UP Diliman - School of Urban and Regional Planning

Plan 203B: Land Use Planniing

Module 5
RESIDENTIAL
LAND USE

Pat Carayap | Mark Escorido | Norvin Palma

June 11, 2024
MODULE 5: RESIDENTIAL LAND USE

OUTLINE
Brief Introduction 01
Definition of Terms

Overview 02
Types of Residential Developments
Why the need to plan residential areas
Relevant planning concepts, theories and principles
Issues and Concerns in the siting of areas for residential uses
Guidelines in Site Selection

Case Example 03
Housing Situation in the Philippines
Philippine Policies on Residential Developments including HLURB
Guidelines and Standards
Residential Zones as per HLURB Model Zoning Ordinance

Summary 04
Conclusion 05
Brief Introduction 01

DEFINITION
OF TERMS

Residential Area Zoning Land Use

A designated area or zone primarily The process of dividing land into The planned and purposeful
intended for housing and residential different zones or districts based allocation of land for specific
purposes.. on their designated use, such as activities or functions, such as
residential, commercial, industrial, residential, commercial, agricultural,
or recreational. or institutional use.a.
Brief Introduction 01

The measure of the The required Regulations and

number of residential distance between a standards that govern
units or population building or structure the design,
within a given area of and the property construction, and

DEFINTION
land, often expressed boundaries or safety of residential
as the number of units adjacent structures, buildings, ensuring

OF TERMS
per acre or square ensuring adequate compliance with
kilometer. space for light, structural, fire,
ventilation, privacy, electrical, and other
and safety.: safety requirements.

Density Setbacks Building

Codes
Brief Introduction 01

DEFINITION OF
TERMS
Mixed-Use Development Housing Density
A development that combines residential, The number of residential units or households
commercial, and/or other land uses within a per unit of land area, indicating the intensity of
single project or area, promoting a diverse and housing development within a specific
integrated community. location.a.
DEFINITION OF TERMS

Land Subdivision Residential Amenities

The process of dividing a larger parcel of Facilities and features that enhance the
land into smaller lots or parcels for quality of life in residential areas, such as
residential development, often involving parks, playgrounds, community centers,
the creation of streets, utilities, and other swimming pools, and recreational spaces.
necessary infrastructure.
Overview 02

TYPES OF RESIDENTIAL
DEVELOPMENTS Gated communities are
residential developments with
controlled access, often
featuring shared amenities
such as swimming pools,
parks, and security services.
They typically offer a sense of
his category includes residential exclusivity and security.
buildings that accommodate
multiple families or households.
Examples include apartment
buildings, condominiums, Gated Communities
townhouses, and duplexes.
These are standalone houses
designed for one family and
typically include a yard or outdoor Multi-Family Homes
space. Single-family homes
provide privacy and
independence for homeowners.

Single-Family Homes
Overview 02

TYPES OF RESIDENTIAL
DEVELOPMENTS These communities
designed for older adults and
often offer
are

specialized
facilities and services to meet
their unique needs, such as
accessible housing, healthcare
facilities, and recreational
Mixed-use developments activities.
integrate residential units with
commercial, retail, and
recreational spaces within the
same project. They aim to create Senior Living Communities
self-contained communities
Subdivisions refer to the division where residents can live, work,
of a larger piece of land into and access amenities within
smaller lots or parcels for walking distance.
residential use. These
developments often include
various types of housing, such as Mixed-Use Developments
single-family homes, townhouses,
or condominiums..

Subdivisions
Overview 02

TYPES OF RESIDENTIAL
DEVELOPMENTS These developments prioritize
environmentally
design and
friendly
practices,
incorporating features such as
energy-efficient buildings,
renewable energy sources,
water conservation systems,
Master-planned communities are and green spaces.
large-scale developments that
incorporate various housing
types, amenities, and
infrastructure. They are carefully Green and Sustainable
designed to create a cohesive Developments
Affordable housing developments and well-integrated living
provide housing options for low- environment.
income individuals and families.
These developments may be
subsidized by the government or
developed by non-profit Master-Planned
organizations to address the need Communities
for affordable housing.

Affordable Housing
Developments
WHY THE NEED TO PLAN RESIDENTIAL AREAS
Optimal Land Use - Planning ensures the efficient use of land by designating appropriate
areas for residential purposes. It helps prevent haphazard development, urban sprawl,
and the inefficient use of land resources.
Infrastructure and Services - Residential planning ensures the provision of
necessary infrastructure and services such as roads, water supply, sewage
systems, electricity, healthcare facilities, schools, and recreational areas. Proper
planning ensures that these facilities are strategically located and adequately
sized to meet the needs of residents.
Community Development - promotes the creation of cohesive communities
by considering factors such as housing diversity, social infrastructure, and
public spaces. It aims to foster social interaction, community engagement,
and a sense of belonging among residents.
Environmental Sustainability - Planning residential areas incorporates
principles of environmental sustainability, such as preserving green spaces,
protecting natural resources, promoting energy efficiency, and reducing
carbon footprint. It aims to create environmentally conscious and resilient
communities.
Transportation and Accessibility - Residential planning takes into account
transportation networks, connectivity, and accessibility to ensure that
residents have convenient access to employment centers, amenities, and
public transportation options. It aims to minimize congestion, promote
walkability, and support sustainable transportation modes.
Social Equity and Inclusivity -Residential planning strives for social equity
and inclusivity. It involves providing affordable housing options,
addressing the needs of low-income households, and promoting mixed-
income communities. Planning also considers accessibility for persons
with disabilities, the elderly, and other marginalized groups, ensuring that
residential areas are inclusive and meet the diverse needs of the
population.
Relevant Planning concepts, theories, & principles related
to residential planning

Smart Growth - Smart growth is an urban planning approach that focuses on

compact, mixed-use development, preserving open spaces, promoting
walkability, and minimizing environmental impact.

New Urbanism - New urbanism emphasizes the design of walkable, mixed-

use neighborhoods with a range of housing options, connectivity, and a focus
on creating vibrant, diverse, and sustainable communities.

Transit-Oriented Development (TOD) - TOD is a planning concept that

promotes the development of mixed-use, high-density areas around public
transportation hubs. It aims to reduce dependence on private vehicles and
encourages sustainable mobility options.

Place Making - Place making focuses on creating vibrant, attractive, and

functional public spaces that foster community interaction, social
engagement, and a sense of place.

Housing Affordability - Housing affordability principles aim to ensure that a

range of housing options is available to meet the needs of different income
groups within a community. It involves strategies such as inclusionary
zoning, mixed-income housing, and affordable housing mandates.
Overview 02

ISSUES AND CONCERNS IN THE SITING OF

AREAS FOR RESIDENTIAL USES
Population growth

migration

unemployment

purchasing power

political interest

land conflicts/disputes
Overview 02

ISSUES AND CONCERNS IN THE SITING OF

AREAS FOR RESIDENTIAL USES
zoning and other regulations wind

site utilities vegetation

access drainage
topography soils
natural light

Source: BuildingAdvisor.com
Overview 02

GUIDELINES IN SITE SELECTION

Taylor Alonso

Source: NHA-MC-2015-0015 Source: Revised IRR for BP 200

Overview 02

GUIDELINES IN SITE SELECTION

Site Criteria
1. Availability of Basic Needs (Water, Movement and Circulation, Storm Drainage, Solid and Liquid Waste
Disposal, Parks/Playground, Power).
2. Conformity with Zoning Ordinances/ City or Municipality Land Use Plan
3. Physical Suitability Pedro Fernandes
4. Accessibility Sweet Customer

Planning Considerations
1. Area Planning
2. Site Preservation/Alteration
a. Slope
b. Preservation of Site Assets
c. Ground Cover
3. Easement
4. Circulation
Source: Revised IRR for BP 200
Overview 02

GUIDELINES IN SITE SELECTION

Site Selection Criteria
LOCATION
With consideration of both the regional and local context
Pedropotential
Housing projects shall be within suitable sites for housing and outside Fernandes hazard
Sweet Customer
prone and protection areas

ACCESSIBILITY FROM MAJOR TRANSPORTATION FACILITIES

Taylor Alonso
Site shall have an existing legal road right of way from a major thoroughfare

ZONING AND LAND USE CLASSIFICATION

Classification shall be Residential as defined under approved CLUP
Sweet Customer

Source: Revised IRR for BP 200

Overview 02

GUIDELINES IN SITE SELECTION

Site Selection Criteria
TOPOGRAPHY AND SOIL CHARACTERISTICS
Must be relatively flat (or filling requirement for rolling terrain shall not exceed max cost)
Slopes should not exceed 15% max gradient. For high density, slope Pedro Fernandes
should be below 5%.
Sweet Customer
Soil characteristics must conform to the suitability standards for construction by DENR
through its Bureau of Mines and Geo-Sciences
Taylor Alonso
WATER SUPPLY FACILITIES
Source of potable water should be established whether from local water company, from
the ground, or other alternative source
Sweet Customer

Source: Revised IRR for BP 200

Overview 02

GUIDELINES IN SITE SELECTION

Site Selection Criteria

POWER SUPPLY FACILITIES

Pedro Fernandes
Presence of power utility company that will serve the needs of new community
Sweet Customer

DRAINAGE Taylor Alonso

Natural waterways and outfalls shall be established on ground

Sweet Customer

Source: Revised IRR for BP 200

Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
The Philippines faces a longstanding challenge: a shortage of
affordable housing. This complex issue, ingrained in the country's
socioeconomic fabric, is marked by a widening gap between the
need for homes people can afford and the number of units
available.

As of June this year, the housing

6.658 MILLION units
backlog was pegged at

Of this number, 3.753 MILLION are intended for informal

settler families.

DEFINITION
Backlog or shortfall is often defined as the under
BACKLOG provision in housing that has accrued against
previous development plan targets.
Housing ‘demand’ is a market driven concept and relates to the
HOUSING
DEMAND type and number of houses that households will choose to
occupy based on preference and ability to pay.
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
HOUSING DEFICIT CRISIS

Data from the HLURB, HUDCC, and Center for Research and Communication, (2018) at 6 million backlog.
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
HOUSING DEFICIT CRISIS
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
NEW HOUSING DEMAND FORECAST (YTD 2021-2025)
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
NEW HOUSING SUPPLY FORECAST (YTD 2021-2025)
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
HOUSING SELLING COST IN THE PHILIPPINES
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
HOMELESSNESS

Data from the statistics office showed

4.5 MILLION
that about
of Filipinos are homeless.

In 2017, more than 1.5 MILLION families are considered

informal settlers by the National Housing Authority (NHA) and

the National Economic Development Authority (NEDA)
Case Example 03

CASE STUDY

Samahan ng Nagkakaisang Maralita ng Navotas (SANAGMANA), a

federation of informal settlers facing displacement by Navotas City
projects in flood-prone Barangay Tanza, partnered with TAO-Pilipinas in
2004. Together, they negotiated with the Department of Public Works
and Highways (DPWH) to develop a unique, water-based resettlement
area featuring houses built on stilts. TAO-Pilipinas provided technical
expertise to design this alternative concept.
Case Example 03

HOUSING SITUATION IN THE

PHILIPPINES
While an initial four-hectare pilot plan for Housing-on-Stilts (HOS) was
developed by the Planning Resources and Operations System (PROS)
featuring elevated houses, a fishpond-integrated sewage system, and
marine livelihood opportunities, funding from DPWH fell through. This led
Sanagmana to pursue a more feasible option, securing and negotiating for a
one-hectare reclaimed fishpond for their water-based community.
Through community workshops in 2006,
a new plan emerged for the flood-
prone site. Upholding the stilt-house
concept, they built a model unit using
innovative materials and disaster-
resistant techniques. Meanwhile,
relocated families from various areas
kickstarted waste management and
disaster preparedness programs.

Friction erupted within Sanagmana in 2007 after members discovered the president
misappropriating funds. Trust shattered, TAO halted technical assistance. This led to a split, with
some forming the MASAGANA of Navotas Neighborhood Association in 2009. Supported by
TAO-Pilipinas, MASAGANA continued the fight for secure housing for the community.
Case Example 03

PHILIPPINE POLICIES

NATIONAL LEVEL
RA No. 11201 (Creating the
Department of Human
Settlements and Urban
LOCAL LEVEL Development or DHSUD)

Comprehensive Land Use Urban Development and

Plans (CLUPs) Housing Act of 1992 (RA 7279)

Zoning Ordinances Revised Rules and Standards

CONSIDERATIONS
for Economic and Socialized
Housing Projects (BP 220)

Revised Implementing Rules

National Building Code of the and Regulations for
Philippines (PD 1096) Presidential Decree 957 (PD
957)
Implementing Rules and
Regulations for Batas
Pambansa 344 or Accessibility
Law (BP 344)
 Case Example 03

PHILIPPINE POLICIES
CONSIDERATIONS
This code sets national standards for safe and structurally sound buildings,
National Building Code of
applicable to all residential developments.
the Philippines (PD 1096)

Implementing Rules and

Regulations for Batas
Pambansa 344 or This law mandates buildings, including residential structures, to be
Accessibility Law (BP accessible to persons with disabilities.
344)

Comprehensive Land Use Plans (CLUPs): These plans,

developed by Local Government Units (LGUs), define the
LOCAL LEVEL
designated areas for various uses, including residential
Comprehensive Land Use
zones. They ensure developments comply with zoning
Plans (CLUPs) regulations and promote sustainable land use.

Zoning Ordinances
Zoning Ordinances: These ordinances, enacted by LGUs based on their CLUPs, specify the
allowed types of development within specific zones. This ensures residential areas meet
building codes and provide necessary amenities like parks and schools.
 Case Example 03

PHILIPPINE POLICIES
This act established the DHSUD, the main government agency
responsible for overseeing housing and urban development policies.
RA No. 11201 (Creating the It transferred regulatory functions related to subdivisions,
NATIONAL LEVEL
Department of Human condominiums, and similar developments from the Housing and
Settlements and Urban Urban Development Coordinating Council (HLURB) to DHSUD.
Development or DHSUD) This act promotes the development of balanced housing programs,
ensuring availability of affordable housing units, particularly for low-
Urban Development and income earners. It also establishes the legal framework for the
Housing Act of 1992 (RA 7279) regulation of housing developers and professionals.

Revised Rules and Standards This policy outlines specific design and construction standards for
for Economic and Socialized socialized housing projects aimed at low-income families. It focuses
Housing Projects (BP 220) on factors like location (outside hazard zones), minimum space
requirements, and disaster-resilient construction.
Revised Implementing Rules
and Regulations for Presidential Policies like PD 957 ensure buyer protection and minimum
Decree 957 (PD 957) development standards, requiring developers to be licensed and
provide basic infrastructure, open spaces, and decent-sized units.
Following these regulations safeguards the quality and sustainability
of residential projects.
Case Example 03

PHILIPPINE POLICIES
Section 12.6 Regulations in General Residential Zone of HLURB_CLUP Vol. 3

low density residential use of 20 dwelling units per hectare. medium to high-density residential
low-rise single-detached and duplex residential buildings for exclusive low-rise townhouse building/ structures for exclusive use as multi-family
use as single (nuclear) family dwellings. dwellings

Medium-density residential use very high density residential

low-rise single-attached, duplex, or multi-level structures residential medium-rise or high-rise condominium buildings/ structures for exclusive
buildings for exclusive use as multifamily dwellings. use as multi-family dwellings

number of allowable storeys/floors above established grade is three (3)

BHL is 10.00 meters above highest grade
An area within cities and municipalities designated for housing [programs
and] projects covering houses and lots or home lots only undertaken by
the Government or the private sector for the underprivileged and
number of allowable storeys/floors above established grade is five (5) homeless citizens (UDHA)
BHL is 15.00 meters above highest grade

number of allowable storeys/floors above established grade is twelve (12)

BHL is 36.00 meters above highest grade
Summary 04

There are several types of residential developments that are widely developed in the Philippines, these include: Single-Family Housing,
Multi-Family Housing, Gated Communities, Subdivisions, Mixed-Use Developments, Senior Living Communities, Affordable Housing
Developments, Master-Planned Communities, and Green & Sustainable Developments.
When incorporating residential land use in the comprehensive land use planning, it is important to consider the guidelines and criteria
establish by the HLURB and other agencies/laws such as NHA and BP 200.
Important site criteria that need to be satisfied include:
Availability of Basic Needs (Water, Movement and Circulation, Storm Drainage, Solid and Liquid Waste Disposal, Parks/Playground,
Power).
Conformity with Zoning Ordinances/ City or Municipality Land Use Plan
Physical Suitability
Accessibility
Moreover, other considerations that a planner need to take into account are:
Area Planning
Site Preservation/Alteration
Slope
Preservation of Site Assets
Ground Cover
Easement
Circulation
Conclusion 05

As discussed, Philippines is facing a huge backlog and a shortage of affordable housing, as marked
by a widening gap between the demand of the people and the available supply of affordable units.

In this sense, it is vital to conduct an in-depth study and research when planning for residential areas
to
ensure optimal land use
ensure that there is a provision of necessary infrastructure and services
promote the creation of cohesive communities
incorporate the principles of environmental sustainability
ensure transportation networks, connectivity and accessibility
promote social equity and inclusivity

The actual conclusion of the housing backlog situation will depend on the actions taken by the
government, developers, and individuals. With a comprehensive approach that addresses
affordability, accessibility, and sustainability, there is a chance to significantly improve the housing
situation in the Philippines.
References:

Journal of Urban Planning and Development

Housing Studies
Journal of Planning Education and Research.
The Smart Growth Manual" by Andres Duany, et al.
The New Urbanism: Toward an Architecture of Community" by
Peter Katz
Affordable Housing and Public-Private Partnerships" by Richard
Haughey
United Nations Human Settlements Programme (UN-Habitat)
Organization for Economic Co-operation and Development
(OECD)
Department of Human Settlements and Urban Development
(DHSUD)
Revised Implementing Rules and Regulations for BP 200
NHA-MC-2015-0015
National Urban and Development Housing Framework 2017-2022