan
Volume II: Zoning Ordinance
Volume III: Sectoral Studies

Volume I: Comprehensive Land Use Plan

LGU PROFILE
- History
- Human Resource
- Geophysical Features
- Infrastructure (Transportation, Social Services, Utilities)
- Economic Structure (Revenue Sources, Employment, Average Family Income and
Expenditure vis Poverty)
- Existing Land Use and Land Use Trends Comparative and Competitive Advantages
Weaknesses and Priority Issues and Concerns Functional Role of the Municipality

COMPREHENSIVE LAND USE PLAN

- Vision and Mission Goals,
- Objectives and Strategies
- Land Use Concept and Structure
- The Land Use Plan
- Priority Programs and Projects

Volume II: Zoning Ordinance

- Sangguniang Bayan Resolution
- Enacting the Zoning Ordinance
- Title and Objectives
- Substantive Elements
- The Zoning Map

Volume III: Sectoral Studies

- Demography
- Geophysical Environment
- Social Sector (Housing, Health, Education, Protective Services, Sports and Recreation)
- Social Welfare
- Economic Sector (Industry, Commerce and Trade, Agriculture, Forestry, Tourism)
- Infrastructure and Utilities Sector (Transportation, Power, Water, Communication, Solid
Waste)

5
 What is
ZONING?
Zoning is the legislative act of delineating areas or districts within the territorial jurisdictions
of cities and municipalities that may be put to specific uses and their regulation, subject to
the limitations imposed by law or competent authority.
• It is one of the implementing tools of the development plan and land use plan . It is the
legal regulatory tool for implementation and enforcement of the land use plan
• It consists of the identification of land use zones throughout the locality, and the
specification of the allowable uses and density of such uses in each zone in accordance
with the vision, objectives , principles, policies and strategies set forth in the development
and land use plan of the locality

Why have a Zoning Ordinance?

• Development and Land Use Plans are not self executing; they are technical documents
that contain policy statements, strategies, programs and projects
• Zoning Ordinances are binding and enforceable legal documents that contain specific
and detailed rules and regulations, systems and procedures and incentives and /or
sanctions
• Zoning Ordinances provide a convenient land use checking, monitoring and assessment
mechanism

Objectives of Zoning
• To protect and promote public health, public safety, public interest, peace and order, public
morals public comfort and convenience and general welfare
• To guide, direct and control the pattern and direction of urban growth and development

6
• To define and prescribe the location character, design, and functional arrangement of
buildings, open spaces, amenities and facilities in relation to their environment
• To protect and preserve property values

Processes In Spatial Planning And Management

• Land Classification – involves the assessment of unclassified lands under the public
domain which includes surveying, classifying, studying and mapping areas into agricultural,
forest or timber, mineral and national parks (or into A&D and forestland)
• Land Sub-classification – the act of determining and assigning the uses of classified public
(forest) land.
•Land Reclassification – the subsequent classification, allocation and disposition of lands of
the public domain, classified as alienable and disposable into specific uses.
• Land Conversion – the act of putting a piece or parcel of land into a type of use other than
that for which it is currently being utilized.

7
8
What is Urban Planning?
Urban planning (urban, city, and town planning) is a technical and political process
concerned with the control of the use of land and design of the urban environment, including
transportation networks, to guide and ensure the orderly development of settlements and
communities.
(source: Taylor, Nigel (2007). Urban Planning Theory since 1945)
Urban planning concerns itself with research and analysis, strategic thinking, architecture,
urban design, public consultation, policy recommendations, implementation and
management. The urban “plan” itself can take various forms.
(source: Taylor, Nigel (2007). Urban Planning Theory since 1945)

The modern origins of urban planning lie in the movement for urban reform that arose as a
reaction against the disorder of the industrial city in the mid-19th century.
Urban planning can include urban renewal, by adapting urban planning methods to existing
cities suffering from decline.
(source: Wheeler, Stephen (2004). "Planning Sustainable and Livable Cities”)
In the late-20th century, the term sustainable development has come to represent an ideal
outcome in the sum of all planning goals.
(source: Wheeler, Stephen (2004). "Planning Sustainable and Livable Cities" )

The Four General Land Uses for Planning

1. PRODUCTION:
-places to make a living
PRODUCTION: Industrial, Commercial , Agricultural, Production Forest

2. SETTLEMENTS:
-places to live
SETTLEMENTS: Residential , Traditional, Communities

3. INFRASTRUCTURE
PRODUCTION
INFRASTRUCTURE
SETTLEMENTS

4. ENVIRONMENT
PRODUCTION
INFRASTRUCTURE
SETTLEMENTS

PROTECTION
Sustainable Development
PROTECTION
Planning goes beyond any “PLAN”

9
For one, we have to move forward from our fascination with the preparation of planning
documents and increase our appreciation of the use of maps as a very, very important
decision-making tool.

Land Use Decision

-Physical Factors
-Social Factors
- Economic Factors
-Characteristics, Concerns, Motives of Stakeholders

The critical role of technology is integrating it in preparing Maps to be use in planning which
includes:
GEOLOGIC MAP
TERRAIN CLASSIFICATION
FLOOD-PRONE AREAS MAP
EROSION SUSCEPTABILITY MAP
LANDSLIDE SUSCEPTIBILITY MAP
LANDSLIDE OCCURRENCE MAP
LIQUEFACTION PRONE AREAS
GROUNDWATER RECHARGE POTENTIAL MAP
LAND USE CAPABILITY AND ENVIRONMENTAL MANAGEMENT MAP.

10
PART II. URBAN AND RURAL LAND USE, PLANNING, DEVELOPMENT & ZONING IN
THE PHILIPPINES.
Topics Covered:
Land Use Planning, Development, and Zoning
Urban Development & Housing
Land Use Conversion
Comprehensive Agrarian Reform Program

Laws & Issuances Guiding Land Use Planning in the Philippines

 RA 141 The Public Land Act (1936)
 Alienable lands of the public domain open to disposition shall be classified
according to the use or purpose.
 Also issues leases over public lands to corporations

 RA 705 The Forestry Reform Code (1975)

 Study, devise, determine and prescribe the criteria, guidelines and survey of
all lands of the public domain into agricultural, industrial or commercial,
residential, resettlement, mineral, timber or forest and grazing lands, and such
other uses;
 No land of the public domain 18% in slope or over shall be classified as
alienable/ disposable, or any forest land 50% in slope or over, grazing land.

 PD 1067 Water Code (1976)

 All waters belong to the State but may be appropriated for: a) domestic, b)
municipal, c) irrigation, d) power generation, e) fisheries, f) livestock raising,
g) industrial, h) recreational , and i) other uses;
 Users of water are required to register with the NWRC.

 RA 6657 Comprehensive Agrarian Reform Law (1988)

 DAR may authorize the re-classification or conversion of the land and its
disposition, upon the application of the land owner, if and when the land
ceases to be economically sound for agricultural use. Department of Agrarian
Reform

 The Local Government Code of 1991

 The Code mandates that each local government unit (LGU) shall have a
comprehensive multi-sectoral development plan to be initiated by local
development council and approved by its sanggunian.
 Land use plans are to be prepared through zoning ordinances which shall be
the primary and dominant basis for the future use of land resources.
 The municipal mayor is to direct the formulation of the municipal development
plan, with the assistance of the municipal development council, and upon
approval thereof by the sangguniang bayan (municipal legislative body),
implement the same.
 LGUs are empowered to re-classify agricultural lands to non-agricultural uses
where 1) the land has ceased to be economically feasible and sound for agric.

11
 uses; 2) the land has substantially greater economic value for residential,
commercial or industrial use;
 Requirements for food production, human settlements and industrial
expansion shall be taken into account in the preparation of CLUPs

 RA 7279 Urban Development & Housing Act (1992)

 Section 3(k) defines Land Use Plan as the “rationale approach of allocating
available land resources as equitably as possible among competing user
groups and for different functions consistent with the development plan of the
area and the program under this Act.”
 The extent of comprehensiveness and the focus of land use planning process
as well as the preparation of the CLUP document are defined within the
bounds of “land resources” by this provision of UDHA which must be
“consistent with the development plan of the area.”

 Executive Order No. 72 (1993)

 This issuance dated March 25, 1993 mandated the city or municipal
development council (CDC/MDC) to initiate the formulation or updating of its
land use plan, in consultation with the concerned sectors in the community.

 Memorandum Circular 54 (1993)

 Prescribing the Guidelines of Sec. 20, R.A. 7160, Authorizing
Cities/Municipalities to Reclassify Lands into Non-Agricultural Uses

 Executive Order 124 (1993)

 Establishing Priorities and Procedures in Evaluating Areas for Land
Conversion in Regional Agricultural/Industrial Centers, Tourism Development
Areas Sites for Socialized Housing

 RA 7942 Philippine Mining Act (1995)

 Grants a contractor the exclusive right to conduct mining operations and
extract all mineral resources in the contract area.

 RA 8371 Indigenous Peoples Rights Act (1997)

 State shall protect the rights of ICCs/IPs to their ancestral domains to ensure
economic, social and cultural well-being; ancestral domains shall include such
concepts of territories which cover not only the physical environment but the
total environment.

 RA 8435 Agriculture and Fisheries Modernization Act ( 1997 )

 Strategic agriculture and fisheries development zones should be established
and delineated based on sound resource accounting and without prejudice to
development of economic zones and free ports;
 Every city and municipality must have its own respective land use and zoning
ordinances which shall be updated every four (4) years.

12
Land
 Viewed as a shared natural resource, much like air and water found therein, to be
conserved and cared for with due regard for its effect on society as a whole and for
the conditions in which it will be passed on to future generations.
 Also viewed as property – a private commodity which can be owned, used, bought or
sold for personal comfort and profit.
 Both concepts are within the context of the Philippine constitution which protects a
person’s right to own and use his/her property as well as permits government to
impose reasonable limitations on its use to protect public health, promote safety and
general welfare of the people.

Land Use Planning

 Refers to the rational and judicious approach of allocating available land resources
to different land using activities, (e.g. agricultural, residential, industrial) and for
different functions consistent with the overall development vision/goal of a particular
locality.
 It entails the detailed process of determining the location and area of land required
for the implementation of social and economic development, policies, plans,
programs and projects.
 It is based on consideration of physical planning standards, development vision,
goals and objective, analysis of actual and potential physical conditions of land and
development constraints and opportunities.

Comprehensive Land Use Plan (CLUP)

 A document embodying specific proposals for guiding, regulating growth and
development of a city or municipality.
 It is comprehensive because it considers all sectors significant in the development
process, i.e. demography,socio-economic, infrastructure and utilities, land use and
local administration, within the territorial jurisdiction.

Planned Unit Development (PUD)

 PUD is a means of land regulation which promotes large scale, unified land
development by means of mid-range, realistic programs in chase of physically-
curable, social and economic deficiencies in land and cityscapes. Where appropriate,
this development control promotes:
 A mixture of both land uses and dwelling types with at least one of the land
uses being regional in nature
 The clustering of residential land uses providing public and common open
space
 Increased administrative discretion to a local professional planning staff while
setting aside present land use regulations and rigid plat approval processes
 The enhancement of the bargaining process between the developer and
government municipalities which in turn strengthens the municipality’s site
plan review and control over development for potentially increased profits due
to land efficiency, multiple land uses, and increased residential densities.

13
Hierarchy and Linkages of Plan

Zoning: The Local Regulatory Tool in Planning

 Zoning aims to rationalize land use allocation and promote planned development in
accordance with the Comprehensive Land Use Plan (CLUP) of the community. It is
primarily concerned with the use of land and the control of density of population
through the imposition of requirements affecting building heights, bulk, open space
and density provision in a given area.
 The power to zone is derived from the police power of the state as established in the
Constitution and Local Government Code which vests in the legislative body the
power to make, ordain and establish reasonable laws, statutes or ordinances which
promote the general welfare of the community.

Incentives & Restrictions on Land Use

(Controls through Exercise of Police Power by the Government)
 Environmental Compliance Certificates
 Subdivision Rules & Regulations
 Building Codes
 Zoning Codes & Land Use Maps

14
Controls on Land Use By Government
 Environmental Regulations
 Since land is the primary resource base for sustainable development and
human activities are closely related to it, the most common form of legal
intervention is environmental controls.
 Presidential Decree I151 (1977) makes compulsory the submission by all
agencies and instrumentalities of the national government, including
government-owned and controlled corporations as well as private
corporations, firms and entities, of a detailed statement on the environmental
impact of the proposed action, project or undertaking.
 Philippine Environmental Code (PD 1152, 1977) establishes the management
policies and quality standards for air, water, land use, natural resources, utilization of
surface and ground waters, and wastes.
 Presidential Decree 1586 (1978) establishes the environmental impact statement
(EIS) system and limits its preparation to areas or projects which are considered
environmentally-critical.
 Other forms of environmental control are found in technical standards prescribed by
a number of codes and their implementing regulations such as the Sanitation Code,
the Water Code, the Fire Code, the Forestry Code, and the National Building Code.
 The Sanitation Code prescribes standards on sanitation and safety of
establishments and undertakings.
 Sanitary permits are required for establishments and the Department of Health
promulgates rules and regulations for the control and prevention of pollution.
 For the protection of workers, there are environmental provisions in the
Sanitation Code applicable to all industrial establishments such as the control
of atmospheric contaminants, infectious agents and possible sources of
radiation hazards, measures to reduce intensity of noise, adequate
illumination and ventilation standards.
 National Building Code was enacted consistent with the principles of sound
environmental management and control
 It provides a framework of minimum standards and requirements to regulate
and control their location, site, design, quality of materials, construction, use,
occupancy and maintenance for all buildings and structures,
 Fire Code sets uniform fire safety standards and the incorporation of fire safety
construction and provision of protective and safety devices in buildings and
structures.
 New Communities
 The condominium law and subdivision buyer's protection law prescribes
socialized housing standards or the existing local zoning ordinances prevail.
 Special Area Developments
 Special Development Authorities are created to promote and regulate the
development of identified critical areas or zones, specifically watershed areas,
lakes, foreshore lands, river basins and contiguous social and economic
areas.
 For special economic zones, the Philippine Economic Zones Authority (PEZA)
regulates economic development areas throughout the country.

15
  Other Control Measures
 Specific rules and regulations are put in place for the following:
a. Preservation of Building of Historic or Architectural Interest
b. Growth Controls
c. Aesthetic Controls
d. Density Control
e. Planned Unit Development
f. Exclusionary and Inclusionary Controls
g. Architectural and Structural Controls
h. Control Over Offices and Commercial Development
i. Control Over Industrial Development
j. Control Over Residential Areas
k. Control Over Agricultural Areas
l. Control Over Transfer of Air Development Rights
m. Regulation of Solar Access
n. Control Over Advertisements, Signs and Billboards
o. Control Over Mobile Home
Other Controls in Land Use Allocation
Market Controls
 Most urgently needed use
 Most profitable use
 Greatest economic return
Private Controls
 Deed with restrictions
 Subdivision homeowners regulations
Some Limitations Imposed by Zoning Ordinances
Land Use Plan or Map
 Indicates what particular usage is allowed on a particular area
Height Restrictions imposed by Building Code
Minimum Lot Area Imposed by PD 957
Minimum Open Space Per Lot imposed by Building Code
Zoning Innovations
 Planned Unit Development (PUD)
 Industrial Performance Standards

RA 7279 Urban Development and Housing Act

RA 7279 Urban Development and Housing Act (1992)
Provides for a comprehensive and continuing urban development and housing
program and established the mechanism for its implementation
Outlines a three point agenda:
 (1) Fostering people’s participation in the urban development process,
 (2) Empowerment of LGUs to address urban development issues particularly
homelessness, and
 (3) Private sector participation in the national shelter program in exchange for
incentives (i.e., UDHA requires developers to set aside 20% of all proposed
subdivision areas for socialized housing).

16
Priorities in the Acquisition of Land for Socialized Housing
Lands for socialized housing shall be acquired in the following order:
a) Those owned by the Government or any of its subdivisions, instrumentalities, or
agencies, including government-owned or controlled corporations and their
subsidiaries;
b) Alienable lands of the public domain;
c) Unregistered or abandoned and idle lands;
d) Those within the declared Areas for Priority Development, Zonal Improvement
Program sites, and Slum Improvement and Resettlement Program sites which have
not yet been acquired;
e) Bagong Lipunan Improvement of Sites and Services or BLISS sites which have
not yet been acquired; and
f) Privately-owned lands.
Where on-site development is found more practicable and advantageous to the
beneficiaries, the priorities mentioned in this section shall not apply. The local
government units shall give budgetary priority to on-site development of government
lands.

Modes of Land Acquisition

 The modes of acquiring lands shall include, among others, community mortgage,
land swapping, land assembly or consolidation, land banking, donation to the
Government, joint-venture agreement, negotiated purchase, and expropriation:
Provided, however,
 Expropriation shall be resorted to only when other modes of acquisition have been
exhausted
 Parcels of land owned by small property owners shall be exempted
 Abandoned property shall be reverted and escheated to the State in a
proceeding analogous to the procedure laid down in Rule 91 of the Rules of
Court.

Right of First Refusal

 For the purpose of socialized housing, government-owned and foreclosed properties
shall be acquired by the local government units, or by the National Housing Authority
primarily through negotiated purchase: Provided, That qualified beneficiaries who are
actual occupants of the land shall be given the right of first refusal.
 Right of First Refusal - a contractual right granted by the owner of something, that
gives the holder of the right an option to enter a business transaction with the owner,
according to specified terms, before the owner is entitled to enter that transaction
with a third party

Expropriation of Idle Land

 All idle lands in urban and urbanizable areas shall be expropriated and shall form part
of the public domain.
 These lands shall be disposed of or utilized by the Government for such purposes
that conform with their land use plans.
17
  Expropriation proceedings shall be instituted if, after the lapse of one (1) year
following receipt of notice of acquisition, the owner fails to introduce improvements,
except in the case of force majeure and other fortuitous events.
 Exempted - ownership of which is subject of a pending litigation.
 “Idle hands” refers to non-agricultural lands in urban and urbanizable areas on which
no improvements, as herein defined, have been made by the owner, as certified by
the city, municipal or provincial assessor’
 “Improvements” refers to all types of buildings and residential units, walls, fences,
structures or construction of all kinds of a foxed character or which are adhered to
the soil but shall not include trees, plants and growing fruits, and other fixtures that
are mere superimpositions on the land, and the value of improvements shall not be
less than fifty percent (50%) of the assessed value of the property

Disposition of Lands for Socialized Housing

 NHA, with respect to lands belonging to the National Government, and the LGUs with
respect to other lands within their respective localities, shall coordinate with each
other to formulate and make available various alternative schemes for the disposition
of lands to the beneficiaries of the Program.
 Schemes:
 transfer of ownership in fee simple
 lease, with option to purchase,
 usufruct or
 such other variations as the LGU or the NHA may deem most expedient in
carrying out the purposes of this Act.
 Consistent with this provision, a scheme for public rental housing may be adopted.

Limitations on the Disposition of Lands for Socialized Housing

 No land for socialized housing, including improvements or rights thereon, shall be
sold, alienated, conveyed, encumbered or leased by any beneficiary of this Program
except to qualified Program beneficiaries as determined by the government agency
concerned.
 Should the beneficiary unlawfully sell, transfer, or otherwise dispose of his lot or any
right thereon, the transaction shall be null and void.
 He shall also lose his right to the land, forfeit the total amortization paid thereon, and
shall be barred from the benefits under this Act for a period of ten (10) years from the
date of violation.
 In the event the beneficiary dies before full ownership of the land is vested on him,
transfer to his heirs shall take place only upon their assumption of his outstanding
obligations.
 In case of failure by the heirs to assume such obligations, the land shall revert
to the Government for disposition in accordance with this Act.

SOCIALIZED HOUSING
 “Socialized housing” refers to housing programs and projects covering houses and
lots or homelots only undertaken by the Government or the private sector for the

18
 underprivileged and homeless citizens which shall include sites and services
development, long-term financing, liberalized terms on interest payments, and such
other benefits in accordance with the provisions of this Act
 Socialized housing shall be the primary strategy in providing shelter for the
underprivileged and homeless.
 However, if the tenurial arrangement in a particular socialized housing program is in
the nature of leasehold or usufruct, the same shall be transitory and the beneficiaries
must be encouraged to become independent from the Program within a given period
of time, to be determined by the implementing agency concerned.

 Eligibility Criteria for Socialized Housing Program Beneficiaries

 To qualify for the socialized housing program, a beneficiary:
a) Must be a Filipino citizen;
b) Must be an underprivileged and homeless citizen
c) Must not own any real property whether in the urban or rural areas; and
d) Must not be a professional squatter or a member of squatting syndicates.

 Registration of Socialized Housing Beneficiaries

 The Housing and Urban Development Coordinating Council, in coordination
with the local government units shall identify and register all beneficiaries
within their respective localities.

Balanced Housing Development

 Developers of proposed subdivision projects shall be required to develop an area for
socialized housing equivalent to at least twenty percent (20%) of the total subdivision
area or total subdivision project cost, at the option of the developer, within the same
city or municipality, whenever feasible, and in accordance with the standards set by
the HLURB and other existing laws.
 The balanced housing development as herein required may also be complied with by
the developers concerned in any of the following manner:
a) Development of new settlement;
b) Slum upgrading or renewal of areas for priority development either through zonal
improvement programs or slum improvement and resettlement programs;
c) Joint-venture projects with either the local government units or any of the housing
agencies; or
d) Participation in the community mortgage program.

Incentives for Private Sector Participating in Socialized Housing

 To encourage greater private sector participation in socialized housing and further
reduce the cost of housing units for the benefit of the underprivileged and homeless,
the following incentives shall be extended to the private sector:
a) Reduction and simplification of qualification and accreditation requirements for
participating private developers;
b) Creation of one-stop offices in the different regions of the country for the
processing, approval and issuance of clearances, permits and licenses: Provided,

19
 That clearances, permits and licenses shall be issued within ninety (90) days from
the date of submission of all requirements by the participating private developers;
c) Simplification of financing procedures; and
d) Exemption from the payment of the following:
 1) Project-related income taxes;
 2) Capital gains tax on raw lands use for the project;
 3) Value-added tax for the project concerned;
 4) Transfer tax for both raw and completed projects; and
 5) Donor’s tax for both lands certified by the local government units to have
been donated for socialized housing purposes.
 Upon application for exemption,
 a lien on that title of the land shall be annotated by the Register of Deeds:
 socialized housing development plan has already been approved by the
appropriate government agencies concerned:
 All the savings acquired by virtue of this provision shall accrue in favor of the
beneficiaries subject to the implementing guidelines to be issued by the
HUDCC.

Incentives to Property Owners

 Property owners who voluntarily provide resettlement sites to illegal occupants of
their lands shall be entitled to a tax credit equivalent to the actual non-recoverable
expenses incurred
in the resettlement, subject to the implementing guidelines jointly issued by the
Housing and Urban Development Coordinating Council and the Department of
Finance.

Basic Services
 Socialized housing or resettlement areas shall be provided by the LGU or the NHA
in cooperation with the private developers and concerned agencies with the following
basic services and facilities:
a) Potable water;
b) Power and electricity and an adequate power distribution system;
c) Sewerage facilities and an efficient and adequate solid waste disposal system; and
d) Access to primary roads and transportation facilities.

Provision of Other Basic Services

 Provision of other basic services and facilities such as health, education,
communication, security, recreation, relief and welfare shall be planned and shall be
given priority for implementation by the local government unit and concerned
agencies in cooperation with the private sector and the beneficiaries themselves.

 Livelihood Component.
 To the extent feasible, socialized housing and resettlement projects shall be
located near areas where employment opportunities are accessible. The
government agencies dealing with the development of livelihood programs

20
 and grant of livelihood loans shall give priority to the beneficiaries of the
Program.

Participation of Beneficiaries
 LGUs, in coordination with the Presidential Commission for the Urban Poor (PCUP)
and concerned government agencies, shall afford Program beneficiaries or their duly
designated representatives an opportunity to be heard and to participate in the
decision-making process over matters involving the protection and promotion of their
legitimate collective interests which shall include appropriate documentation and
feedback mechanisms.
 They shall also be encouraged to organize themselves and undertake self-help
cooperative housing and other livelihood activities.
 They shall assist the Government in preventing the incursions of professional
squatters and members of squatting syndicates into their communities.
 In instances when the affected beneficiaries have failed to organize themselves or
form an alliance within a reasonable period prior to the implementation of the program
or projects affecting them, consultation between the implementing agency and the
affected beneficiaries shall be conducted with the assistance of the PCUP and the
concerned non-government organization.

Consultation with Private Sector

 Opportunities for adequate consultation shall be accorded to the private sector
involved in socialized housing project pursuant to this Act.

Benefits to Occupants of Priority Areas

 In addition to the benefits provided under existing laws and other related issuances
to occupants of areas for priority development, zonal improvement program sites and
slum improvement and resettlement program site, such occupants shall be entitled
to priority in all government projects initiated pursuant to this Act. They shall also be
entitled to the following support services:
 a) Land surveys and titling at minimal cost;
 b) Liberalized terms on credit facilities and housing loans and one hundred
percent (100%) deduction from every homebuyer’s gross income tax of all
interest payments made on documented loans incurred for the construction or
purchase of the homebuyer’s house;
 c) Exemption from the payment of documentary stamp tax, registration fees,
and other fees for the issuance of transfer certificate of titles;
 d) Basic services as provided for in Section 21 of this Act; and
 e) Such other benefits that may arise from the implementation of this Act.

Urban Renewal and Resettlement

 This shall include the rehabilitation and development of blighted and slum areas and
the resettlement of Program beneficiaries in accordance with the provisions of this
Act.
 On-site development shall be implemented whenever possible in order to ensure
minimum movement of occupants of blighted lands and slum areas.

21
  The resettlement of the beneficiaries of the Program from their existing places of
occupancy shall be undertaken only when on-site development is not feasible and
after compliance with the procedures laid down in Section 28 of this Act.

Action Against Professional Squatters and Squatting Syndicates

 The local government units, in cooperation with the Philippine National Police, the
Presidential Commission for the Urban Poor (PCUP), and the PCUP-accredited
urban poor organization in the area, shall adopt measures to identify and effectively
curtail the nefarious and illegal activities of professional squatters and squatting
syndicates, as herein defined.
 Any person or group identified as such shall be summarily evicted and their dwellings
or structures demolished, and shall be disqualified to avail of the benefits of the
Program.
 A public official who tolerates or abets the commission of the abovementioned acts
shall be dealt with in accordance with existing laws.
 Penalties for Professional Squatters
 Professional squatters or members of squatting syndicates shall be imposed
the penalty of six (6) years imprisonment or a fine of not less than Sixty
thousand pesos (P60,000) but not more than One hundred thousand pesos
(P100,000), or both, at the discretion of the court.

Eviction and Demolition

 Eviction or demolition as a practice shall be discouraged. Eviction or demolition,
however, may be allowed under the following situations:
 (a) When persons or entities occupy danger areas such as esteros, railroad tracks,
garbage dumps, riverbanks, shorelines, waterways, and other public places such as
sidewalks, roads, parks, and playgrounds;
 (b) When government infrastructure projects with available funding are about to be
implemented; or
 (c) When there is a court order for eviction and demolition.

 Mandatory Requirements in the Execution of Eviction or Demolition

 In the execution of eviction or demolition orders involving underprivileged and
homeless citizens, the following shall be mandatory:
(1) Notice upon the effected persons or entities at least thirty (30) days prior to the date
of eviction or demolition;
(2) Adequate consultations on the matter of resettlement with the duly designated
representatives of the families to be resettled and the affected communities in the areas
where they are to be relocated;
(3) Presence of local government officials or their representatives during eviction or
demolition;
(4) Proper identification of all persons taking part in the demolition;
(5) Execution of eviction or demolition only during regular office hours from Mondays to
Fridays and during good weather, unless the affected families consent otherwise;
(6) No use of heavy equipment for demolition except for structures that are permanent
and of concrete materials;

22
 (7) Proper uniforms for members of the Philippine National Police who shall occupy the
first line of law enforcement and observe proper disturbance control procedures; and
(8) Adequate relocation, whether temporary or permanent: Provided, however, That in
cases of eviction and demolition pursuant to a court order involving underprivileged and
homeless citizens, relocation shall be undertaken by the local government unit
concerned and the National Housing Authority with the assistance of other government
agencies within forty-five (45) days from service of notice of final judgment by the court,
after which period the said order shall be executed: Provided, further, That should
relocation not be possible within the said period, financial assistance in the amount
equivalent to the prevailing minimum daily wage multiplied by sixty (60) days shall be
extended to the affected families by the local government unit concerned.
 The Department of the Interior and Local Government and the Housing an Urban
Development Coordinating Council shall jointly promulgate the necessary rules and
regulations to carry out the above provision.

Prohibition Against New Illegal Structures.

 It shall be unlawful for any person to construct any structure in in danger areas such
as esteros, railroad tracks, garbage dumps, riverbanks, shorelines, waterways, and
in other public places such as sidewalks, roads, parks and playgrounds
 The barangay, municipal or city government units shall prevent the construction of
any kind or illegal dwelling units or structures within their respective localities.
 The head of any local government unit concerned who allows, abets or otherwise
tolerates the construction of any structure in violation of this section shall be liable to
administrative sanctions under existing laws and to penal sanctions provided for in
this Act.

COMMUNITY MORTGAGE PROGRAM

 The Community Mortgage Program (CMP) is a mortgage financing program of the
National Home Mortgage Finance Corporation which assists legally organized
associations of underprivileged and homeless citizens to purchase and develop a
tract of land under the concept of community ownership.
 The primary objective of the program is to assist residents of blighted or depressed
areas to own the lots they occupy, or where they choose to relocate to, and eventually
improve their neighborhood and homes to the extent of their affordability.

 Incentives
 To encourage its wider implementation, participants in the CMP shall be
granted with the following privileges or incentives:
(a) Government-owned or controlled corporations and local government units,
may dispose of their idle lands suitable for socialized housing under the CMP
through negotiated salt at prices based on acquisition cost plus financial
carrying costs;
(b) Properties sold under the CMP shall be exempted from the capital gains
tax; and

23
 (c) Beneficiaries under the CMP shall not be evicted nor dispossessed of their
lands or improvements unless they have incurred arrearages in payments of
amortizations for three (3) months.

 Organization of Beneficiaries
 Beneficiaries of the Program shall be responsible for their organization into
associations to manage their subdivisions or places of residence, to secure housing
loans under existing Community Mortgage Program and such other projects
beneficial to them.
 Subject to such rules and regulations to be promulgated by the National Home
Mortgage Finance Corporation, associations organized pursuant to this Act may
collectively acquire and own lands covered by this Program.
 Where the beneficiaries fail to form an association by and among themselves, the
National Home Mortgage Finance Corporation shall initiate the organization of the
same in coordination with the Presidential Commission for the Urban Poor and the
local government units concerned.
 No person who is not a bona fide resident of the area shall be a member or officer of
such association.

 Promotion of Indigenous Housing Materials and Technologies

 The local government units, in cooperation with the National Housing Authority,
Technology and Livelihood Resource Center, and other concerned agencies, shall
promote the production and use of indigenous, alternative, and low-cost construction
materials and technologies for socialized housing.

 Ecological Balance. –
 LGUs shall coordinate with the DENR in taking measures that will plan and regulate
urban activities for the conservation and protection of vital, unique and sensitive
ecosystems, scenic landscapes, cultural sites and other similar resource areas.
 Active participation of the citizenry in environmental rehabilitation and in decision-
making process shall be promoted and encouraged.
 LGUS to recommend to the Environment and Management Bureau the immediate
closure of factories, mines and transport companies which are found to be causing
massive pollution.

 Urban-rural Interdependence. –
 To minimize rural to urban migration and pursue urban decentralization, the local
government units shall coordinate with the National Economic and Development
Authority and other government agencies in the formulation of national development
programs that will stimulate economic growth and promote socioeconomic
development in the countryside.

 Socialized Housing Tax

 Consistent with the constitutional principle that the ownership and enjoyment pf
property bear a social function and to raise funds from the Program, all local
government units are hereby authorized to impose an additional one-half percent

24
 (0.5%) tax on the assessed value of all lands in urban areas in excess of Fifty
thousand pesos (P50,000).

Land Use Conversion

 Conversion - change of one classification or use to another
 DAR Officials authorized to approve/ disapprove Conversions
 Regional Director for lands NMT 5 hectares
 DAR Undersecretary for Legal Affairs for lands exceeding 5 hectares up to 50
hectares; and
 DAR Secretary for lands exceeding 50 hectares.
 Land Use Conversion vs Reclassification
 Agricultural land use conversion
 The undertaking of any development activity which modifies or alters the
physical characteristics of agricultural lands to render them suitable for non-
agricultural purposes with an approved order of conversion issued exclusively
by the Department of Agrarian Reform DAR)
 Reclassification of agricultural lands
 The act of specifying how agricultural lands shall be utilized for non-agricultural
uses such as residential, industrial, or commercial through the local planning
and zoning processes pursuant to RA 7160 and subject to the requirements
and procedure for conversion. It is equivalent to land sub-classification for
classified lands of the public domain and also includes the reversion of non-
agricultural lands to agricultural use
 Agricultural lands may be reclassified
 when the land ceases to be economically feasible and sound for agricultural purposes
as determined by the Department of Agriculture (DA), in accordance with the
standards and guidelines prescribed for the purpose; or
 where the land shall have substantially greater economic value for residential,
commercial, or industrial purposes as determined by the sanggunian concerned.
 The city/municipality concerned should notify the DA, HLRB, DTI, DOT and
other concerned agencies on the proposed reclassification of agricultural
lands

 Maximum Percentage of the Total Agricultural Land That May Be Reclassified

 For highly urbanized and independent component cities, fifteen percent (15%);
 For component cities and first to third class municipalities, ten percent (10%); and
 For fourth to sixth class municipalities, five percent (5%).
 Agricultural lands that should not be reclassified
 Agricultural lands distributed to agrarian reform beneficiaries subject to Section 65 of
RA 6557;
 Agricultural lands already issued a notice of coverage or voluntarily offered for
coverage under CARP.
 Agricultural lands identified under AO 20, s. of 1992, as non-negotiable for conversion
as follows:
 All irrigated lands where water is available to support rice and other crop
production;

25
  All irrigated lands where water is not available for rice and other crop
production but within areas programmed for irrigation facility rehabilitation by
DA and National Irrigation Administration (NIA); and
 All irrigable lands already covered by irrigation projects with form funding
commitments at the time of the application for land conversion or
reclassification.
 Documentary requirements for Conversion
 Certified true copy of the Original or Transfer Certificate of Title
 Location plan with technical description
 MARO Certification of no tenants or farmworkers on the land; and
 Zoning Certification of the concerned City/Municipality that the land is inside
the City/ Municipal zone.

CARP LAW AND AGRARIAN REFORM ACT

 BASIC PRINCIPLES OF AGRARIAN REFORM ACT
 RA 6657 - Act instituting a Comprehensive Agrarian Reform Program (CARP) to
promote social justice and ind’n.
 CARP - the Agrarian Reform Program of the government for the landless farmers
and farmworkers welfare to directly or collectively own the lands they till or for the
farmworkers to receive just share of the fruits on the land they are tilling.\

Agrarian Reform
 refers to the redistribution of lands
 to farmers and regular farmworkers who are landless
 irrespective of tenurial arrangement
 regardless of crops or fruits produced
 to lift the economic status of the beneficiaries
 and all other arrangement alternatives to the physical redistribution of lands
(production or profit-sharing, labor administration, distribution of shares of stock)
 that will allow just share of fruits of the lands they work on

CARP Coverage and Scope

 all public and private agricultural lands, regardless of tenural arrangement and
commodity produced, specifically as follows:
 All alienable lands of the public domain devoted or suitable for agriculture
 All lands of the public domain in excess of the limits set by law
 All other lands owned by the Government devoted to or suitable for
agriculture; and
 All private lands suitable for agriculture regardless of agri-products raised
 Agricultural lands
 those lands that are devoted to agricultural activities and not classified as
mineral, forest, residential, commercial or industrial lands.
 Retention limits
 Landowner – NMT 5 hectares;
 Landowner children – NMT 3 has. per child
 Corporation on lease, management grower

26
  or service contract – NMT 1,000 hectares
 Foreign individuals on lease, management
 grower or service contract – NMT 500 has.
 Children/Dependent Qualifications
 At least 15 years old
 No land ownership; and
 Actually tilling the land or directly managing the farm
 Lands exempted from the retention limits
 Those covered by PD No. 27 – landowners are allowed to keep the originally
land retained
 Those owned by original homestead grantees or their compulsory heirs at
the time of the CARP approval, provided there is a continuous cultivation
thereof.
 Lands exempted from the CARP coverage
 Land actually, directly and exclusively used for prawn farms and fishponds;
 Land devoted to the livestock, poultry and swine;
 Agri-lands with slope of 18% or more;
 Agricultural lands reclassified as residential, commercial or industrial thru
zoning ordinance approved by HLURB before June 15, 1988;
 Lands actually, directly and exclusively used and found necessary for parks,
wildlife, forest reserves, reforestation, fish sanctuaries and breeding grounds,
watersheds, mangroves and government research and quarantine centers;
and
 Lands actually, directly and exclusively used and found necessary for national
defense, school and campuses, church sites, mosque sites, communal burial
grounds and cemeteries, and penal colonies.
 Retention limits in case of marriage
 Under the Civil Code
 in the absence of an agreement for the judicial separation of property,
spouses who owns conjugal properties may retain a maximum of five
(5) hectares
 However, if either or both of them have more than five (5) hectares from
their respective landholdings, it must not exceed ten (10) hectares
 Under the Family Code (Effective on August 3, 1988)
 Husband owning capital property and/or a wife owning paraphernal property
may retain not more than five (5) hectares each; provided, a judicial separation
of properties prior to their marriage was executed
 In the absence thereof; all properties whether capital, paraphernal and
conjugal shall be considered to be held in absolute community (ownership
relationship is one) and shall only have a total retention of five (5) hectares

27
PART III. URBAN AND RURAL PLANNING

"A concentration of people with a distinctive way of life in terms of employment patterns and
lifestyle…[with] a high degree of specialized land uses and a wide variety of social, economic
and political institutions that coordinate the use of facilities and resources (Hartshorn
1992,3)

A. URBAN PLANNING
Definitions
Urban Planning
planning of the physical and social development of a city through the design of its
layout and the provision of services and facilities (encarta dictionary)

concerned with the control of the use of land and design of the urban environment, including
transportation networks, to guide and ensure the orderly development of settlements and
communities. It concerns itself with research and analysis, strategic thinking, architecture,
urban design, public consultation, policy recommendations, implementation and
management (http://en.wikipedia.org/wiki/Urban_planning)

Official definition of urban areas as developed by the National Statistics Office

cities and municipalities have a population density of at least 1,000
persons per square kilometer

of at least 500 persons per square kilometers

or central districts (not included in 1 and 2) regardless of population size,
which have the following:

facturing, recreational, and/or

personal services); and

○ A town hall, church or chapel with religious services at least one a month;
○ A public plaza, park or cemetery;
○ A market place, or building where trading activities are carried out at least
once a week;
○ A public building like a school, hospital, puericulture and health centers or
library.

in 3 above, and where the occupation of inhabitants is predominantly non-agricultural.

NEDA’s Definition of urban from the above definition a number of operative phrases, which
characterize an urban area, can be identified and which find correspondence in the
Philippine definition:

sizes to designate as urban, ranging from a low of 200 as in the cases of Denmark and
Sweden, to a high of 30,000 as in Japan (Hartshorn 1992, quoting UN sources). In the

28
Philippines, concentration is expressed (and rightly so) in terms of density, and, to a lesser
degree, population size (criteria 1,2 and 4).

activities are dominated by manufacturing and services, or secondary and tertiary sectors.
The Philippines census definition reflects this observation by considering a barangay as
urban when more than half of total employment, therein is accounted for by non-agricultural
activities

pace of living because he/she operated in an environment that demands more discipline,
firmer scheduling, and more precise deadlines. This is the only feature not captured in the
NSO definition.

commercial, and institutional uses in urban areas. Segregation and spatial structuring of
land uses are achieved in part through the design of the circulation system. Or conversely,
the street pattern has evolved from the necessity to link together spatial segregated land-
use areas.

administrative buildings and institutions are sufficient condition to make an area urban.

RA 7160 The Local Government Code.

Under RA 7160 (LGC 1991), the requisites for the creation of a city are:
○ A minimum income of 20 million pesos, and
○ Any of the following:

Local Government Code (1991) further classifies Philippine cities using the same variables
of income and population size:
– A population of not less than 200,000 and an income of 50 million
pesos
– a population and income below those of a highly urbanized city and
dependent with the province.
– a chartered city with a population and income below those required
for a city but whose charter makes it independent from the province.

History of Urban Planning

The city of Babylon in Mesopotamia, 6th Century BC
One of the earliest city was Babylon during the reign of Nebuchadnezzar (6th Century BC)
The city followed a regular street pattern bisected by the Euphrates River. The temple and
tower remained at the center, and the famous Hanging Gardens Palace was on the river by
the north wall. At its height as capital of the Babylonian empire, it had as many as 10,000
people-probably the largest city of its time.

Egyptian city of Kahun, which was built primarily to house the workers and artisans
engaged in building the great Illahun pyramid. There may have been up to 20,000 persons
living in this city at the time of construction. Rectangular Street, system house cell groupings

29
for the slaves with a hierarchy of larger accommodations for the artisans. Most of these
cities are abandoned after the completion of the pyramid and considered as necropolis of
city for the dead.

Roman Cities grew in power when the Greek cities collapsed. Romans believed in bigness
and accepted all strangers as long as they’re loyal. Population of Rome greatly increased
to 2,000,000 permanent residents. This produced sever housing shortages and
transportation problems, inadequate water supply. The Romans emerged as the first
regional planners of the era. They planned and built roads from Spain to Armenia and Britain
to Egypt to enable communication and commerce to flow from Rome. They provided the
most rapid means of transportation for imperial armies to maintain law order and quell
uprising. They built a number of military cities throughout the empire following a master plan
based on their model, Rome. The fall of the Roman empire was attributed by two distinct
factors: political-leadership was divided by quarreling; and the growth of Christianity.
The Romans created a system of city design based on a perimeter wall that was often
rectangular, a street grid, and two main streets that met at or near the forum and other public
buildings. De architectura by Vitruvius is the only substantial surviving text on architecture
and city planning from ancient Greek and Roman times, and the portions dealing with city
layout and fortifications were read with great attention during the

Renaissance in Western Europe.

Plan of St. Peter's Cathedral and Piazza in Rome and the urban center of Florence, Italy
Perhaps the most comprehensive attempt to alter an existing city during the Renaissance
was the series of improvements carried out in Rome between 1585 and 1590 by Pope Sixtus
V and his architect, Domenico Fontana. They included a succession of long, straight streets,
with the changes of direction marked by piazzas with central obelisks. The streets linked the
major pilgrimage destinations through sections of Rome that had been essentially
uninhabited for centuries. It was in city squares or plazas that Renaissance planner-
designers could most completely attain the ideal of a public space that was also a fully
realized architectural composition. The cloisters of a cathedral and the courtyards of palaces
provided precedents for spaces enclosed by buildings, often with an open arcade at the
ground floor.
Right after the Great Fire of London in 1666, Christopher Wren prepared a plan--never
implemented--for reconstructing the burnt-out area, which brought together most of the great
themes of Renaissance planning. Charles L'Enfant's 1793 plan for Washington, D.C.,
another great synthesis of Renaissance planning ideas, has been implemented in its
essentials, although it took almost two centuries for the city to grow into L'Enfant's grand
conception, which combined a grid plan with plazas and diagonal avenues. The placement
of the Capitol and the White House are comparable to the position of the Palace and the

Grand Trianon at Versailles.

Combining the advantages of town and country was elevated to a principle by Ebenezer
Howard, who published in 1898 an influential book, Tomorrow, a Peaceful Path to Real
Reform (later republished as Garden Cities of Tomorrow). Drawing on the examples of
model company towns and garden suburbs, Howard advocated replacing the congested
and smoke-filled 19th-century metropolis with clusters of self-sufficient garden cities,

30
separated by greenbelts of open countryside. A practical visionary, Howard succeeded in
having two prototype garden cities constructed just beyond the outskirts of London:

Letchworth and Welwyn.

The group of Parisian-style buildings around a landscaped lagoon at the World's Columbian
Exposition of 1893 in Chicago impressed the public with the possibility that cities could be
beautiful, leading to a succession of park and boulevard plans for American cities. The most
comprehensive of these plans was prepared for Chicago in 1909 by Daniel Burnham, the
supervising architect for the 1893 exposition.

Over the past 30 years, Vancouver has transformed itself from provincial outpost to
globally-renowned metropolis — a crucial link in the Pacific Rim necklace of capital, culture
and migration. The change has been physical. Since 1990, more than 150 skyscrapers have
been built on the Canadian city’s downtown peninsula, creating a densely-built environment
that has more in common with Singapore or Shanghai than with most North American cities.

The world's tallest structure is the 829.8 m (2,722 ft) tall. Burj Khalifa was designed to be
the centerpiece of a large-scale, mixed-use development that would include 30,000 homes,
nine hotels (including The Address Downtown Dubai), 3 hectares (7.4 acres) of parkland, at
least 19 residential towers, the Dubai Mall, and the 12- hectare (30-acre) man-made Burj
Khalifa Lake. The decision to build Burj Khalifa is reportedly based on the government's
decision to diversify from an oil based economy to one that is service and tourism based.
According to officials, it is necessary for projects like Burj Khalifa to be built in the city to
garner more international recognition.

Any city extends radially from its center to form concentric zones and that, as distance from
the center increased there would be a reduction in accessibility, rents and densities. Land
use would assume the following form from center outward:
o The central business district.
o A zone of transition
o An area of factories
o Low-income housing
o High-income housing
o A commuter zone.

The following are its Theorized features

• Declining proportions of recent immigrants, delinquency rates, poverty and disease as
distance increased from the center.
•Allows for underlying conditions to change continually. Natural population increase, in-
migration, economic growth and income expansion will all result in each zone within the
urban area invading the next zone outwards.
•As the CBD expands, the locational advantages of central sites might diminish, the
transitional zone might become more and more a twilight area, and as suburban population
increase, new outlying business district may evolve.

31
 Land Use-Concentric Zone Theory

Land Use-Sector Concept. This theory (presented by Hoyt) propounds that growth along a
particular transport route takes the form of land use already prevailing and that each sector
of relatively homogenous use extends outwards from the center to each other and
incompatible uses will be repelled. Residential uses will tend to be segregated in terms of
income and social position and will expand in different parts of the city

Land Use Theories Multiple Nuclei Concept. Hams and Ullman theorized that urban growth
takes place around several distinct nuclei. The nuclei could be an urban settlement (market
town), a nearby village, a factory, railway terminal or waterside facility.

Concentric Zone-Sector Theory

Mann produced a hybrid model of the structure of a hypothetical British City – an urban area
large enough to have distinct internal differentiation, but not too large to exhibit the
complexities of a conurbation. The main additional feature is the existence of commuter
villages separated from the built-up area of the city.
1. Income Distribution and Population Growth.
2. Population, Urbanization and Migration

Socio-Economic Theories
Models of Urban Development in the Philippines
MODEL I: Urban development through influx of Population
a) Squatter Resettlement
b) Insurgency victims
c) Victims of natural calamities
d) Persons displaced by major infrastructure projects
e) Alternatives to resettlement

MODEL II: Urban Growth through inflow of capital

a) Remittances from OCWs
b) Investment in local tourist potentials
c) Location of major institutions
d) Location of regional government centers

MODEL III Urban growth through agricultural modernization

MODEL IV Urban growth through Industrial location expansions

MODEL V Cities in towns and social equity Issues

MODEL VI Metropolitanization

32
Tools of Urban Planning
Comprehensive Planning
-term plan (20-30 years) for the overall physical development of an entire area or
city can be used to organize and direct the social, economic, political and physical forces
within an urban or regional area in a rational and productive manner. This plan is an official
public document involving not only a set of goals but also a policy to attain those goals.
-term policy for spatial distribution of objects, functions, activities and goals. It
serves to coordinate government activities at the local level and regulate private
development of land. It is based on the analysis of the overall urban or regional situation as
well as a detailed analysis of existing spatial patterns.
does not have to be perfect plan but only has to be useful as a guide for achieving a
better pattern of urban physical development that would be possible, adaptable and
implementable.
benefits (social,
economic, political) among the various segments of the population.

of the community. It physically covers the entire community and covers a long period of time.

The functional elements and supportive studies

-governmental coordination

Additional elements which are optional but are required for local governments with a
population greater than 50,000

-automotive vehicular (bicycle) and pedestrian traffic

-street parking

velopment

33
Land Use Planning – the Zoning Plan
-use planning is the term used for a branch of public policy encompassing various
disciplines which seek to order and regulate land use in an efficient and ethical way, thus
preventing land-use conflicts. Governments use land-use planning to manage the
development of land within their jurisdictions. In doing so, the governmental unit can plan
for the needs of the community while safeguarding natural resources. (Wikipedia)
ternatives for
land use, and economic and social conditions in order to select and adopt the best land-use
options. Often one element of a comprehensive plan, a land-use plan provides a vision for
the future possibilities of development in neighborhoods, districts, cities, or any defined
planning area.

pattern of land uses should be. It is the centerpiece of the entire comprehensive plan. It
identifies areas that are devoted to various types, densities, and intensities of use categories
–residential, commercial, industrial, etc.
A land use plan consists of:

ertain types for specific areas.

Capital Facilities Planning

Capital facilities is the single most powerful tools to shape the community’s development
and implement the comprehensive development plan. This includes roads, bridges, schools,
parking structures, public buildings water supply, waste disposal facilities, sewer and solid
waste systems.
Strategies:

ents

Urban Transportation Planning

Transportation planning is a process that has as its goal the determination of needed
improvements or new facilities in order to meet transportation needs of a specific region or
areas. A comprehensive process encompassing travel demand, facility construction, and
comprehensive needs assessment.

34
Trends in Urban Planning
1. Smart Growth
2. Sustainable development and sustainability

1. Smart Growth

urban centers to avoid sprawl. It also advocates compact, transit-oriented, walkable,bicycle-

friendly land use, including neighborhood schools, complete streets, and mixed-use
development with a range of housing choices. The term 'smart growth' is particularly used
in North America. In Europe and particularly the UK, the terms 'Compact City' or 'urban
intensification' have often been used to describe similar concepts, which have influenced
government planning policies in the UK, the Netherlands and several other European
-range, regional considerations of sustainability over
a short-term focus. Its goals are to achieve a unique sense of community and place; expand
the range of transportation, employment, and housing choices; equitably distribute the costs
and benefits of development; preserve and enhance natural and cultural resources; and
promote public health.

Basic concept – Smart Growth

–20 years driven by "new
guard" urban planners, innovative architects, visionary developers, community activists, and
historic preservationists. Smart Growth is a term which has become codified in Federal and
State regulations. It has various flavors, but the basic principles are generally similar —
being variations of the same concept with different emphasis, including

- People, Planet, Profit

- Human, Natural, and Created Capital

2. Sustainable development and sustainability

planners argue that modern lifestyles use too many natural resources, polluting or
destroying ecosystems, increasing social inequality, creating urban heat islands, and
causing climate change. Many urban planners, therefore, advocate sustainable cities.

2004 book, defines sustainable urban development as "development that improves the long-

35
term social and ecological health of cities and towns." He sketches a 'sustainable' city's
features: compact, efficient land use; less automobile use, yet better access; efficient
resource use; less pollution and waste; the restoration of natural systems; good housing and
living environments; a healthy social ecology; a sustainable economy; community
participation and involvement; and preservation of local culture and wisdom.
nd governance structures in most jurisdictions, sustainable planning
measures must be widely supported before they can affect institutions and regions. Actual
implementation is often a complex compromise

B. RURAL PLANNING

Definitions:
A broader definition of rural planning as encompassing policy that has both explicit and
implicit intention to impact rural conditions, economic, social, and physical

Rural Planning
nance
and improvement of rural living standards, or easy access to jobs and social, economic, and
welfare services. The most usual aspects of rural planning are maintenance of rural
landscape, developing the recreational use of the countryside, and the planning of
populations, settlements, and amenities. Also studied are rural problems such as lack of
access to amenities and services, substandard housing, and rural unemployment.
(http://www.answers.com/topic/rural- planning#ixzz2CSo9aSRb)

History of Rural Planning (In Philippines Setting)

Chronology of events - DA

President Emilio Aguinaldo formed his government with the Department of Agriculture and
Manufacturing as one of the first agencies. The Department was headed by three directors,
Jose Alejandrino (1898-1899), Graciano Gonzaga and Leon Ma. Guerrero, both during the
-1950: "Beginning of the Marshall Plan” In the aftermath of World
War II, the U.S. provided over $1 billion in war recovery benefits to the Philippines, most of
this in the form of payment to Filipino veterans. Part of this assistance was directed towards
the rehabilitation or total reconstruction of public infrastructures damaged during the war.
In 1950, Vice President Fernando Lopez served concurrently as the DANR chief. During his
term, the Bureau of Agricultural Extension (now Agricultural Training Institute) was
established, along with the organization of the 4-H Clubs and Rural Improvement Clubs
(RICs) nationwide.

Chronology of Events-USAID
-1961: "National Rehabilitation and Basic Infrastructure” This era begins with the
first bilateral agreement between the U.S. and the Philippines - the Foster-Quirino
Agreement - and ends with the 1961 Foreign Assistance Act and the establishment of
USAID as the lead agency responsible for administering U.S. economic assistance. Funding
during this period focused on developing a wide range of basic institutions and national
services the country required. Urban, industrial development was the predominant economic

36
 -1973: "Transition to Rural Development”. During this
period, USAID moved away from its earlier urban industrial development strategy toward a
rural development focus. Small-scale activities in agriculture, social services, and
community development were supported through short- -
1986: "New Directions: Rural Development and Local Capacity Building”. The program
strategy during this period shifted to meeting the basic human needs of the poorest
segments of the rural population. Concomitantly, USAID sought to strengthen local
government planning and implementation capabilities to advance decentralization of
government functions.

Chronology of Events-PRRM
-governmental
organization and institution formed in 1952 in order to assist the poor members of society in
the Philippines. As a movement, it was initiated by upper and middle class group of
individuals based on the experiences gained from the rural reconstruction and development
done in China during the beginning of the 1900s. After World War II, among its tasks had
been the establishment of cooperatives in rural communities. It was the inspiration of the
founding of the Federation of Free Farmers in 1953, as well as the birthing of organizations
similar to PRRM in other countries such as Thailand, Colombia, India, and Guatemala.
Chronology of Events – Philippine History

the second time in a concurrent capacity. Considered as the “rice czar,” he successfully
implemented a production program that enabled the Philippines to export rice for the first
time in 1968. During the early years of Martial Law, in May 1974, President Marcos
reorganized and split the DANR into two agencies: Department of Agriculture (DA); and
Department of Natural Resources (DNR). Arturo R. Tanco, Jr. was named as DA Secretary.
Elements

nomic policy

resources, decision-making, and regional development

Rural development and the role of planners:

37
Models of Rural Planning
ree Market or laissez faire orientation.
-Agricultural Enterprise, the subsistence cultivation pioneer.

national and international transport aided this expansion of the market. 'Green revolution'
technology packages of high-yielding hybrids, super fertilizers, and pest controls were
developed leading to unexpectedly large crop yields. Specialization and mono-crop farms
become common. Although energy intensive in their use of new products and machinery,
they were viable as energy costs were kept relatively low by the government. A process of
consolidation of family and modern farms into larger and larger vertically and horizontally
integrated corporate entities occurred. The resulting corporate super farms have changed
the rural landscape tremendously as fewer and fewer farms account for more and more of
the of total farm sales and total farm profits

d for rural planning is with

economic sectors such as manufacturing and services. The emerging 'new economy' is
based on the growth of the service sector and geared to the information industry that has
centralized population in metropolitan areas. The impact of this centralization on populations
that remain rural and dispersed is significant. For example in rural areas public services in
education, health, and social welfare provision are of lower quality than in metropolitan
areas. A second strand of rural planning pertains to national settlement patterns and the
belief that it is important to maintain numbers of people in rural areas. Planning efforts
creating rural enterprise and empowerment zones have involved job training programs as
an economic development policy to attract entrepreneurs. The second element of this
strategy aims to reduce costs for entrepreneurship in rural areas by programs that make
capital available for business development. The scale of such efforts is however quite
modest. Finally, the current paradigm of rural planning focuses on equalizing rural
communication and infrastructure with urban. Supporting the expansion of Internet and high-
speed communications links. wireless, and satellite connections all aimed at linking
dispersed populations are an integral part of this agenda.

-
-The first mobilization: land reform-Consolidation, peasant farming and
collectivization
-
The third mobilization: the Great Leap Forward-The pause and partial retreat

Centralized, Cooperatives based model of rural planning. ‘Integrated rural development' that
recognized gender and class differences and attempted to address social inequalities in
access to rural resources; a process differentiated from earlier production oriented
agricultural development models. This more recent approach to rural planning attempted to
combine and balance between agricultural and economic development and social welfare
and redistributive justice.

38
 onal-planning efforts to achieve rapid socioeconomic
change concentrated on industrialization at chosen metropolitan centers, on the assumption
that the benefits would 'trickle down' through the economy. Planners believed that although
initially benefits would be concentrated in the core cities they would spread to rural areas.
However, they also recognized the need to promote complementary rural planning to reduce
existing and anticipated urban-rural disparities in wealth. Rural planning measures in India
conspicuously emulated the US model of agricultural development. They included: irrigation
projects; the promotion of scientifically developed cash crops through the provision of
improved seeds, equipment and fertilizer (the so-called Green Revolution approach to
making agriculture productive); providing credit for agricultural investments to stimulate
agricultural production; and, the establishment of a system of extension services to
introduce scientific farming techniques at the village level. They also regulated markets to
stimulate trade in agricultural commodities; invested in roads and communications; and
founded cooperatives to buy agricultural products and facilitate the mark goods in rural
areas.

Tools of Rural Planning

g

Trends in Rural Planning

-Rural Continuum
-standing, densely
occupied and developed with a variety of shops and services. It is a culture of impersonal
and anonymous relationships has been used to describe urban populations.

capturing the diversity of types of rural areas that exist. These can, for example, range from
small settlements on the fringe of large towns and cities to remote villages and hamlets, and
from ‘green belt’ agriculture to areas of extensive arable farming or grazing. Another
complication lies in the economic and social changes that have taken place in rural areas
which create interrelationships with urban areas and cultures. Today the countryside is
characterized by diverse uses and this continues to give rise to tensions. Globalization has
opened up the countryside to new opportunities and threats while issues of subsidiarity
promote local distinctiveness and ownership. Trying to square these circles provides
challenges for policy-makers and in this policy brief we question whether these tensions are
best explained by the economic, social and cultural differences between urban and rural
people and places.

39
References:

Mallonga, R. (2012). Urban and Rural Land Use, Planning, Development & Zoning,
Comprehensive Real Estate Seminar for Brokers and Appraisers Seminar and Review
2012. E Global Order Review Center. Butuan City.

Velasco, D.K.B. (2013). Planning, Zoning and Development, Urban and Rural Land Use.
Comprehensive Real Estate Seminar.

Castillo, M.F. (2012). Urban and Rural Planning. Comprehensive Real Estate Seminar.
PAREB-DBRFI. Davao City.

40