Student Name: RAMOS, KATHLEEN JERELL T.

Institution: Saint Louis University - Graduate Program

(Master of Arts in Environmental and Habitat Planning)

Subject: EHP 211 | LAND USE AND SITE PLANNING

Facilitator: Dr. Lord Byron Gonzales

Assignment: Reaction Paper on Property, Patrimony and Territory

The first four chapters of Architect Ernesto Serote’s book: Property, Patrimony and
Territory: Foundations of Land Use Planning in the Philippines, discussed some concepts related
to land use planning, determinants of land decisions: physical, economic and social, institutional
framework as well as land use planning in the philippines. With the variety of definitions and
situations he mentioned in his book, I was able to ingest additional information from what land
use planning was to me. The first time I encountered the word “land use” and “planning” was
during my undergraduate studies in Architecture. Initially, my mind defines land use planning as
a way of planning and zoning of land depending on its usage.. Yes, my shoddy interpretation of
land use gave me the understanding of the literal definition of land use rather than what land use
planning is all about.

In his first chapter, he defined land in common, legal, economic and ecological sense.
With each presented perspective, I came to understand land in different ways. Land is a “solid
part of the earth”, as defined by the dictionary, making us fully aware what literal land is.
Dissecting the parts of the earth and its composition to delineate land from other matter in
regards to its creation and formation. Having to think that in the most common way possible had
me stamped. In legal perspective, land is interpreted as a possession or something that implies
being owned by man. On the other hand, in an economical sense, land is also considered as a
natural resource commodity that is scarcely available in contrast to the rising population and
development of different areas of the world. The limits on our land resources are definite while
our demands are not. Competition for land among agricultural, commercial, industrial and
recreational use sometimes lead to an increase in the economic value of land. The challenge to
address the underlying pressure of scarcity on land resources will be very difficult. Lastly, in the
ecological sense of the land, as defined by the dictionary as “the natural environment and its
attributes… the surface of the earth and all its attributes.” Serote (2004) then summarizes all of
the different perspectives of land into three broad concepts: land as a natural resource, land as
property and land as territory. As land is now clearly defined and understood, the book then
proceeds to define and elucidate the word land use. Land use and land utilization are somewhat
similar but different by definition. Land use is very general, like distinguishing land as either
agricultural, commercial, residential, recreational or wildlife while land utilization can be
described in detail and in specific terms and use like what type of produce or goods can that land
be utilized for.
 As mentioned earlier, land is a limited resource. Sometimes land that is initially to be
used for agricultural purposes will be converted into something else depending on the demand of
man. In the Philippines, the concept of land use conversion is unavoidable. The continuing
urbanization and industrialization of some provinces in our country opt some to convert their
massive agricultural land areas to industrial, commercial and residential purposes. Conversion of
land can either be reversible or irreversible depending on how the land has been used. Within the
same context, after land has been converted, it should accommodate what man needs to be in use
for. Land use compatibility should have an established factor and basis of good planning
including possible environmental problems that may occur. Serote (2004) discussed that the
concept of land use compatibility is most useful in urban land use zoning… exclusionary zoning
assigns to discrete exclusive areas activities that are incompatible while mixed-use zoning on the
other hand allows the combination of compatible activities in the same area. (pp 21-22) The final
concept he introduced under the land use concept is the land use classification. A land use
classification is providing information on land cover and the types of human activity involved in
the land. It may also facilitate the assessment of environmental impacts on potential or
alternative uses of land. (“Glossary of Environmental Statistics,” 1997) With the existing
classification of land, a convenient land use map showing the tabulated data of the area coverage
of each land use category and subcategory is coveted. City planners need to know which areas of
the city are used for and for what purpose.

As I understood land and land use, Serote (2004) then defined land use planning as the
proper management of land resources (pp. 30). I have encountered this word even during my
diversified training as a junior project manager in an architectural firm in Manila. We have an
institutional building project that is located in Pablo Ocampo, Manila. We had to check the city’s
comprehensive land use plan for us to proceed with the project. My mentor, Architect Joseph
Javier, accentuates the importance of land use planning especially in a developed city such as
Manila. The planning process is crucial in determining the possible problems and preventing
land use conflicts and other exposure to any kind of pollutants. In my opinion, the ability to
make sure that the land is efficiently utilized without adhering to the development of the city is
very significant. The interest of the public shall and should always be considered. The
responsibility to cater to the welfare of the public is handled with presumption together with the
environment and surroundings.

In chapter two, relationships of the determinants of land use are associated with the land
use decision. He presented with a figure of a generalized land use decision model starting from
identifying the physical factors of land then its social and economic factors to then establishing
the characteristics, concerns and motives of the stakeholders (unit that has an interest with the
use of land) to then finally coming up with the decision of the land use. The physical factors of
land are determined through its compatibility or sustainability. Economic and social factors
include the costs and benefits, as well as its relative location, and human relations can affect the
land use decision. The comprehensive land use plan is one way to promote sustainable urban
planning and development. Relative location of land under the economic factor is influenced by
the physical factors of land.
 For example, a land near an existing transit terminal or infrastructure can incur less
capital expenditures but require higher recurrent costs in terms of land value and taxes.
Agricultural areas near sprawling urban cities are more likely to be converted into subdivisions
than distant agricultural areas because of the perceived benefits and costs of the land use
decision. Social factors include dietary patterns, political motivations, individual aspirations and
prejudices. Although land use decisions are influenced by these physical, economic, and social
factors, the characteristics and motives of stakeholders primarily dictates it. This means that the
stakeholders’ participation in land use decisions are vital and substantial.

Chapter three is about the philosophy, politics and practices of land use planning in the
Philippines. As we review our history, during the pre-colonial era in the Philippines, an area of
land belonging to a family or a clan was headed by Datus and Rajas. A part of a land will be
given to a member of the family or clan that he needs to take care of and work for. It was the
Spaniards who introduced the “Regalian Doctrine” whereas all lands belonged to the king or the
state. Thus, the Filipinos lost their ancestral rights to the land. Filipinos whose authority was
recognized were given native principalia in return for their services of collecting taxes. The loss
of their ancestral lands coupled with the manner by which these were taken from them was the
principal motive for the natives’ sporadic revolts that sparked in many places of the country
throughout the Spanish regime. (Serote, 2004, pp. 74) Land sales were unfair and abusive.
During the American Style Land Reform, the program redistributed the land to the tenants that
allowed them to own the land within twenty-five (25) years. The Torrens title system introduced
the land title which proves one’s possession and a security against any possible disposition. At
present, the real estate industry is the key driving force of the Philippine economy due to the
growing middle-class population investing into real estate properties. (“Statista Research
Department,” 2021) The setup of real estate business during the Spanish colonial was where the
landlord designated a certain section of his property where tenants could build their own houses
in return for paying rent. During the American colonial period, land subdivision and selling
subdivided lots were a thing. Soon after, due to the increase of demand for housing, they
converted agricultural lands into subdivisions. The manifestation of paramount private interest in
land weakened the country in managing land resources… this owes in part also to the land
classification and titling system that has sanctioned unequal claims to some families obtaining
titles to inordinately large tracts of land. (Serote, 2004, pp. 78) Corruption and greed has taken
over our trusted officials making unethical deals with the rich in return for something I am even
scared to mention in this paper. Our country gave unequal privileges in the exploitation of our
natural resources and has allowed encroachment of protective areas by marginalized families.
During our online discussion, we discussed speculative trading in land wherein private
developers and dealers make profits from land transactions or by producing and selling serviced
lots as a commodity trade. A lot of deals that were already made under the table, meaning that
the process is just a show for formality’s sake. During the five years in my professional career,
licensed and or unlicensed, I am fortunate enough to not experience any inequitable agreement. I
do, however, am aware of these certain deals that are inevitably unfair and unbiased, which is
really unfortunate. In Philippine society, the bigger the property, the bigger one’s voice. The local
government units (LGUs) are commissioned to co-manage the natural resources and the
environment through the mechanism of devolution of DENR-function with the national
government under 1991 Local Government Code (RA 7160).
 Importantly, land use planning involves the local government, land owners, developers
and other professionals to work together in creating and approving a land-based project
development with principles that promote social and positive environmental effect while utilizing
the available resources efficiently. As land is becoming scarce as our population increases, land
use planning is important to alleviate the negative effects of land use and development. The
support of our government in land use planning is the requirement of adopting a comprehensive
land use plan and to enact a zoning ordinance to the municipal and city legislative bodies. After
providing historical facts and supporting data, there is no clear-cut social philosophy on land that
the government adopted in their policies. Thus, land use planning in the Philippines lacks a solid
conceptual and ideological foundation or any strong political support. (Serote, 2004, pp. 110)

Lastly, chapter four is divided into two major topics, one is the organizational structures
for land use planning and the other is about the planning processes, policies and plans that are
used as the bases for land use regulation. The National Urban Planning Commission (NUPC)
was created to assist in the rebuilding of cities that had been destroyed during the war. I believe
that the regulations and policies for land use planning in our country will improve with good
governance and a strong sustainable comprehensive land use plan. To give an example to this
particular topic, I would like to share the development of one of the nearby cities located here in
my province, Pangasinan. Urdaneta City is known today as one of the central business districts
here in Pangasinan. It is well known as the “tambakan of gulay” as my parents would tell me, as
it is where almost all vegetable crops are dropped off and sold to vendors from different areas in
the province. I have witnessed its development even before the famous “carabao” stood between
the major intersection road. We often pass through the city to go to my grandparents' house in
Sison, northern part of Pangasinan, and I was very annoyed and really didn't want to travel at that
time. It was inconvenient and difficult with dust and polluted air covering the whole city.
Walking wasn’t an option as sidewalk is used for the city’s variety of vendors. It was a sight to
see. Not to mention the sneak thieves hiding and blending in with the crowd of people. It was a
dangerous and polluted city. It was very different from the way the city looks now. After almost a
solid two decades, the city improved itself to a more liveable and sustainable city. New buildings
were erected, zoning of commercial, residential as well as their government infrastructures were
established. Streets and sidewalks are now available and safe for pedestrians to use in
consideration of the physically challenged individuals. I believe that good governance played a
major role in the development of the city. I have read their comprehensive land use plan before
during my undergraduate studies, tackling issues such as their traffic congested areas within the
central business district, relocation of street vendors and integrating streetscaping throughout the
city. All of these were handled and accomplished as seen today.

In conclusion, what I have learned from the book and additional readings regarding land,
land use and land use planning is that land is a limited resource significantly beneficial to man
depending on its use and utilization. The implementation of different policies and plans will help
regulate the planning systems from national to the local municipal governments. Monitoring and
evaluation is an important input and is essential to the future plans of the next government. We
should also not forget the involvement of the public in every decision making process during the
planning stages. Their input, suggestions and comments should be highly taken into
consideration especially when the majority of the projects caters to the public and society.
As most plans are written to provide direction for further development over a ten (10) to twenty
(20) year period, updates and reviews should be set in line with the present development as well.
We are also fully aware that lack of planning within the local government unit is possible and not
all cities have successful planning stories, not all incoming government officials will adopt the
current plans that the previous government official initially started. Regardless, the importance of
land use planning in the country should be highly prioritized as the Philippines is considered a
developing country. As the population of the country increases, demands for development are
certain. I, as a future planner, will take this into account and into heart as soon as I have finished
and understood more on Serote’s book on Property, Patrimony and Territory. It was an
eye-opener as well as informative in terms of the factual data and historical events that he
provided.