HOUSING REDEVELOPMENT:

A CASE STUDY AND PROPOSED

DESIGN CONCEPT ON
TEKTONE VILLAGE,
LEGAZPI CITY, ALBAY
HOME CREDIT
1 BACKGROUND OF THE
STUDY
2 OBJECTIVES

3 SWOT ANALYSIS
TOPICS
4 DISCUSSION

5 CONCLUSION AND RECOMMENDATION

BACKGROUND
Tektone Village is a large-scale home development with a 2.7-
hectare lot size located in Barangay, 7 kilometers away from the
Central Business District lies in Rizal St. in Legazpi City. It comprises
82 units in total, each measuring 50 square meters with 20 square
meters allocated for the floor area. Before Tektone was built, the land
where the subdivision is now located was a marsh. Homes are on stilts
and are submerged. Moreover, foil clay from Maslog was utilized for
dumping rather than employing large machinery for compaction.
As observed, the subdivision has fewer residents, yet there are
still unoccupied homes present. One of the co-joint ventures in the
project claims that you must have paid for your unit in full before
moving into the village. The structural strength of the building is far
too dated because of the early years of construction and the given data
provided, thus its lifetime is unclear. It has also been a well-known
housing project where arising issues and concerns with the existing
structure and site were evident. With these initial assessments of
Tektone Village, the place became the chosen model for redevelopment
given that it is also easily accessible as situated in Legazpi City.
 OBJECTIVES

01 02 03 04
• To identify • To develop • To present a • To come up
housing issues concepts and housing with
and concerns ideas that design that conclusions
in the context would address would better and offer
of the built housing visualize the relevant
community concerns concepts recommendati
and existing based on employed and ons for further
developments observation modifications housing
that require and analysis utilized on the development
actions and of the site project
improvements
SWOT ANALYSIS
STRENGNTHS WEAKNESSES

OPPORTUNITIES THREATS
DISCUSSION
OBSERVED ISSUES IN GENERAL
SITE PLANNING
SETBACKS
The lack of setbacks from the majority of the
residences was one of a few observations that were
noted inside the Tektone Village. Most people are
unfamiliar with and frequently downplay the
significance of a setback, they also tend to overlook
the minimal space required to maximize the lot size.
The parking area was also impacted by increasing
the floor area without adding setbacks. Due to
insufficient parking space, vehicles were forced to
park along the roadways which can be prone to
accidents.
SETBACKS
 PARKING SPACES

The parking space provided in the vicinity was

observably inadequate, unsafe, and insufficient for
the minimum requirement for car parking. The row
housing type as a housing design discourages
parking space as the minimum frontage for this type
is 4 m only. In addition, the approval for the
extension of the floor area of the housing unit
covering the front yard space is a disadvantage for
car owners. In the image provided, the garage gate
door's improper design can block the use of other
spaces.
SIDEWALKS AND
ROADS
A noticeable concern with the existing sidewalk is how
properties occupy these spaces, narrowing the allotted areas
and making them unsuitable for walking. Several house
units' gates extend beyond their property lines and onto the
sidewalk. Furthermore, utilities such as electrical posts are
not deliberately positioned, obstructing the pathway. Other
residents also utilize the sidewalk in a variety of ways, such as
extension for vehicle parking and holding areas of materials
used in their ongoing house construction. The village's
unmaintained surroundings also cause the grass to grow and
extend over the established sidewalk spaces. With the
contributing factors to the issues raised above, people tend to
use the vehicular road rather than the sidewalks, hence, not
serving their intended purpose and posing a further threat to
the residents’ safety.
SIDEWALKS AND ROADS
The sidewalk present in Tektone Village
measures 800 mm wide which is already
undesirable, especially for the mobility of people
with disabilities.
The road, on the other hand, is 6000 mm
wide enough to serve as a two-way lane for
vehicular circulation in the area. The only
concern is that residents who own vehicles tend
to park on the side of the road due to a lack of
space on their lot properties.
EASEMENT FOR ELECTRICAL UTILITIES

Inside the Tektone Village, electrical posts were

situated close to the units, which was another
problem.
Long grass and plants are also seen next to
electrical posts inside the Village, which is
dangerous for the community. Trees that grow
through or close to power lines pose a risk because
they could create a potential path for electricity to
travel to the ground.
HOUSING UNITS
 HOUSING UNITS
Through an interview, one of the owners of the housing
units in the subdivision has bought a 50 sq. m. lot area with a
20 sq. m. floor area for 1.3 million pesos. According to the
revised implementing rules and regulations for PD 957, row
housing types have an open market size lot area minimum of
60 sq. m. and a medium-sized lot area minimum of 50 sq. m.
The shelter component should have a minimum floor area for
the open market of 42 sq. m and 30 sq. m. for medium-cost
housing. There are 82 units in the subdivision. Buildings like
row homes have residential construction costs per square
meter of Php 10,954.00, according to Approved Building
Permits Fourth Quarter 2020 Construction Statistics.
The original row house design in Tektone village
introduced a small front yard but did not have an open space
for the backyard. The occupied dwelling units are observed
to have an estimated frontage of less than the minimum
standard frontage.
 SECURITY

The fences of Tektone Village are lower than the

minimum height standard of the National Building Code of
the Philippines for fences which is 1500 mm or 4 feet and
11 inches.
OPEN SPACES AND
RECREATIONAL AREAS
Other than the housing units, there are no other
space amenities offered for the residents in Tektone
Village. According to a resident’s daily observation,
children make up a portion of the village’s
population.
As stipulated in Subdivision and Condominium
Buyer’s Protective Decree, otherwise known as the
Presidential Decree 957, suitable recreational area(s)
shall be allocated within subdivisions accessible to
living units and free from any form of hazard or risk
(IRR PD 957, Rule 1, Section 1.B.a.3).
MAINTENANCE
Urban density subdivisions may make plans for subdivision services, such as
sewer and water connections, street lighting, and any other services that need
ongoing maintenance. As seen at Tektone Village, a number of utilities and
services require ongoing upkeep, but the place has occasionally overlooked this.
Overgrown grasses and bushes are present in the landscape, some water utilities
are not fully functional, gates and fences require repair, and several streetlights
seem to be missing parts.
Residents of the village must form a homeowners' association to oversee
subdivision issues.
Home Owners shall set any guidelines, it may deem appropriate or necessary
for the upkeep, maintenance, and aesthetic enhancement of all such improvements
for the benefit of all Owners within the Subdivision.
Landscape maintenance should above all, never be neglected. Landscaping
refers to preserving or altering a parcel's natural features by the addition of grass,
trees, bushes, ornamental plants, fences, paths, or other buildings and materials
utilized in contemporary landscape architecture. Also, drainage areas must always
be given careful consideration.
 HOUSE PLANNING CONCERNS
DOORS AND WINDOWS
A typical unit offered in Tektone Village features one
access door with a canopy and casement windows with grills
in its façade.
The entrance, which is the only means of ingress and
egress, measures a height of 2120mm and a width of 850mm,
including the door jam. The clear width is narrower than the
minimum width necessary for door openings. Conforming to
the NBCP Batasang Pambansa 344 IRR Amendments
Minimum Requirements for Accessibility (1983), the
recommended size of a doorway opening shall not be less
than a width of 900mm measured from the face of a fully
open door at 90 degrees, and the door jamb, with respect to
the minimum standards for accessibility.
 DOORS AND WINDOWS
Furthermore, plywood is the core material used for the main
door. While it is cheaper and more convenient to construct, it has its
disadvantages and limitations that might be a problem over time.
One distinguishing feature of the windows is the presence of
grills due to security concerns within the vicinity. However,
considering the homes in Tektone Village are rowhouses connected by
common sidewalls, there are only limited openings, especially for
those situated in between.
In Quezon City, an ordinance has been passed by the city
council to regulate the installation of grills in buildings or structures
obstructing the free passage and egress of persons in emergencies
arising from the occurrence of fire, earthquakes, and other disasters
and calamities (Lungsod Quezon Sangguniang Panlunsod Ordinance
No. SP-1094, 2001).
 FIRE EXIT
The lack of fire exits in the units provided in Tektone Village is a
concerning observation. The sole door used by the residents as a passage is the
main door located in the front, as was previously mentioned.
In the National Building Code of the Philippines' regulations for fire
exits Section 8.01.07: Exit requirements of a building or portion thereof used
for different purposes shall be determined by the occupant load which gives
the largest number of persons. No obstruction shall be placed at the required
width of an exit except projections permitted by this code.
In the Fire Code (R.A. No. 9514) SECTION 10.2.5.2 states that (A.)
Permissible Exit Components An exit shall consist of the approved
components that are described, regulated, and limited as to use by Sections
10.2.5.3 through 10.2.5.12 of this IRR. Exit components shall be constructed
as an integral part of the building or shall be permanently affixed thereto. (D.)
Occupant Load. The total capacity of means of egress for any floor, balcony,
tier, or other occupied space shall be sufficient for the occupant load thereof
the occupant load in any building or portion.
 FIREWALL

In the provisions for firewalls in the National

Building code of the Philippines, For an R-3 use or
occupancy with a firewall on two(2) sides, a firewall
can be erected on a maximum of 85% of the total
length of each side property line; provided that all
firewall construction shall not exceed 65% of the total
perimeter of the R-3 property, i.e., total length of all
property lines; provided that firewalls in R-3 lots shall
only be allowed for a maximum two (2) storey
component structure; and provided further that all the
applicable stipulations of the fire code are strictly
followed.
VENTILATION

The majority of the units inside the Tektone Village,

are each equipped with air conditioning systems and
usually operate every day. Despite the availability of
window apertures, the lack of natural ventilation is
still a concern due to close proximity of each
dwelling and the site's orientation. The Northeast
and Southwest regions, where the units were not
orientated to receive enough air, are the parts where
the prevailing winds come from.
 MAINTENANCE

The typical rowhouse design offered in Tektone Village may have

roof eaves sufficient enough to meet the required minimum distance
from the property line. However, the existing overhang measures
about 300 mm from the exterior siding, which may be considered
shallow, notably with shed roofing.
 UNFINISHED CONSTRUCTION
At Tektone Village, every available unit has already been purchased and is in possession of that entity.
Yet, with the allowed modifications and extensions, constructions of some houses are still underway
while other unoccupied properties have been left for future development.
CONCLUSION AND RECOMMENDATION
Under the restrictions imposed by BP 344, sidewalks were adjusted to
conform to the standard dimensions and other provisions. The
previous 800 mm wide roadway was increased to 1200 mm wide to
improve pedestrian mobility and wheelchair accessibility.
(insert
Additionally, utility poles with streetlights are pic) SIDEWALK
placed carefully so RENDERED
as
not to hinder the way. In optional areas, landscapes and trees are
placed to generate shade and regulate the air temperature within the
vicinity.
 The height was raised, and solutions including the installation of
barbwires are advised.
Numerous vacant spots in the area around Tektone
Village were transformed into a tiny park and
playground, which could provide the residents with
several advantages. The addition of this feature might
offer a location where individuals can socialize and
foster a sense of community. This would make the
area a secure and comfortable setting for everyone,
including pets, and provides areas for people to
engage in recreational activities. Some undeveloped
areas are also converted to landscaped spaces to
preserve the natural environment and contribute
benefits to the site’s sustainability.
 The current 50 square meter lot complies with the minimum standard imposed by the National Building Code of
the Philippines with regard to rowhouse classification. Nonetheless, based on observations, the neighborhood has
tried to cram as many units as they can into the existing spaces without considering livability concerns or other
unforeseen issues.
To provide space for parking in each unit and prevent unauthorized extensions beyond the property lines, the lot
size was enlarged to 70 square meters with dimensions of 14 m by 5 m. An alley has also been added to the back of
the units, to give room in situations where exit doors are used.
From the current 20 square meter area, each unit's floor space has
expanded to 37 square meters as a result of the adjusted lot sizes.
To satisfy the needed minimum requirement, door and window sizes
are also improved, allowing for enough natural ventilation inside the
home even in the absence of artificial treatments. Fire exits are
incorporated and window grille application is discouraged to provide
an alternative passageway in emergency situations.

INSERT IMAGE INTERIOR

REFERENCES
Philippines. (1977). The National Building Code of the Philippines with its Implementing Rules and Regulations 2018 edition.
https://www.dpwh.gov.ph/DPWH/files/nbc/PD.pdf

Senstar. (2021, November 12). Security Fencing. Retrieved October 8, 2022, from https://senstar.com/senstarpedia/security-fencing/

Mercado, C. (2021, August 28). Firewall Requirements in the Philippines/ PD 1096 Section 704. YouTube. Retrieved October 8, 2022, from https://www.youtube.com/watch?
v=d2YAq6uNweU&feature=youtu.be

AllProperties. (2021). Row House vs Townhouse vs Duplex Philippines. Retrieved October 10, 2022, from https://www.allproperties.com.ph/row-house-vs-townhouse-vs-
duplex-philippines/Row House vs Townhouse vs Duplex Philippines | All Properties

Housing and Land Use Regulatory Board. (2009). Revised Implementing Rules and Regulations for PD 957. [Ebook]. Retrieved from
https://dhsud.gov.ph/wp-content/uploads/Laws_Issuances/02_IRR/IRRPD957.pdf

Quezon City Council. (2021). An Ordinance Regulating the Installation of Grills in Buildings or Structures Obstructing the Free Egress in Emergency Cases Arising from the
Occurrence of Fire and Other Similar Calamities and Providing Penalty for Violation Thereof, Section 1. sp-1094, s 2001-1.pdf (quezoncitycouncil.ph)

Chan AP, Adabre MA. (2019). Bridging the gap between sustainable housing and affordable housing: The required critical success criteria (CSC). Build Environ 151:112–
125. https://research.polyu.edu.hk/en/publications/bridging-the-gap-between-sustainable-housing-and-affordable-housing

Task Force for National Building Code, & Department of Public Works, Transportation, and Communications. (2004). SECTION 804. Sizes and Dimensions of Courts.
In Implementing Rules and Regulations of the National Building Code of the Philippines (PD 1096) (2005 Edition). essay, Philippine Law Gazette.

Republic Act of the Philippines. (2019). RA 11361. AN ACT ESTABLISHING THE PHILIPPINE SPACE DEVELOPMENT AND UTILIZATION POLICY AND
CREATING THE PHILIPPINE SPACE AGENCY, AND FOR OTHER PURPOSES. Retrieved from Philippine Space Agency (philsa.gov.ph)

Gupta, J. K. (2022, January 6). Role and importance of Housing. Retrieved October 14, 2022, from https://www.linkedin.com/pulse/role-importance-housing-jit-kumar-
gupta?trk=portfolio_article-card_title
 EMPLOYEES

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 EMPLOYEES

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 EMPLOYEES

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