Northwest Samar State

University
College of Engineering and
Architecture
BACHELOR OF SCIENCE IN
ARCHITECTURE

ARP 423
PLANNING - 3

INITIATING LOCAL DEVELOPMENT

PLANS USING THE PARTICIPATORY
PROCESS, SPATIAL AND DETAIL
INFRASTRUCTURE DESIGN, PLOT LAND
ZONING GUIDELINES FOR BUILDING
DEVELOPMENT
(Research Work No. 3)

Submitted By:
RUZEL C. AMPO-AN
BS Architecture 4 Student

Submitted To:
AR. MARCELINO L. CABACABA, UAP
INSTRUCTOR
 INTRODUCTION

To enable a proposed urban development, including its attendant

infrastructure and feeder transportation, one needs to possess at least the user

rights over the land on which the development is supposed to take place. That

urban development can be a brownfield or greenfield development, and it may

consist of, for instance, infrastructure, residential, commercial, industrial,

redevelopment or mixed-use development. Depending on the scale of the

development and the present ownership structure, the promoter-sponsor-

developer (be it public, private, or some combination) must acquire one or more

plots in a process that is called land assembly. After land assembly, further steps

must be taken to make the location suitable for development. We refer to that

whole process as part of the administration function of land management.

Land management is a much broader term which, according to the United

Nations Economic Commission for Europe (1996) comprises the process by

which natural and built resources of land are put into good effect. Enemark

(2005) defines a land management paradigm which includes land policies, land

administration functions, and a land information system. Land administration

functions, which are the operational part of land management, ensure proper

management of land tenure, land value, land use, and its planning and

development. The administration functions of land operate within the land

policies and are facilitated by the information system (Enemark 2005). Land
development is the strategic part of land administration that constitutes a series

of steps that are taken to achieve long-term goals. For the rest of the discussion,

we refer to the strategic part of land administration as the land management

strategy.

A land management strategy for urban development usually encompasses

the assembly of land (through securing and transferring land rights), financing of

the investment in buying or leasing land, reparcelling of that land into a new grid

to make it suitable for the proposed development, the provision of infrastructure

and other public facilities, distribution of building plots to end-users and/or

investors (that want to buy the land to build on), and the management and

ownership of (part of) that land after the construction of the building(s) (Figure 1).

The 12-Step Process to Comprehensive Land Use Planning

Oriented towards assisting LGUs in conducting an evidence-based and

technically-sound revision and updating of existing/current CLUPs. This also

emphasizes the holistic and integrative view of land use planning in the context

of a watershed or ridge-to-reef framework which normally extends beyond the

LGU’s territorial jurisdiction. This is in recognition that land use patterns and

impacts are not only influenced by internal conditions and activities but also by

external factors such as other LGU development or changing climate patterns.

This reiterates that an LGU’s land use plan is a systematic and organized

presentation of its strategic vision, objectives and directions which are then

translated into a physical and spatial dimension. Covering both public and private

lands, a land use plan starts from the uplands-to-lowlands-to-coastal ecosystems

of the watershed/ sub-watershed system where the LGU is located. The detailed

implementation of the enhanced CLUP’s strategic vision, objectives and

directions is then presented through the various local development plans such as

Comprehensive Development Plans (CDP) and sectoral/ thematic plans within

the LGU’s area or shared area with other LGUs. Figure 9 presents the 12-step

process, which provides the general procedures from which the planning team

can proceed with the CLUP and ZO preparation. While the process is vision-

oriented, it also reiterates the importance of gathering information to provide a

more realistic basis for and effectively formulate the city/municipality vision. Step

3 (Set the Vision) and Step 4 (Analyze the Situation) therefore, may be carried

out interchangeably.

PARTICIPATORY PLANNING

Participatory planning is an approach to designing active, livable cities,

which makes urban planning accessible, community-driven, and fun. It is

grounded in the belief that blending local knowledge and expert knowledge leads

to strong outcomes. We work on the neighbourhood scale, and take an

integrated view of planning. Since land use, urban design, architecture,

transportation infrastructure, and place making all inform residents’ experiences

of their neighborhoods, we involve professionals across these disciplines. We

also integrate a health equity lens into our work, and acknowledge the link

between participatory planning processes, built environment outcomes, and

public health. Each community has a unique, citizen-driven work plan developed

in collaboration with various local partners, but our participatory planning

approach employs a common methodology.

WHAT ARE THE LEVELS OF PARTICIPATORY PLANNING?

There are a number of ways to consider participatory planning. As

demonstrated in the discussion above of advantages and disadvantages, this

kind of process always presents, even at best, a trade-off between efficiency and

inclusiveness. Time pressure, the needs of the community, the skills and

experience of those participating, and the nature of the intervention, among other

factors, all help to dictate the actual shape of the planning process.

So what are the possibilities? Just how participatory do you want to be?

David Wilcox, in his excellent "Guide to Effective Participation," sets out the

following as a model of the different possible levels of participation:

Information - The least you can do is tell people what is planned.

Consultation - You offer a number of options and listen to the feedback

you get.
 Deciding together - You encourage others to provide some additional

ideas and options, and join in deciding the best way forward.

Acting together - Not only do different interests decide together what is

best, but they form a partnership to carry it out.

Supporting independent community initiatives - You help others do

what they want - perhaps within a framework of grants, advice and support

provided by the resource holder.

Each of these levels may be appropriate in different circumstances, or with

different groups, although only at "deciding together" and above do they really

begin to be fully participatory in the sense that the term is used in this section.

SPATIAL PLANNING

Spatial planning is mostly recognized as a public sector function with the

purpose of influencing future spatial distribution of activities. The aim is to create

a more rational territorial organization of land use and the linkages between

them, to balance demands for development with the need to protect the

environment, and to achieve social and economic objectives (Wegener, 1998).

Spatial planning tries to coordinate and improve the impacts of other sectoral

policies on land use, in order to achieve a more even distribution of economic

development within a given territory than would otherwise be created by market

forces. Spatial planning is, therefore, an important function for promoting

sustainable development and improving quality of life.

The role of spatial planning in reducing climate risk

 Spatial planning is an important tool to drive proactive, preventive

adaptation of human settlements to the hazards caused or exacerbated by

changes in climate patterns and extreme events (ADB, 2016; UN-HABITAT,

2014). Many national climate change adaptation strategies and urban

development agendas identify urban and spatial development planning as

important crosscutting areas that can and should address adaptation and

resilience. Spatial development and the resulting spatial structure of an area is a

major factor in determining if climate-related hazards lead to disasters or serious

negative impacts for human settlements and the environment they depend upon.

Spatial planning can reduce risk by influencing the exposure of people and

structures (e.g., buildings and roads) to extreme events and/or the vulnerability of

these people and structures to crisis and change (this relationship between

spatial structure, spatial planning, and the dynamics of climate-related risk is

shown in figure).

ZONING AND LAND USE PLANNING

 Zoning is a planning control tool for regulating the built environment and

creating functional real estate markets. It does so by dividing land that comprises

the statutory area of a local authority into sections, permitting particular land uses

on specific sites to shape the layout of towns and cities and enable various types

of development. Zoning has a relatively short history as a tool for land-use

planning. It determines the location, size, and use of buildings and decides the

density of city blocks (City of New York 2015a).

Why is zoning necessary?

The purpose of zoning is to allow local and national authorities to regulate

and control land and property markets to ensure complementary uses. Zoning

can also provide the opportunity to stimulate or slow down development in

specific areas.

The planning and zoning process functions differently around the world

and is controlled by different levels of authority. Most commonly, a local authority

such as a municipality or a county controls zoning (as in Australia or the United

States) whereas in other cases zoning is implemented at the state or national

level (as in France or Germany). Sometimes zoning is governed by a

combination of the two approaches. Beyond these immediate controls, additional

regulations that affect zoning are often used, such as planning scheme overlays

in Australia or impact assessments in Germany.

What constitutes a zoning ordinance?

 The zoning regulation is usually developed in the form of a zoning

ordinance, which is the text specifying land use of specific blocks and even each

individual lot within a city block. Zoning regulations include specifications

regarding lot size, density or bulk, height, and floor area ratio (FAR). The zoning

ordinance is the formal categorization of land-use policies applicable to land

within a municipality. It also sets the legal framework. The zoning ordinance

establishes permitted land uses and distinguishes between different land use

types. Further, it ensures that incompatible land uses are not located adjacent to

one another. Regulations also define setbacks and can build on the city’s safety

and resilience by setting limitations on building in flood plains and wetlands. The

zoning ordinance often also contains information relating to the need for a

planning permit for a change of use or development proposal, subdivision of

land, construction of new buildings, and other changes to the land (Victorian

State Government 2008).

How can zoning be used as a tool for stimulating private sector participation in

urban regeneration?

In addition to the three main categories (residential, commercial,

manufacturing), the zoning toolkit includes complementary rules that address

specific types of development, as well as the design and quality of public spaces.

Some initiatives allow for the modification of underlying regulations when

developing large sites, whereas others fine-tune those same regulations to

address lower-density areas or the particular challenges and opportunities of

development projects on the waterfront.

 Urban regeneration projects are usually developed on large parcels of

land that span several zoning districts and overlays. In order to allow for a better

site planning exercise and relationship between buildings and open spaces, the

local government may ease the baseline zoning regulation to allow for a more

consistent site planning across all lots and blocks. In addition, to stimulate private

sector interest in development, the government can allow for the transfer and

merger of development rights. Alternatively, it can fine-tune other regulations to

allow for higher density development in exchange for some form of a public good,

such as privately financed public spaces or inclusionary housing. In this case, the

zoning regulation is amended to allow for more density in exchange for privately

financed public space or affordable housing units within a housing complex.

The push for more affordable housing has led to calls for inclusionary

zoning, which is seen as appealing because developers pay for it, and it

produces economic integration. However, affordable housing units created by

inclusionary zoning require expensive subsidies (Barro 2014). For a full

discussion of inclusionary zoning, see the social impacts section in chapter 3. All

the case study cities in this volume have well-developed zoning regulations. For

example, the evolution of zoning regulation in Ahmedabad is summarized in box

REFERENCES
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(n.d.).

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