COMPREHENSIVE LAND USE PLAN (CLUP)

What is a Comprehensive Land Use Plan?

Is a technical document embodying specific proposals and strategies for guiding, regulating growth and/or development that is implemented through the Zoning Ordinance. The main components of the Comprehensive Land Use Plan in this usage are the land use plan and sectoral studies including Demography, Ecosystems Analysis (Terrestrial and Coastal) ,and Special Area Studies such as Climate Change Adaptation, Disaster Risk Reduction and Management, Ancestral Domain, Biodiversity, Heritage Conservation, and Green Urbanism.

Section 20(c) of R.A. 7160

R.A. 7160, otherwise known as the Local Government Code of 1991, mandates all government units (LGUs), in conformity with existing laws, to continue to prepare their respective land use plans, which is a long-term plan enacted thru a zoning ordinance which shall be the primary and dominant basis for the future use of land and water resources within its territorial jurisdiction;

RATIONALE FOR THE FORMULATION/REVISION
OF A COMPREHENSIVE LAND USE PLAN

•To guide the orderly development of a city/municipality to promote the health, safety, welfare and convenience of the population

•To promote sustainable development

•To preserve special natural features and environmentally critical areas

•To translate socio-economic policies into physical policies and plans

•To comply with the requirements of Article 41 of the Implementing Rules and Regulations of the Local Government Code of 1991 (Sec. 20, RA 7160)

•To provide guidelines for the appropriate use of natural resources

•To allocate land for settlements, industries and other urban uses on land least suitable for agricultural and farming uses

•To serve as basis for reclassifying and converting land

•To reflect changes in the physical, social and economic characteristics of the community; and

•To incorporate changes in the goals and objectives of the community

PRINCIPLES AND APPROACHES ADOPTED IN THE CLUP PRESENTATION

Watershed as platform for land use planning
Inclusive and expansive governance
Co-management principle
Gender responsiveness and sensitivity
Integration of Barangay Development Plans (Bottom-Up Approach)
Top-to-Bottom Approach

CDP VS. CLUP

THE 4 CLUP POLICY AREAS

PROCESS IN COMPLETING A

COMPREHENSIVE LAND USE PLAN (CLUP)

Pre-Planning

-Steps 1-2

Planning

-Steps 3-8

Plan Implementation and Monitoring

-Steps 9-12

STEP 1: ORGANIZE

Obtain the commitment, support, and participation of the Local Executive, Sangguniang Bayan (SB)/Panlungsod (SP) members, Local Development Council (LDC), City/Municipal Department Heads and their staff, and the whole community.Inclusive and expansive governance
Assess the availability of resources in terms of funds, personnel, logistic support and available data and information for the planning activities.Gender responsiveness and sensitivity
Establish the’ guiding framework and focus of the planning activities.

STEP 2: IDENTIFY STAKEHOLDERS

Identify the key stakeholders and assess their knowledge, interests and concerns related to the CLUP formulation, and how they might affect or be affected by the plan.
Understand the relations between stakeholders and the real or potential conflicts of interest and expectations between and among stakeholders.
Develop an action plan for involving the stakeholders in the planning process
Interact more effectively with key stakeholders to get their support for the plan preparation, implementation and monitoring.
Avoid potential misunderstandings about and/or opposition to the plan.

STEP 3: SET THE VISION

Formulate a widely acceptable vision statement for the city/municipality.
Achieve a common understanding of the vision and directions of the LGU with all key stakeholders based on technically-sound, evidence-based analysis.
Foster ownership of the vision statement.

STEP 4: ANALYZE THE SITUATION

Identify/gather/update baseline data in order to assess the existing socio-economic and physical and environmental characteristics of the LGU.
Identify the needs, issues and concerns to be addressed by the CLUP and the opportunities/potentials that can be tapped to achieve the community vision.
Identify Indigenous Knowledge Systems and Practices (IKSP).
Systematically review and assess the over-all accomplishments of the existing CLUPs based on its planned results and outcomes in the different development areas/sectors of the LGU.
Determine available land supply and demand for land use allocation

STEP 5: SET THE GOALS AND OBJECTIVES

Concretize the preferred state of the key elements of development goals: socio-economic; environmental/ecological/biophysical; physical characteristics; and human conditions (e.g. quality of life)
Identify key development outcome indicators and the recommended strategies and options to achieve the development goals

This output was based on the planning workshop conducted during the Technical Working Group Meeting -July 3, 2018 at the Batangas City Country Club.

STEP 6: ESTABLISH DEVELOPMENT THRUST AND SPATIAL STRATEGIES

Translate the vision into broad physical and development terms;
Identify the physical and spatial character based on preferred land uses and allocations that will represent the vision;
Identify the development strategies and spatial options to achieve the development goals.

The following photos are the outputs of the stakeholders on each sector namely: infrastructure and utilities, local administration and governance, economic, environment and DRR, transportation, and social.

The proposed development framework strategies aim to give direction for the future growth of Batangas City which is based on the various sectoral studies, the City's vision and mission, and its comparative advantages and inherent strengths. Moreover, the approved development strategy of the City will serve as the guiding framework in formulating the City's Comprehensive Land Use Plan.

As per the Batangas City CLUP 2019-2028,

These output were based from the planning workshop (generation of urban landforms) conducted last May 31, 2018 during the 3rd Technical Working Group Meeting in Batangas City together with the representatives from the City Government of Batangas and Palafox Associates (Consultant).

STEP 7: PREPARE THE LAND USE PLAN

Translate the vision, development thrust, and spatial strategies into a Land Use Plan that describes physically and spatially what, where, why, when, and how a LGU’s land and water resources are allocated within its territorial jurisdiction (upland, lowland and coastal).
Identify land and water resources of the LGU that shall be under protection and production use; infrastructure; urban and other development uses consistent with and complementary to the CLUP’s vision, development goals, and objectives

The demand and supply matrix shall be based both on the land use allocation of the previous CLUP and the existing land use of the City.

1. Protected Forest Area includes area with slope above 18%.

2. Agriculture use includes idle lands.

3. Industrial use is comprised of both light and heavy industrial zones.

4. Institutional is comprised both of general and special institutional zones

5. Residential Use area is composed of purely residential occupancies only.

6. Other Built-up Areas need verification of existing use.

7. Tourism areas comprise of Monte Maria, beaches, resorts and other tourism facilities.

8. Utilities area includes the ports.

9. Proposed residential use is composed of purely residential occupancies only.

10. Proposed production water use includes mangrove forests

11. Proposed forest protection use includes areas with more than 18% slope

12. Proposed forest production use includes agri-forestry areas

13. Proposed utilities include the proposed marina station (approximately 5.0 hectares) and waste treatment plant (approximately 2.50 hectares)

14. Proposed light industrial use includes the proposed logistics hub (approximately 12.23 hectares)

15. Identified buffer and/or greenbelt zone are areas with 10 to 20m no build zone

16. Tourism areas comprise of Monte Maria, beaches, resorts, and other tourism facilities.

STEP 8: DRAFT THE ZONING ORDINANCE

Define/delineate the zone boundaries in the map
Formulate development controls and integrated zoning arrangements (for upland, lowland, and coastal areas) that will govern both public and private lands of the LGU
Reflect the development controls and zoning in a zoning map that shall accompany the CLUP. The zoning map shows the detailed zoning/ sub-zoning arrangements that will govern the specific land use categories identified in the CLUP

Drafting the integrated ZO is basically translating the CLUP into a legal document/ tool. In general, zoning has the same features or land use classifications as the CLUP, except that it provides more detailed information on zone boundaries and use regulations/ controls, among others. This activity is seen as complementary to the preparation of the Land Use Plan in an iterative manner. Land use policies that were defined in the Land Use Plan shall serve as primary inputs to the preparation of an integrated ZO.

Why an integrated ZO? The integrated ZO shall cover both public and private lands in the upland, lowland, and coastal ecosystems of the LGU. It provides a mandate for an LGU to enforce development controls and zoning restrictions in public lands subject to co-management arrangements with the appropriate national agencies.

The integrated ZO consists of two major elements, namely, Zoning Ordinance Regulatory Statements and Zoning Map.

Regulatory Statements ZO

Comprise a legally binding set of rules and regulations governing the use of land in a city/ municipality. This document contains a set of allowed uses and regulations that apply to each designated zone. It shall have the following minimum components:

• Title of the Ordinance

• Authority and Purpose

• Definition of Terms

• Zone Classifications

• Zone Regulations

• General Regulations

• Innovative Techniques

• Performance Standards

• Mitigating Devices

• Administration and Enforcement

• Zone Classifications

•Zone Regulations

• General Regulations

- Height Regulations

- Building and Area Regulations

- Easement

- Percentage of Land Occupancy Regulations

- Buffer Regulations

- Design Regulations (Parking,Setback)

Zoning Map

Is a duly authenticated map defining divisions of different planned land uses and regulations of land into zones in a city/ municipality. It is a graphical translation of the Regulatory Statements to facilitate their application. For purposes of accountability, the zoning map shall be provided with transparent overlay(s) depicting critical information that the users/ public should know, e.g. fault lines, subsidence areas, protected areas, etc.

Batangas City Zoning Ordinance enacted for the following purposes:

1. Promote and protect the health, safety, peace, comfort, convenience and general welfare of the inhabitants in the locality, more specifically to protect users of the public and public resources and facilities from injury, loss of life, or property damage due to landslides and steep slope failures, erosion, seismic events, or flooding;

2. Guide, control and regulate the future growth and development of Batangas City in accordance with its Comprehensive Land Use Plan (CLUP) by directing activities not dependent on critical resources to less ecologically sensitive sites and mitigate unavoidable impacts to critical areas by regulating alterations in and adjacent to it;

3. Provide the proper regulatory environment to maximize opportunities for creativity, innovation and make ample room for development within the framework of good governance and community participation;

4. Enhance and protect the character and stability of residential, commercial, industrial, institutional, forestry, municipal waters, agricultural, open space and other functional areas within the City and promote the orderly and beneficial development of the same;

5. Sustain production of crops for the livelihood and improved welfare of the local population;

6. Provide adequate housing, community services and infrastructures, facilities, and utilities;

7. Ensure efficiency in resource allocation and delivery of required services despite high density settlement;

8. Avoid conflicts among competing demands for land and physical resources; and

9. Guide the City Government and the private sector in their development decisions

STEP 9: CONDUCT PUBLIC HEARING/ CONSULTATION

• Present the plan to the general public and ensure an objective and participatory review of the draft CLUP/ZO

• Ensure stakeholder acceptability of the CLUP/ZO

• Obtain common ownership of the plan and gain support for plan implementation

Photo Documentation

The Public Hearing of the Batangas City Comprehensive Land Use Plan, Zoning Ordinance, Comprehensive Development Plan and Local Development Investment Programs was conducted last November 28, 2019 at the Batangas City Convention Center. It was spearheaded by the City Public Hearing Consultation Board and was attended by representatives from the City Government of Batangas (officials and employees), members of the Technical Working Group, representatives from the National Government Agency, Civil Society Organizations and private sector groups.

Attendees of the Public Hearing

City CLUP Public Hearing/Consultation Board

Sangguniang Panlungsod Representative

City Government Representatives

SK Federation Officers

Various Sector Attendees

STEP 10: REVIEW, ADOPT AND APPROVE THE CLUP AND ZO

• Review the plan in terms of its consistency with national, regional and other relevant plans

• Legitimize the CLUP and ZO for implementation

The review of the CLUP and ZO shall be conducted by the Sangguniang Panlalawigan through the Provincial Land Use Committee (PLUC).

STEP 11: IMPLEMENT THE CLUP AND ZONING ORDINANCE

• Establish detailed operational plans for the implementation of the CLUP and ZO

• Establish institutional mechanisms responsive to the vision, goals and objectives of the CLUP • Present other modalities of implementing the CLUP outside of the integrated Zoning Ordinance (ZO)

• Present complementary instruments such as revenue/fiscal incentives, planning and policy instruments, permits/fees and licensing structures of the LGUs in order to achieve the desired results of the CLUP

• Establish/strengthen partnerships and cooperation arrangement with stakeholders

CLUP and ZO Implementation Strategy

1.8.1.Approved Institutional Structure and Systems and Procedure on the Chapter 8 of the Batangas City CLUP 2019-2028

1.8.1.1. Institutional Mechanisms

a. Review of Existing Organizational Structure and Staff Composition

b. Identification of Other Development Regulations in addition to Approved Zoning Ordinance to Fully Implement the Approved CLUP

c. Consolidation of the Results to Obtain Consensus on the Changes in Organizational Structure

1.8.2.Information, Education, Communication (IEC) Plan/Advocacy

IEC campaign materials shall be distributed to all City government departments/offices and to the City’s 105 barangays through the respective punong barangays. The IEC campaign materials shall include:

● Land use and zoning maps and other visual representations (in 3d maps)

● Rationale behind the adopted vision, development goals;

● Rationale of spatial strategies of the new CLUP;

● General land use policies and allocations adopted;

● Newly adopted policies, programs, and projects;

● Development controls and zoning arrangements to be implemented.

To strengthen implementation capacity of the City government, it is recommended that special bodies/committees be established as well through an Executive Order.

STEP 12: MONITOR AND EVALUATE

Identify and establish realistic and effective monitoring, review and evaluation systems of the CLUP and ZO implementation

The monitoring, review and evaluation (MRE) of the CLUP and ZO implementation is a major activity that needs to be strengthened. Thus, it is important that an effective RME system be established, in order to track the progress reached by the CLUP. This is recognized in Section 3 of EO 72 and Section 5 of MC 54. An effective MRE system is a guide for the LGU to focus their development efforts and interventions towards the achievement of their vision.

MONITORING, REVIEW, AND EVALUATION (MRE) SYSTEM

Establishing a monitoring, review, and evaluation (MRE) system allows the City Government to realistically assess how much of the CLUP and ZO is being implemented, and be able to monitor and evaluate its effectiveness.

1.9.1 Organizing an MRE Body

The City Development Council (CDC) is responsible for the creation of an MRE body whose membership shall be identified and functions defined. This body will be responsible for the monitoring, review, and evaluation of the implementation of programs and projects proposed in the CLUP and ZO. The table shows the list of suggested members per thematic area.

In addition to this, the following are the identified lead technical and implementing arm:

● City Planning and Development Office (CPDO)

● Chairperson of the Committee on Urban Development, Land Use and Zoning of the Sangguniang Panlungsod

● Representative from the City Zoning Review Committee

● Concerned Technical Working Group (TWG)/ Sectoral Members of the City Development Council

1.9.2 Development of MRE Systems and Procedures

The City Development Council (CDC) is responsible for the creation of an MRE body whose membership shall be identified and functions defined. This body will be responsible for the monitoring, review, and evaluation of the implementation of programs and projects proposed in the CLUP and ZO. The table shows the list of suggested members per thematic area.

1) Establish Indicators and Baseline; and Determine Frequency and Format of MRE

It is necessary to identify indicators and baseline data for monitoring, reviewing, and evaluating the changes in land use, implementation of projects and programs, and quality of life as well. Establishment of key outcomes and indicators are necessary to provide a clearer reference for MRE by the local implementing bodies, and to help in releasing a progress report to the general public.

The frequency of conducting the M&E shall be dependent on the various planning cycles. M&E may be done annually in line with the Annual Investment Program (AIP); once every three (3) years in line with the short-time CDP and ELA; and six (6) years for the medium and long-term CDP and CLUP revision.

Quality of Life Assessment will be done through the assessment of the vision adopted by the City.

The evaluation will be executed through the following:

● Vision Reality Gap Analysis

● Assessment of the people’s well-being such as health, education, fertility, nutrition, and migration among others through indicators such as birth rate, mortality rate, and morbidity rate among others.

Land Use Changes can be monitored and reviewed through the existing local clearances and permits issued; while evaluating the land use change may be done through dialogue with the community, since it is necessary to assess how the implemented and proposed land use have and will affect them

Priority Programs and Project Implementation shall be done through the use of the Project Implementation and Monitoring System/Scheme (PMS) which regularly monitors the efficient and effective implementation of a certain project as well as its progress in terms of inputs, outputs, operations, and timely provision of support

2) Development of CLUP Progress Report Card or Citizen’s Report Card

A CLUP report card will track the progress of the CLUP in relation to the desired results of the city’s vision which will be facilitated by the CPDC and the TWG. The report card may monitor this level of changes through the identified indicators. Apart from monitoring land use changes, the report card may also be the consolidated monitoring tool

3) Conduct Actual MRE

The parameters on which the MRE shall be based on follows the same parameters as stated on the Guidelines on the Evaluation of CLUP/ZO for Updating/Re-planning Purposes, which are:

● Nature and number of CZCs/LCs issued;

● Nature and number of Variances, Exceptions, and CNCs issued;

● Amount of change and rate of increase;

● Nature and number of structures without CZCs/LCs Nature and number of subdivision, including subdivision projects (with 9 lots and below; farm lots, SHP, and memorial parks)

The CPDO is responsible for the coordination with the relevant agencies for the gathering necessary data for MRE; preparation of CLUP Progress Report Card; and submission of monitoring reports to the SP, LCD and LCE on an annual basis. Moreover, the evaluation of the results of the monitoring shall be done during and after the period of implementation to provide early feedback and assessment of the completed development projects.

4) Review of CLUP and ZO

The review of CLUP and ZO should be done every four years if need arises.

Guidelines on the Evaluation of CLUP/ZO for Updating/Re-planning Purposes The following guidelines will provide bases in deciding which areas must be re-planned, whether their CLUP/ZO needs updating, and evaluate if the proposed projects and programs are still aligned with the implementing CLUP/ZO.

1) Objectives

2) Tools for Evaluation/Assessment

3) Parameters

4) Project Inventory

5) Procedural Guideline

6) Review Questionnaires

7) Re-Plan

8) Re-Zone/Update

9) Status Quo

1.9.3. Report Submission

Submit the report, findings and recommendations to the City Mayor, Sangguniang Panlungsod for consideration and appropriate action.

References:

1. Volume I-Batangas-City- Comprehensive Land Use Plan-CLUP- 2019-2028

2. Volume II- Batangas-City- Integrated- Zoning- Ordinance-IZO-2019-2028

3.https://lcp.org.ph/UserFiles/League_of_Cities/file/HLURB_CLUP_Guidebook_Vol_1_11042015.pdf

4.Local Planning Illustrative Guide

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