COMPREHENSIVE

LAND USE PLAN

An Overview of the Process

Ernesto M. Serote
 Activities prior to the CLUP Proper
1. Visioning or goal formulation
- Revisiting the LGU vision
- Aligning the LGU vision with the national
goals of physical planning
2. Determination of physical/spatial
development issues and challenges
- Preparing the data base for planning
- Analysis of statistical data and mapped
information
 The CLUP Process Proper

1. Balancing the future demand for, and supply of

land for urban development;
2. Generation and characterization of alternative
spatial strategies or urban forms;
3. Evaluating the alternatives and selecting the
preferred strategy;
4. Detailing the preferred urban form; and
5. Formulating the land use policy framework.
6. Drafting the zoning ordinance
 Demand-Supply Balancing
1. Projection of future demand for urban
land
2. Assessment of available buildable land
3. Matching projected demand with
available supply
 Projection of Future Demand
(Food and Agriculture Organization Formula)

Distribution of Major Urban Land Uses

     
Urban Land Use Land Allocation Range (ha)
         
Low High
       
Residential 4.0 6.0
       
Industrial 0.4 1.5
       
Commercial 0.2 0.5
       
Administrative 0.2 0.5
       
Educational 0.3 0.6
       
Health 0.1 0.2
       
Open space 0.5 3.0
       
Total 5.7 12.3
         
Average 9.0
 Projecting Demand –
Urban Density Method
1. Compute the current urban density by dividing the total
population by the area of the urban barangay or
barangays.
2. Assume the same person-land ratio will obtain in the
future.
3. Project the future population by the geometric or
exponential growth method.
4. Derive the amount of land for future urban needs using
ratio and proportion.

Present Population Projected Population

=
Total Urban Area Urban Land Required
 Projecting Demand by Direct
Surveys
For industrial use (manufacturing) For residential neighborhoods (including
a. Ratio of industrial space to areas for dwelling and related
projected total population uses)
b. Forecast increase in industrial a. Additional housing requirements
establishments, by type consistent with affordability levels
c. Forecast levels of industrial b. Areas for public low-income
employment, by type housing
d. Forecast changes in industrial
floor space ratio For institutional areas (public and semi-
public)
For commercial use (wholesale, retail, a. Based on prescribed standards
services) for each sector
a. Forecast number of b. Based on special studies
establishment
b. Forecast of employment For parks and open space
c. Employment to shop floor ratio a. Based on service area
d. Ratio of commercial area to built- b. Locally determined policies
up areas
Assessing Supply – Land Accounting
Total area of municipality _________ha.
Subtract: _________ha.
a. Protected areas _________ha.
i. NIPAS
strict nature reserves
national parks
natural monuments
wildlife sanctuaries
protected landscapes/seascapes
resource reserves
other protected areas (e.g. virgin forests)
ii. Non-NIPAS areas
reserved second growth forests
mangroves
buffer strips/easements
freshwater swamps/marshes
critical watersheds
Assessing Supply – Land Accounting
b. Other reservations _________ha.
i. Military and civil reservations
ii. Mineral and geothermal reserves
iii. Water resources and surface water

c. Environmentally critical areas _________ha.

i. Water-related hazards
ii. Earthquake-related hazards
iii. Volcanic-related hazards
iv. Erosion-hazards

d. Protected agricultural areas _________ha.

highly restricted agricultural lands – SAFDZ

e. Heritage sites _________ha.

Assessing Supply – Land Accounting
Gross potential supply of urban land _________ha.
Subtract: _________ha.
a. Existing built-up area _________ha.
b. Production forests _________ha.
i. Timber lands
ii. Industrial tree plantations
iii. Communal forest
Net buildable area _________ha.
Add: (When buildable area is insufficient to meet the _________ha.
projected demand)
a. Vacant urban land _________ha.
b. Urban renewal/redevelopment area _________ha.
c. Areas for increased density _________ha.
d. New reclamation areas _________ha.
e. Conditionally restricted agricultural areas _________ha.
f. Moderately restricted agricultural areas _________ha.
(as a matter of last resort)
Total land supply for urban use _________ha.
 Steps in Sieve Mapping
1. Block off in a transparent sheet areas
considered unsuitable for urban development,
one sheet per type of unsuitable area.
2. Overlay all sheets with blocked off areas on
the base map.
3. Trace on the municipal base map areas that
are not blocked off. These are the suitable
areas.
4. Calculate the total area of the suitable sites
and compare this with the projected demand.
Matching Demand with Supply
 Desired Urban Form
or Spatial Strategy
1. The creative combination of the built and
the unbuilt environment to support the
generic goals of physical development
2. The organizing concept for the proper
location of space-using activities to
ensure sustainable environment for
human habitat
3. The “form works” to shape the built
environment and to preserve the unbuilt
one
 Designing Alternative Urban Forms

1. Examine the location and shape of the

suitable areas determined by sieve
mapping.
2. Sketch out possible configurations of
your future built up area utilizing to the
maximum extent these suitable areas.
3. Get some ideas from the stereotypes
developed by Kevin Lynch.
 Urban Form Stereotypes
NAME CHARACTERISTICS
1. Dispersed Sheet • New growth allowed to occur at the periphery at very
low densities with substantial interstices of open
lands kept in reserve.
• Developments spread evenly over wide continuous
tract; circulation carried out by individual vehicles.
• Very high accessibility to open land; outdoor
recreational possibilities plentiful.
• Transport network a continuous grid designed for
even movement in all directions. No road hierarchy,
no major nodal points, no major terminals.
• Activity areas evenly distributed.
• Maximum flexibility, personal comfort, independence,
This pattern is similar to the local participation highly possible.
native settlements prior to the • No traffic congestions, no multi-purpose trips, only
coming of the Spanish single-purpose trips.
colonizers – very small • No vivid or memorable image of the city.
clusters of huts in widely
• Public service provision is expensive.
scattered barangays.
 Urban Form Stereotypes
NAME CHARACTERISTICS
2. Galaxy of Settlements • Development clustered into relatively small units,
each with an internal peak of density and separated
from the next by a zone of low or zero density.
• Each cluster is equal to the next in importance
although specialization say, financial center, cultural
center, etc. is possible.
• Circulation mainly by private vehicle but
supplementary public transport is possible.
• All advantages of the dispersed sheet except
flexibility are present.
• If clusters are not too specialized, need for
The Spaniards reduced the commuting is reduced.
number of small scattered
settlements into fewer but larger • Access to open country is assured if interstitial open
pueblos or towns. Later some spaces are maintained.
barrios grew into large • Visual image of local communities improved but not
settlements that rivalled the old of the whole town.
poblacion in population size and • Local centers may develop monotonous similarity
complexity of services
unless deliberately made unique and different.
 Urban Form Stereotypes
NAME CHARACTERISTICS
3. The Core City • Development packed into one continuous body.
• No single-detached single-family housing, only high-
rise apartments available.
• No private vehicles; movement is by pedestrian on
foot or on mechanical devices like elevators,
escalators, conveyor belts.
• Accessibility is high both to activity centers and to
open country at the edge of the city.
• High density increases discomfort due to noise,
pollution, and poor climate.
• Narrow range of housing choice available.
Some towns accommodate
• Produces strong visual image for the whole town.
their urban growth in the
poblacion because of physical • Initial investments are high but running costs may be
and policy constraints to low.
expanding sidewise or • Highly rigid and inflexible; any change or
horizontally. Ex. Sampaloc and rearrangement is very expensive.
Lucban in Quezon province.
 Urban Form Stereotypes
NAME CHARACTERISTICS
4. The Urban Star • A dominant core surrounded by secondary centers
distributed along main radials.
• Tongues of open land incorporated in the design
resulting in a pattern with a star shaped high-density core
with fingers of moderate densities along lines of radial
routes.
• System of flow radial patterns; efficient public transport
along radials and inside the core, supplementary
concentric rings to connect secondary centers improves
circulation in general.
• Private vehicles allowed in the fringes but may have to
be curtailed in the center.
When more radial roads were • Central core accommodates rapid communications &
built traversing the town center specialized services; offers wide variety of choice of
urban growth tended to follow habitat & activities.
along the roads thus preventing
• Very strong visual image.
the town center from becoming
very large. Thus the urban form • Flexible, could easily accommodate future growth.
resembles a star. Ex. Koronadal • Costly circumferential road network.
City or Tacurong City. • Congestion occurs at central core and main radials.
 Urban Form Stereotypes
NAME CHARACTERISTICS
5. The Ring • Donut-like form; center kept open at very low density
surrounded by high-density developments & special
activities.
• Circulation is through a series of rings serving the rim
supplemented by feeder radials converging at empty
center.
• No single dominant center but several centers which
might be specialized. Other activities are distributed
along ring roads.
• High accessibility to services and open land.
• Wide range of choice of housing and services.
• Congestion avoided, circulation very efficient.
When there are constraints to • Strong visual image due to contrast provided by the
urban expansion at the center empty core.
settlements tend to go around • Rigid and inflexible as a form.
like a ring. A good example is
• Preserving the open character of the core and the
La Trinidad, Benguet.
fringes of the built up ring entails very strong political
will and very high civic consciousness.
 Summary of Spatial Strategies
and Resulting Urban Forms
• Compaction – increasing densities in the existing built-up area
(“Core City”)
- In-filling of in-lying vacant lands or bringing committed lands to early
development
- Building multi-storey structures or increasing the number of
structures per lot or converting from detached to attached housing
• Extension – enlarging the size and extent of the existing built-up
area
- Building on the urban edge or periphery (“The Ring”)
- Linear extension following radial roads (“Urban Star”)
• New Nodes – establishing new growth centers (“Galaxy”)
- “New Towns”- building completely from scratch, e.g. on reclaimed
land
- Old Expanded Towns – assisting old small towns to accommodate
larger populations
• Metropolitanization or metropolitan arrangement
 Characterizing the Urban Form
High Moderate Low
1. What does it take to realize this particular urban form in
terms of:
--The amount of public investment in transport infrastructure
Alternative roads
New bridges to construct
Water-borne transport infrastructure
--The need to modernize other infrastructure, such as

--The provision of urban utilities and services

Power supply and distribution
Telecommunication facilities
Domestic water supply and sewerage
Flood control and drainage
--The amount of croplands (or fishpond) to be reclassified/
converted
--The degree of public control of land/water use
--The amount of private investments needed to enhance total
capital build-up
 Characterizing the Urban Form

High Moderate Low

2. Once the spatial strategy is attained, what are its likely impacts
on:
--The natural environment
Open space and wildlife habitats preserved
High quality of surface waters maintained
High quality of coastal waters maintained
Clean air maintained
--The resulting access of people to services
--The relative safety of inhabitants from natural and man-made
disasters
--Increase in household incomes
--Increase in government revenues
--The over-all liveability of the environment
--The contribution of the municipality to the provincial goals and
strategy
 Cost-Benefit Analysis
ALTERNA- BRIEF
TIVE DESCRIP- BENEFIT COST BALANCE
STRATEGY TION

       
A

       
B

       
C

       
Etc.
 Planning Balance Sheet

PRODUCERS CONSUMERS

ALTERNATIVE
 

STRATEGY
Benefit Cost Balance Benefit Cost Balance

           
A

           
B

           
C

           
etc.
 Goal-Achievement Matrix

SECTOR- ALTERNATIVE STRATEGIES SCORES

OBJECTIVES ASSIGNED
WEIGHT (%)
A B C etc.

         
1

         
2

         
3

         
.

         
N

       
TOTAL 100
 GAM Results Presentation
 
 

TOTAL SCORES BY SECTOR

SECTOR
EVALUATING
Alt. A Alt. B Alt. C Alt. D
       
1
       
2
       
3
       
.
       
.
       
.
       
n

       
GRAND TOTAL
 FINAL STEPS

1. Detailing the Land Use Plan based on

the preferred urban form.
2. Formulating land and water use policies.
3. Translating the policies into the zoning
ordinance and other legal instruments.
4. Providing projects and non-projects as
inputs to the LDIP and the annual
budget.