ASEANA CITY RISING:

A CASE STUDY ON MIXED USE DEVELOPMENTS

PLAN 239: SPECIAL PROBLEMS IN

CHUA – ECHIVERRI - PREPOSI
ESTATE PLANNING & DEVELOPMENT
Contents
PROJECT BACKGROUND ............................................................................................................ 2
LOCATION .......................................................................................................................... 2
DESCRIPTION OF THE PROJECT ................................................................................... 2
LAND AREA........................................................................................................................ 3
District East ............................................................................................................ 4
District North .......................................................................................................... 5
District South ......................................................................................................... 6
District West ........................................................................................................... 7
PLANNING CONSIDERATIONS .................................................................................................... 8
PLANNING PROCESS & CONCEPTS CONSIDERED .................................................... 8
HIGHEST & BEST USE ...................................................................................................... 9
PUBLIC-PRIVATE PARTNERSHIP ................................................................................. 11
MARKET STUDY .......................................................................................................................... 12
PERMITTING SYSTEMS .............................................................................................................. 14
IMPACT OF PROJECT TO OTHER AREAS ............................................................................... 15
ECONOMIC SECTOR ....................................................................................................... 15
PHYSICAL SECTOR ........................................................................................................ 15
INSTITUTIONAL SECTOR ............................................................................................... 18
SOCIAL SECTOR ............................................................................................................. 18
ENVIRONMENTAL SECTOR ........................................................................................... 21
REFERENCES .............................................................................................................................. 23

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PROJECT BACKGROUND

LOCATION

Aseana City is a short distance away

from Manila, Makati and Ninoy Aquino
International Airport. Located on the
boundary of Roxas Boulevard and
Manila Bay, Aseana City's strategic
location in the metropolis is one of its
prime features that makes it a place
worthy of investment. Its accessible
location will be further heightened by the
extension of the LRT line 1, making
Aseana City's location more passable
and convenient to everyone.

It is located on Island Central Business Park (CPB) 1B of Boulevard 2000 and

bounded by Islands CBP 1A of Pasay City on the north and CBP 2 and Asiaworld on
the south.

Two major thoroughfares of ingress and egress for Boulevard 2000 traverses
Aseana Business Park (ABP), which runs parallel to Roxas Boulevard. Roxas
Boulevard stretches from the City of Manila to Bacoor area in Cavite.

DESCRIPTION OF THE PROJECT

After the Manila-Cavite Coastal reclamation in the 1990’s, half of the reclaimed
land went to the government and the other half went to the private sector. The history of
this huge project is involved by the reclamation of the Wenceslaos.

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 By 1991, reclamation works for Aseana has begun. By the year 2003, it entered
it’s a first land lease and commenced recognition of revenue from the leasing of land to
S&R. It also started building its first-ever commercial real estate project now as we
know the Aseana Power Station Building. It is known for its Mcdonald’s branch as we
know it is located in front of the Department of Foreign Affairs.

Aseana City was masterfully designed to serve as a Meaningful Connection to

business, living, and leisure. Your connection to making a living, and living life. It
attempts to recreate an environment that promotes a lifestyle that balances work,
study, prayer, leisure, and rest so that the members of the community can achieve
their full potential.

Aseana City being part of Boulevard 2000 recognizes the overall Boulevard 2000
Master Plan and adheres to its spirit and intent.

LAND AREA

Aseana City covers about 204 hectares of reclaimed land. Aseana City, covering
about 204 hectares of reclaimed land is located on Island Central Business Park
(CPB) 1B of Boulevard 2000 and bounded by Islands CBP 1A of Pasay City on the
north and CBP 2 and Asiaworld on the south.

Aseana City is divided into four distinct planning districts, that comprise an
island bounded on the south, north, and east by water inland channels, and by
Manila Bay on the west.

District East

District North

District South

District West

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These districts are divided into blocks.

District East

Block 1 This block

is defined by Roxas
Boulevard on the east,
Bradco Avenue on the
South, Macapagal
Boulevard on the west,
and Roxas Canal West
on the north. Landmark
buildings are Price
Smart and the
Department of Foreign
Affairs. Its prevalent
land use is Mixed-Use
Commercial.

Block 2 This block has a gated community and named Aseana Enclave. Bounded
by Roxas Boulevard on the east, Asean Boulevard on the south, Macapagal Boulevard
on the west and Bradco Avenue on the north, this block is Mixed-Use Residential-
Commercial.

Block 3 The block is bounded on the east by Roxas canal, on the south by the
Librada Channel, and by Aseana Avenue on the north. West of the property is bounded
by D. Macapagal Boulevard. Land use is Mixed Use Office-Commercial. Landmark
building is the Belle Casino.

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District North

Block 4 A pre-planned sub-district of Aseana City, Block 4 is commonly referred as

the “Neo- Chinatown”. This sub-district is bounded by Macapagal Boulevard on the
east, Bradco Avenue on the south, J. Diokno Boulevard on the west, and Roxas Canal
West on the north. The area is dominated by Retail-Commercial. Landmark buildings
are Aseana Powerstation, Sole Mare Parksuite and the Great Mall of China.

Block 5 Located right in the heart of Aseana City, this block is bounded by
Macapagal Boulevard on the east, Asean Boulevard on the south, J. Diokno Boulevard
on the west, and Bradco Avenue on the north. This block is predominantly Office-
Commercial and Residential-Commercial.

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District South

Block 6 This block is defined by Macapagal Boulevard on the east, Belle Avenue
on the south, Bagong Nayong Pilipino on the west, and Aseana Avenue on the north. Its
prevalent land use is Mixed Use Office-Commercial, and special zone for
Institutions.

Block 9 The Bagong Nayong Pilipino occupies the entirety of this block. It is
bounded on the south by the Librada Channel, on the west by the Entertainment City,
on the north/east by the Belle-AHI block. Its prevalent land use is Recreational.

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District West

Block 7 This sub-district is bounded by J. Diokno Boulevard on the east, Asean

Boulevard on the south, Seaside Boulevard on the west, and Roxas Canal West on the
north. Lifestyle Entertainment is the dominant land use, with food & beverage retails
as well as hospitality establishments. Office, Commercial and Residential areas
are also allotted within district.

Block 8 This block is composed of only three big lots, also known as E-City Entry
Lots. It is bounded by J. Diokno Boulevard on the east, Asean Avenue on the south,
and on the northwest by the main Pagcor property. Its prevalent land use is Office-
Commercial.

Block 10 The Entertainment City complex managed by Pagcor occupies this block.
It is bounded on the north by Asean Avenue, on the west by Manila Bay, on the east by
Bagong Nayong Pilipino and Manila Bay Development Corporation, and on the west by
Asiaworld. Its prevalent land use is Lifestyle Entertainment.

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PLANNING CONSIDERATIONS

PLANNING PROCESS & CONCEPTS CONSIDERED

Compact development for each block is encouraged. A mixed-use development

approach on buildings is also encouraged to provide families with community amenities
that are within walking distance. Aseana City’s vision evolved on making these factors
feasible:

Security. Investors and clients want a vicinity where they feel at peace & protected.
Aseana City was able to pioneer as a “smart city”.Public safety & security involves the
use of electronic surveillance equipment which converges into a center, for all these
smart services. This technology feature serves as their top security feature alongside
with a within city police assistance.

Walkability. Similar to nearby Mixed-Use Developments, this factor gives a sense of

movement to pedestrians. With the idea of walkability, it helps promote better health
and also, helps the commercial areas be visited by these pedestrians. Aseana City was
able to provide multiple approaches for this factor, offering arcades & overhead
walkways for the pedestrian to use.

Sustainability. This is the overarching goal and essential to the concept of a livable
Aseana City. There are design principles for creating a livable Aseana.

Employment Opportunities. Maintain and enhance the concentration of jobs, in both

the public and private sectors, that provide the foundation of a sustainable Downtown.

Housing Choices. Provide a range of Condominium housing types and price levels
that offer a full range of choices, and bring people into daily interaction.

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Transportation Choices. Enable people to move around easily on foot, by bicycle,
transit, and car.

Shops and Services Within Walking Distance. Provide shops and services for
everyday needs, including groceries, daycare, cafes and restaurants, banks and drug
stores, within an easy walk from home.

Safe, Shared Streets. Design streets not just for vehicles, but as usable outdoor
space for walking, bicycling and visual enjoyment.

Gathering Places. Provide places for people to socialize, including parks, sidewalks,
courtyards, and plazas, that are combined with shops and services. Program places for
events and gatherings.

Active Recreation Areas. Provide adequate public recreational open space,

including joint use open space, within walking distance of residents.

A Rich Cultural Environment. Integrate public art and contribute to the civic and
cultural life of the Metropolitan Manila.

Accessibility. Aseana City is at the nucleus of the country’s emerging entertainment

resort hub. Aseana City’s accessibility to Southern Metro Manila’s and Cavite’s
populous residential areas is to its advantage. The completion of the LRT 1 Cavite
extension by 2021 will heighten this advantage even further. The NAIA Expressway has
made Aseana City accessible from Laguna and Cavite as well as the Ninoy Aquino
International Airport.

HIGHEST & BEST USE

“The reasonably probable and legal use of vacant land or an improved property
that is physically possible, appropriately supported, and financially feasible and that
results in the highest value.”

The following steps are needed to conduct the Highest & Best Use of Land:

Physically Possible. Consideration for the physical characteristics of the property.

Aseana City is reclaimed land. The land was sourced from the sea and some parts of
mountains from provinces in the Philippines. Land is sloping. No known fault line.

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Legally Permissible. Consideration for uses that are legally permitted. Able to secure
land at low cost relative to current market prices through land reclamation services
Reclaimed c.2,040,000 sq.m. of land in the Central Business Park. Together with WHI,
DMW obtained titles to 1,074,714 sq.m. of land pursuant to a duly executed
Reclamation Agreement.

Financially Feasible.
Consideration for the
proposed use of the
property must not only
generate reasonable
revenue. Competitive lease
rate of office units & sales
of condominium & office
spaces.

Maximally Productive. Consideration for the potential use of the property must
generate the highest return to the developer. Focus on the demand of BPOs, POGOs,
logistics companies and companies in businesses relating to gaming, recreational
activities, tourism, entertainment and hospitality.

Develop commercial space that is highly flexible in terms of specifications

appealing to a wide range of tenants. Obtain PEZA accreditation for office buildings.
Refine the integration of capabilities with centralized resources. Target higher mid-end
consumer market - middle-class working families, executives, expatriates working at
adjacent developments and foreign buyers.

Intend to work closely with real estate brokers and consultancies that handle a
large number of high net worth individuals

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PUBLIC-PRIVATE PARTNERSHIP

Aseana City is a Flagship National Government Project being implemented by

the Philippine Reclamation Authority along the Build Operate Transfer (BOT) scheme
and pursuant to existing special laws and Executive Orders. The Philippine Reclamation
Authority, in turn, has partnered with R-1 Consortium to reclaim and develop
approximately 204 hectares of land along Manila Bay.

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MARKET STUDY

Proximity to iconic lifestyle venues and retails attractions such as MOA, Solaire,
City of Dreams, Resorts World among others.

Charts
showing
development of land
area as divided per
use & how it
generates revenue.

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 Graph indicating the increase in land value of Aseana City. This comparatives
show how the development is able to catch up with the current land value for Mixed-use
developments.

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PERMITTING SYSTEMS

Aseana City has created its own Estate Association to safeguard welfare and well being
of the owners, lessees and occupants of real property and/or building. The Association
are also the ones in charge of implementing restrictions & charges concerning
occupancy of properties. Image below shows some of the permits required to transact
with Aseana City.

All locators are required to comply to

government requirements such as Locational
Clearance, Building Permits, Occupancy and the
like. This is in accordance to the National Building
Code, The Mobility Law, Condominium Act, among
others. Which are all incorporated to Aseana City’s
own Design & Standard Guidelines, where all of
the permitting system shall follow process on
acquiring lands. Some fees & permits are as
follows:
Development Fee
Performance Bond
Construction Bond
Film Shooting/VTR

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IMPACT OF PROJECT TO OTHER AREAS

ECONOMIC SECTOR

The aim is to develop

Aseana City into the next
major CBD within Metro
Manila with vibrant LIVE-
WORK-PLAY environment.

PHYSICAL SECTOR

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 Underground Utility Infrastructure

Ground Floor Retail for every building

Sidewalks

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 Urban Placemaking Strategies

Use of underutilized space to enhance the urban experience at the pedestrian

scale to build habits of locals.

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INSTITUTIONAL SECTOR

SOCIAL SECTOR

Public Safety & Security. Aseana City is also tagged as a smart city. Integrating
technology where everyone feels safe & secure within the whole development.

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Long-term Flexibility. Skywalk and Sky
Bridge Plan. To achieve walkability
Aseana City provided various types of
canopied & overhead walkways.

Walkable-
Bikeable.
Integrating the
Bike lane to the
Manila Bike
Loop.

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PUBLIC ART PROGRAM

The Public Art Program OBJECTIVES 9.1.1 The program will strive to balance the
contemporary with the traditional, the international with the particular, to create a spirit
of place unique to Aseana City, reflecting its cosmopolitan quality, specific location, and
visionary "leading edge" position as an ecologically and socially responsible
development. 9.I.2 It will contribute to nation building by involving numerous Philippine
artists and by encouraging interaction with international artists to achieve the broadest
possible perspective. 9.I.3 It will provide residents and tenants with a welcome daily
intellectual and spiritual Uplift and leave visitors with a positive and memorable
impression. 9.I.4 It will achieve uniqueness and specificity through involving the public,
the local community, and children in the creative experience. POLICY 9.2.1 Public Art
can become a major source of identity for a community. The quality of life is also
enriched by art and artistic expression in varied forms. The successful creation of art in
public places depends upon the quality of the art itself, sensitivity to its social context as
well as an appropriate relationship to the physical site. 9.2.2 To ensure variety and
vitality in Aseana City and to add texture and humanity to the urban environment, the
Lot Owner/Lessee/Occupant Plan shall participate in the development of public art by
contributing to an art fund for, and dedicated to the development, maintenance and
preservation of public art.

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ENVIRONMENTAL SECTOR
Integration of landscape &
tree tagging.Landscaping is an
essential part in making a public
space memorable to the people. It
helps the person create his/her
mental image through acquired
visual feature (landscape’s color,
texture, size, and form), sound,
odor, and experience. The
combination of all these factors
create a standalone identity in the
person’s mind. The developers
made sure that different species of
trees can be seen in different areas
to create a sense of place in which people can easily determine their whereabouts and
can easily navigate their way towards where they intend to go. Trees and landscapes
unconsciously became a navigating tool, which aids visitors and users of the
development.

Some type of trees in Aseana City.

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 Zeroing waste materials in these water channels might take a long time but can
be sustained by the following means: (1) Provision of boats to easily collect trapped
waste materials, (2) Installation of floaters and water channel barricades that are made
of steel, to the upper and lower area of the water channel, (3) Regular clean-up action
by Aseana City’s very own volunteer cleaners, and the (4) Innovative use of bio fences,
inspired by Guatemala’s clean up movement along the Caribbean islands.

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REFERENCES

https://tgr.com.ph/aseana-city-the-next-generation-metropolis/
http://www.pea.gov.ph/images/pra_images/ReclaSummit/Day2_ReclaSummit/04_asean
a.pdf
https://www.colliers.com/en-
gb/philippines/about/media/land_values_in_reclaimed_areas_increasing_due_to_high_
demand
https://business.inquirer.net/242608/curious-case-land-reclamation
http://dmwai.com/news/rising-interest-in-the-bay/
http://dmwai.com/news/developer-cited-for-high-value-portfolio-of-projects/
https://kmcmaggroup.com/research-insights/2015/aseana-city-rising-microdistrict-in-
paranaque-city/
https://business.inquirer.net/190923/aseana-city-in-new-development-push
https://aseanacity.com/about/
https://www.bworldonline.com/dmwai-aims-for-completion-of-mixed-use-project-by-
2021/
http://dmwai.com/wp-content/uploads/2018/12/DMW-Management-Presentation-Oct-
2018.pdf
http://www.pea.gov.ph/images/pra_images/ReclaSummit/Day2_ReclaSummit/04_asean
a.pdf
https://aseanacity.com/news_article/aseana-city-locators-participate-in-manila-bay-
rehabilitation/
https://www.aseanaholdingsinc.com/Projects.html
ASEANA City Development Standards and Guidelines

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