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A. SITE PLANNING/DESIGN PROCESS
Planning and design as a process, by which we mean that they follow a logical
sequence of actions or events that must be carried out to arrive at a viable solution.
SITE PLANNING (BY KEVIN LYNCH)
It is the art of arranging structures on the land and shaping the spaces between.
It is a multi-disciplinary problem solving operation often involving architects, landscape
architects and engineers and frequently may require input from physical scientists as
well to address environmental issues.
It requires a logical objectivity for some steps, but also allows room for subjective design
interpretation at others.
There are several notable models from which we can draw to understand the basic
components of the site planning and design process. Kevin Lynch outlines an eight
stage site planning cycle that includes:
1. Defining the problem
2. Programming and the analysis of site and user
3. Schematic design and the preliminary cost estimate
4. Developed design and detailed costing
5. Contract documents
6. Bidding and contracting
7. Construction
8. Occupation and management
SITE IMPACT CHECKLIST
A. General Site Context
1. Geographic location
2. Political jurisdiction
3. Ecological and hydrographic system
4. Nature of the area economy other proposals or projects nearby and their effects
on the site
B. Physical Data, Site and Adjacent Land
1. Geology and soils ( underlying geology, soil, types, areas of fill or ledge)
2. Water ( existing, surface drainage pattern, water table)
3. Topography (contours, pattern of land forms, unique features)
4. Climate (regional pattern of temperature, local microclimate, snow fall, ambient
air quality)
5. Ecology (plant and animal communities, pattern of plant covers, specimen trees
modifications)
6. Man-made Structures ( existing buildings, networks, fences and other human
modifications)
7. Sensory qualities (character an relationship of visual spaces, viewpoints and
vistas, quality and variations of light
C. Cultural Data, Site and Adjacent Land
1. Resident and using population (number, social structure, economic status,
organization and leadership
2. Behavior settings nature, location, participants, rhythm, stability, conflicts
3. Site values, rights and restraints (ownerships, zoning, economic value, accepted
4. Past and future (history of the site, public and private intentions for future use
5. Site character and Image (user identification with aspects of the site, how site is
organized, meanings attached to th site , symbolic associations, hopes, fears,
preferences
D. Correlation of Data
1. Subdivision of the site: areas of consistent structure, character, problem
2. Identification of key points, axes, areas best left undeveloped, areas where
intensive development is possible
3. Ongoing changes, and those likely to occur without intervention, the dynamic
aspect of the site
4. Summary of significant problems and potentials, including a summary of the key
positive and negative impacts of the proposal
PHASES OF THE SITE DESIGN PROCESS
Site Planning, 2ndEd., Kevin Lynch
1. PROGRAMME PHASE
Program
Total Budget
Site Analysis
Design and construction schedule
2. SCHEMATIC PHASE
Revised program and schedule
Schematic site plan showing structures, activity location, circulation, major
outdoor spaces, critical utility mains, plant massing, over-all ground form and
general level of finish
Rough costs estimated from experience by the length or area of typical
features
Fixed essential site design
3. DESIGN DEVELOPMENT PHASE
Complete specification of detail, sufficient to assure the solution of all
problems and to allow a detailed costing
Cost estimated by elements
4. CONTRACT DOCUMENT PHASE
Drawings and verbal documents on which the contract bidding is based
5. CONSTRUCTION SUPERVISION PHASE
To ensure compliance and to make detailed adjustments as unexpected
problems and opportunities arise
FIRST STEP : PROGRAMME PHASE
Output:
This phases from aims and resources and the knowledge of the actions and
purposes of the users
Influence by the site and the technical possibilities
Furnishes the following:
Quantitative schedule of behavioral settings to be provided their linkages
o Their desired qualitative characteristics
o Resources to be devoted to them (allowable costs including time
element
Result is an activity diagram
1. Statement of Objectives and Performance Requirements
Typical considerations include accessibility, adequacy, diversity, cost, health
and safety, adaptability and stability, legibility
Supplemented by technical objectives
Indicates what aspects of the site are relevant
2. Budget
Defines what can be done
3. Site analysis
Sometimes preceded by site selection
General un-oriented reconnaissance
Systematic inventory of significant information
Concise identification of site‘s essential character, how it maintains itself and
is likely to respond to development and its major problems and potentialities
Typical considerations include subsurface conditions, topography, climate,
ecology, existing land use, circulation
Influence goals that are possible and desirable
4. Design and Construction Schedule
Identifies interrelationship and timing of activities
Necessary project management tool
Specifies the time frame for the project‘s start to finish
SECOND STEP : SCHEMATIC PHASE
Output
Deals with patterns of activity, circulation and th physical environment
Shows building location and form, circulation on the surface, expected
activities in all outdoor and associated indoor areas, general shape and
treatment of the ground, major landscaping and any additional featues that
will affect the outdoor space
Accompanied by a duly revised program and budget
Plan, program and budget are now formally reviewed by the client
The Design Process
Deals with three (3) fundamental patterns of location in space and time:
Pattern of activity
Pattern of circulation
Physical form
Characteristic of the Process
Alteration of attention from part to part while judgment is reserved (prepares
the mind for studies in which the significance of each partial decision is
quickly understood in every important dimension)
Simultaneous mastery of the whole that, when achieved, makes each trial
modification reacts on the remainder of the design in all its aspects
Study carried out in various forms such as plans, sections diagrams of
behavior settings and circulation, model studies, etc.
Studies proceed in the schizophrenic manner common to all design
alternating between stages of reason and unreason
A large number of sketch studies
Proceeds gradually from partial aspects
Goes into a simultaneous treatment of the whole pattern in all its major
dimensions
Through a process which typically alternates between bursts of unconscious
suggestions and the rational development and criticism of feasible
alternatives
Possible Approaches
Unit Analysis:
Piecemeal attack: reserves final judgment until the problem can be seen as a
whole and is based on the cause and effect analysis of the following:
Possible alternatives of the activity pattern
Analyze circulation
Analyze form
Unit Analysis:
Seek the cheapest or most flexible plan possible
Isolated Studies of Use, Form, Site or Circulation
Analyze overall patterns of the whole, alternating with other sketches for the
development of small units of developments
THIRD STEP: DESIGN DEVELOPMENT
Output:
Shows the precise alignment and specification of the road and walk systems,
location and design of utilities and grading plan and is checked for internal
consistency and for compliance with the basic plan, the program and the budget
Precise layout of the structures and paths shown on the Schematic Plan
Detailing of Vertical Dimension
Design of road profile
General grading plan
Utility layout
Landscaping and Site Details
Utility fixtures
Pavement construction and finish
Street furniture
FOURTH STEP: CONTRACT DOCUMENT PHASE
Output
A set of detailed plans and terms and conditions for the construction work and is
the basis of estimates and work to guide actual construction.
Working Drawings
Precise surveying layout
Set of road profiles
Grading plans and spot elevations at key points
Utility layout
Landscape plan
Sheet details specifications
Outlines work methodology, type and kind of material utilities, grading, site
Topic 2: Cultural heritage planning
INTRODUCTION TO CULTURAL LANDSCAPES
There exist a great variety of Landscapes that are representative of the different
regions of the world. Combined works of nature and humankind, they express a
long and intimate relationship between peoples and their natural environment.
Certain sites reflect specific techniques of land use that guarantee and sustain
biological diversity.
Others, associated in the minds of the communities with powerful beliefs and
artistic and traditional customs, embody an exceptional spiritual relationship of ,
have been people with nature.
To reveal and sustain the great diversity of the interactions between humans and
their environment, to protect living traditional cultures and preserve the traces of
those which have disappeared, these sites, called cultural landscapes, have
been inscribed on the World Heritage List.
Cultural landscapes—
Cultivated terraces on softly mountains, gardens, sacred places, testify to the
creative genius, social development and the imaginative and spiritual vitality of
humanity. They are part of our collective identity.
Definition
According to the Operational Guidelines for the Implementation of the World
Heritage Convention, cultural landscapes are cultural properties that represent
the ―combined works of nature and man‖ designated in Article I of the
Convention.
They are illustrative of the evolution of human society and settlement over time,
under the influence of the physical constraints and/or opportunities presented by
their natural environment and of successive social, economic, and cultural forces,
both external and internal.
Historical and Terminology
In 1992 the World Heritage Convention became the first international legal
instrument to recognize and protect, cultural landscapes. The Committee at its
16th session adopted guidelines concerning their inclusion in the World Heritage
List.
The term ―cultural landscape‖ embraces a diversity of manifestations of the
interaction between humankind and its natural environment. Cultural landscapes
often reflect specific techniques of sustainable land-use, considering the
characteristics and limits of the natural environment they are established in, and
a specific spiritual relation to nature.
Protection of cultural landscapes can contribute to modern techniques of
sustainable land-use and can maintain or enhance natural values in the
landscape. The continued existence of traditional form of land-use supports
biological diversity in many regions of the world. The protection of traditional
cultural landscapes is therefore helpful in maintaining biological diversity.
Man
This embraces garden and parkland landscapes constructed for aesthetic
reasons which are often ( but not always) associated with religious or other
monumental buildings and ensembles.
Organically Evolved Landscape
This results from an initial social, economic, administrative, and/or religious
imperative and has developed its present form by association with and in
response to its natural environment. Such landscapes reflect that process of
evolution in their form and component features.
They fall into two sub-categories:
A relict (or fossil) landscapes is one in which an evolutionary process came
to an end at sometime in the past, either abruptly or over a period. Its
significant distinguishing features are, however, still visible in material form.
Continuing landscape is one which retains an active social role in
contemporary society closely associated with the traditional way of life, and in
which the evolutionary process is still in progress. At the same time it exhibits
significant material evidence of its evolutionary process is still in progress. At
the same time it exhibits significant material evidence, which may be
insignificant or even absent.
Inscription of Cultural Landscapes on the World Heritage List
The extent of a cultural landscape for inscription on the World Heritage List is
relative to its functionality and intelligibility. In any case, the sample selected
must be substantial enough to adequately represent the totality of the cultural
landscape that it illustrates.
The possibility of designating long linear areas that represent culturally
significant transport and communication networks should not be excluded.
General criteria for protection and management are equally applicable to
cultural landscapes. It is important that due attention be paid to the full range
of values represented in the landscape, both cultural and natural. The
nominations should be prepared in collaboration with and the full approval of
local communities.
The existence of a category of ―cultural landscape‖, included on the World
Heritage List on the basis of the criteria set out in Paragraph 77 of the
Operational Guidelines, does not exclude the possibility of properties of
exceptional importance in relation to both cultural and natural criteria
continuing to be inscribed. In such cases, their outstanding universal value
must be justified under both sets of criteria.
B DEFINITIONS
Adaptation means modifying a place to suit the existing use or a proposal
use. (Burra Charter Article 1.9)
Assessment of Significance
means producing a succinct statement of significance summarizing an items
heritage values. The assessment is the basis for policies and management
structures that will affect the items future and will ensure retention of these
values. (NSW Heritage Office)
Compatible use means a use which respects the cultural significance of a
place. Such as use involves no, or minimal, impact on cultural significance. (
Burra Charter Article 1.11)
Conservation ―means all the processes of looking after a place so as to
retain its cultural significance.‖ (Burra Charter Article 1.4) ―Conservation
encompasses the activities that are aimed at the safeguarding of a cultural
resource so as to retain its historic value and extend its physical life. There
are conservation disciplines that address different kinds of cultural resources.
strategies that can be placed on a continuum that runs from least intervention
to greatest that is, from maintenance to modification of the cultural resource.‖
(Parks Canada)
All operations designed to understand a property, know its history and
meaning, ensure its material safeguard and if required, its restoration and
enhancement (Nara Document).
Conservation Plans set out clearly the conservation needs, priorities and
methodologies for a heritage property. They are used by custodians to guide
their actions and the use of funds.
Cultural Heritage Impact Assessment is a systematic methodology for
assessing potential impacts on heritage resources of proposed development
or other actions. It is embedded in environmental legislation and carried out
by heritage professionals who recommend and design mitigating measures to
address impacts.
Cultural Tourism is that form of tourism whose object is, among other aims,
the discovery of monuments and sites. It exerts on these last a very positive
effect in so far as it contributes to satisfy its own ends to their maintenance
and protection. This form of tourism justifies in fact the efforts which said
maintenance and protection demand of the human community because of the
socio-cultural and economic benefits which they bestow on all the populations
concerned. 1976 ICOMOS Charter on Cultural Tourism)
Fabric ―means all the physical material of the place including components,
fixtures, contents and objects‖ (Burra Charter Article 1.3)
Groups of buildings comprise groups of separate or connected building
including towns or parts thereof which are noteworthy because of their
architecture, their homogeneity, their place in the landscape, or historical,
cultural, economic, social, political or ideological significance, whether
abandoned, still-inhabited or newly-built
Information Sources are all physical, written, oral, and figurative sources
which make it possible to know the nature, specificities, meaning, and history
of the cultural heritage.
Intagible Cultural Heritage means ―the practices, representations,
expressions, knowledge, skills – as well as the instruments, objects, artefacts
and cultural spaces associated therewith – that communities, groups and in
some cases, individuals recognize as part of their cultural heritage‖
(Convention for the Safeguarding of the Intangible Cultural Heritage, Article
2).
Integrity describes ―the health and wholeness‖ of a heritage resource. A
resource can be said to possess integrity when the values for which it was
designated are not impaired or under threat, they are effectively
communicated to the public and are respected in all decisions and actions
affecting the site (Parks Canada).
Interpretation means all the ways of presenting the cultural significance of a
place Burra Charter Article 1.17) and is to be distinguished from repair.
Repair involves restoration or reconstruction (Burra Charter Article 1.5)
Management Plans set out clearly the short and long term priorities and
methodologies to be used to monitor, maintain and conserve the significance
and authenticity of a heritage property.
Meaning denote what a place signifies, indicates, evokes or expresses (Burra
Charter Article 1.16)
Monuments are architectural works, works of monumental sculpture and
painting, elements or structures of an archaeological nature, inscriptions,
cave dwelling, and combinations of these features.
Patina means the sense of age or passage of time as reflected in the layers
of visible change to fabric of a building or object.
Period restoration ―is the accurate recovery of an earlier form, fabric and
detailing of a site or structure based on evidence from recording, research
and analysis, through the removal of later additions and the replacement of
missing or deteriorated elements of the earlier period. Depending on the
intent and degree of intervention, period restoration maybe a presentation
rather than a conservation activity.‖ (Parks Canada)
Place ―Site, area, land, landscape, building or other work, group of buildings
or other works and may include components, contents, spaces and views‖
(Burra Charter Article 1.1). Places may have a range of values for different
individuals or groups.
Preservation means ―maintaining the fabric of a place in its existing state and
retarding deterioration.‖ (Burra Charter Article 1.6) ―Preservation
encompasses conservation activities that consolidate and maintain the
existing form, material and integrity of a resource. Preservation includes
short-term protective measures as well as long-term actions to retard
deterioration or prevent damage. Preservation extends the life of the resource
by providing it with a secure and stable environment.‖ (Parks Canada
Preservation Guidelines) ―Preservation standards require retention of the
greatest amount of historic fabric, including the historic form, features and
details as they have evolved over time‖ (Secretary of the Interior‘s Standards
for Treatment of Historical Properties)
Reconstruction means returning a place to a known earlier state and is
distinguished from restoration by the introduction of new material into the
fabric. (Burra Charter Article 1.8) ―recreation of vanished or irreversibly
deteriorated resources‖ (Appleton Charter).
Redevelopment means ―insertion of contemporary structures or addition
sympathetic to the setting.‖ (Appleton Charter)
Rehabilitation is the modification, including adaptive re-use, of resource to
meet various functional requirements such as safety, property protection and
access while preserving the historic character of the structure.
Renovation entails refurbishing and/or adding to the appearance of an
original building or elements of a building in an attempt to ‗renew‖ its
appearance in keeping with contemporary tastes and perceptions of
―conservation‖.
Replication means the copying of an existing structure in order to maintain
aesthetic unity and harmony.
Restoration means ―returning the existing fabric of a place to a known earlier
state by removing accretions or by reassembling existing components without
the introduction of new material‖ (Burra Charter Article 1.7) ―to reveal the
original state within the limits of design‖ (Management Guidelines for World
Cultural Heritage Sites)
Setting ―means the area around a place, which may include the visual
catchment‖ ( Burra Charter Article 1.12). This includes natural and built
aspects, fixtures and the activities associated.
Sites are works of human groups or individuals or the combined works of
humans and nature and areas including archaeological sites, cultural
landscapes planned or evolved over time through use or human events,
environments of cultural significance, sacred geographies, and landscaped
religious, artistic, historical or other cultural associations.
Statement of Significance is the product of assessment of significance. It
briefly summarizes an item‘s heritage value and clarifies why the item is
important. The statement is an important part of the management of all
heritage items and forms the basis for policies, management structures and
all good heritage decisions which will affect the item‘s future. (NSW Heritage
Manual)
Sustainability refers to the preservation and management of cultural heritage
in such way as to ensure that its fabric and values are safeguarded for the
benefit of future generations.
Tangible Cultural Heritage includes all resources that have some physical
embodiment of cultural values such as historic towns, buildings,
archaeological sites, cultural landscapes and objects.
Use means the functions of a place, as well as the activities and practices
that may occur at the place. (Burra Charter Article 1.10)
C SIGNIFICANCE AND AUTHENTICITY
The Cultural Significance of heritage sites has been defined by the Burra
Charter as the ―aesthetic, historic, scientific, social or spiritual value for past,
present or future generations‖ which is ― embodied in the place itself, its
setting, use, associations, meanings, records, related places and related
objects.
The goal of conservation is to preserve this significance by ensuring that all
int relative degree of significance of interventions and actions meet the test of
authenticity in all respects.
Understanding the relative degree of significance of heritage resources
is essential if we are to rationally determine which elements must be
preserved under any circumstance, which should be reserved under some
circumstances and which, under exceptional circumstances, will be sacrificed.
Degree of significance can be assessed on the basis of the
representativeness, rarity, condition, completeness and integrity and
interpretive potential of a resource.
Assessment of the significance of a place site or monument should be
carried out as a necessary preliminary to any conservation action.
Significance assessment is the process of studying and understanding the
meanings and values of places, objects and collections. It involves three main
steps: firstly analyzing the object or resources; secondly,
Understanding its history and context and thirdly, identifying its value
for the communities which created and/or carefor it.
The key to the process is the concept of Authenticity which has become the
universal concern of the conservation profession since the adoption of the
1972 UNESCO World Heritage Convention, which defines authenticity as the
primary and essential condition of the heritage.
Authenticity is usually understood in terms of a matrix of dimensions of
authenticity of essential qualities. Together these form the complete
authenticity from which significance derives. The Retention of authenticity is
the aim of good conservation practice.
Dimensions of Authenticity:
1. LOCATION AND SETTING
2. FORM AND DESIGN
3. USE AND FUNCTION
4. ESSENCE
5. Place Spatial layout Use(s) Artistic expression
6. Setting Design User(s) Values
7. ―Sense of Place‖ Materials Associations Spirit
8. Environmental riches
9. Crafts Changes in use overtime
10. Emotional impact
11. Landforms and vistas
12. Building techniques Spatial distribution of usage
13. Religious context
14. Environs Engineering Impacts of use Historical associations
15. Living elements Stratigraphy Use as a response to environment
16. Sounds, smells, and tastes
17. Degree of dependence on locale
18. Linkages with other properties or sites
19. Use as a response to historical context
CLASSIFICATION OF HISTORIC SITES AND STRUCTURES
Under existing procedures, the framework adopted by the Institute in the
classification of historic sites and structures for preservation consists of the
following:
1. National Shrine historic site or object hallowed and hallowed and honored
for their history or association, e.g.; Rizal Shrine-Calamba, Laguna; Rizal
Shrine-Fort Santiago, Intramuros, Manila: Aguinaldo Shrine, Kawit, Cavite;
Pinaglabanan Memorial Shrine; San Juan, Metro Manila; Quezon Memorial
Shrine, Quezon City; and, Mabini Shrine, Tanauan, Batangas.
2. National Monuments objects, structures or sites dedicated to memorialize or
give reverence to a special historic personage or event, e.g; Rizal National
Monument, Rizal, Park; A. Bonifacio National Monument, Caloocan City
3. National Landmarks sites or structures that are associated with an event,
achievement, characteristic, or modification that makes a turning point or
stage in Philippine history, e.g.; Paoay Church Historical Landmark ( also a
World Heritage Site), Ilocos Norte; Miagao Church Historical Landmark ( also
a World Heritage Site), Iloilo; Barasoain Church Historical Landmark,
Malolo,s, Bulacan; Sheik Mahkdum Historical Landmark, Tawi-tawi; Taal
(Town Center) Historical Landmark; and, Pila (Town Center) Historical
Landmark, Pila, Laguna.
4. Heritage Houses house of ancestry with notable historical and cultural
significance, e.g.; Syquia Mansion, Vigan City Ilocos Sur, Houses in Silay
City, Negros Occidental.
5. Historic Sites natural areas or places with historical significance, and places
recognized, marked or declared such as, Biak-na-Bato, San Miguel,
Bulacan;Pamitinan Cave, Montalban, Rizal.
6. Classified structures and sites not falling under the above categories and
marked are listed as Classified and recorded in the NHI‘s National Registry of
Historic Structures. e.g.; All Philippine colonial churches which are more than
50 years old, with or without the official historical marker of the National
Historical Institute, by virtue of NHI Board Resolution No. 3,s.1991. All sites
and structures must fall within the NHI Criteria for Identification of Historic
Sites and Structures. In the identification procedure, all sites and structures
must, at least be 50 years old and display a high degree of authenticity to
qualify for consideration.
The Global Habitat Agenda:
Conservation and Rehabilitation of Historic and Cultural Heritage
To promote historic and cultural continuity and to encourage broad civic
participation in all kinds of cultural activities, governments at the appropriate
levels, including local authorities, should:
1. Identify and document, whenever possible, the historic and cultural
importance of areas, sites, landscapes, ecosystems, buildings, other objects,
and manifestations and establish conservation goals relevant to the cultural
and spiritual development of society;
2. Promote the awareness of such heritage in order to highlight the value and
the need for its conservation and the financial viability of rehabilitation;
3. Encourage and support local heritage in order to highlight the value and the
need for its conservation and rehabilitation efforts and inculcate in children
and youth an adequate sense of their heritage;
4. Promote adequate financial and legal support for the effective protection of
cultural heritage;
5. Promote education and training in traditional skills in all disciplines
appropriate to the conservation and promotion of heritage; and
6. Promote the active role of older persons as custodians of cultural heritage,
knowledge, trades, and skills.
To integrate development with conservation and rehabilitation goals,
governments at the appropriate levels, including local authorities, should
1. Recognize that the historic and cultural heritage is an important asset and
strive to maintain the social, cultural, and economic viability of historically and
culturally important sites and communities;
2. Preserve the inherited historic settlement and landscape forms, while
protecting the integrity of the historic urban fabric and guiding new
construction in historic areas;
3. Provides adequate legal and financial support for implementation of
conservation and rehabilitation activities, in particular through adequate
training of specialized human resources;
4. Promote incentives for such conservation and rehabilitation to public, private,
and nonprofit developers;
5. Promote community-based action for the conservation, rehabilitation,
regeneration, and maintenance of neighborhoods;
6. Support public-and private-sector and community partnerships for the
rehabilitation projects;
7. Ensure the incorporation to environmental concerns in conservation and
rehabilitation projects;
8. Take measures to reduce acid rain and other types of environmental
pollution that damage buildings and other items of cultural and historic value;
9. Adopt human settlements planning policies, including transport and
frustracture policies that avoid environmental degradation of historic and
cultural areas;
10. Ensure that the accessibility concerns of people with disabilities are
incorporated into conservation and rehabilitation projects.‖
Source: United Nations Centre for Human Settlements 1996
Conceptual Framework for Revitalization of Historic Inner-City Areas
Urban regeneration refers to reinvestment in the social, economic, cultural, and
physical infrastructure of urbanized areas.
Couch (1990) describes urban regeneration as seeking to bring back investment
employment, and consumption and to enhance the quality of life within urban
areas.
Holcomb and Beauregard (1981) agree with Couch, but they add ―growth‖ and
―progress‖ to the definition of what they refer to as ―urban revitalization‖ and state
that, as with earlier labels (e.g., ―urban redevelopment‖, ―urban renewal‖, and
―urban regeneration‖), urban revitalization implies growth, progress, and infusion
of new economic activities into stagnant or declining cities that are no longer
attractive to investors or middle-class households.
Ultimately, all cities are in a state of continuous transition. That is, they are
continually in the process of becoming larger, smaller, better, or worse-in one
way or another, different than they were in the past.
This process of continual transition occurs partly in response to the political,
industrial, economic, and social changes cited by Middleton (1991). Holcomb
and Beauregard (1981) discuss the reasons for continual transition, pointing out
that cities experience periods of growth and decline, both of which lead to
transformation of urban space from one economic and social use to another.
Decay of inner urban space often occurs within the context of such
transformation. According to Clark (1989), inner urban decay, crime, racial
tension, riots, mass unemployment, and falling standards in the provision of
urban services are some of the more obvious and disturbing indicators of a
general and deep-seated deterioration in the social, economic, political, and
financial fabric of a city. Middleton (1991) points out that such decline leads to
out-migration of younger and more skilled members of urban populations as they
seek employment elsewhere. The result is that, as Robson (1988) points out, the
population trapped in inner-city areas tends to mainly comprise single parents,
unskilled workers, and elderly persons.
In recent decades, urban revitalization initiatives have enjoyed increasing support
in industrialized countries. However, in developing countries, interest in it--both
intellectually and professionally—has rarely extended beyond heritage campaign
groups, a relatively small number of foreign-trained local professionals, and
external advisors who advocate adaptive reuse of heritage structures.
This pattern is perhaps most apparent in the political dimension in developing
countries. For the most part, the legal and administrative framework for
conservation of historic areas in developing countries—in so far as it exists at
all—largely consists of a set of prohibitions against construction within historic
areas, although effective enforcement of such prohibitions is rare. In developing
countries, housing areas of earlier vintages are, for the most part, still seen as
―problems‖ rather that as an aspect of urban life that can make an important
contribution to growth in national income and cultural identity. In some cases,
―modernization‖ drives have been carried out to the extent th
At historic urban cores were decimated. Singapore provides an excellent
example of this phenomenon, in that it has almost completely destroyed its stock
of heritage building.
How Should Historic City Centers Be Rebital for seeing initiativesized?
Adaptive reuse and cost recovery. Ultimately,, all revitalization initiatives must
be financed. A key concern is raising the funds necessary approach, private
entities and/or nongovernment institutions are allowed to lease historic facilities
for commercially viable uses that respect their historical value and to earn a profit
from the use to which the facilities are put.
Integrated area development. There exist few examples of initiatives that
address integrated revitalization of entire historic city centers. The reason for this
is that such initiatives simultaneously require
1. Modernization of economic activities within the entire urban core, which
usually requires significant investment in infrastructure;
2. Restoration of monument; and
3. Mass rehabilitation of entire housing areas, which requires a cooperative
financing plan funded by individuals as well as commercial and public sector
entities.
Full commercialization of historic city centers. Few cities have followed an
entirely commercial model in revitalizing historic urban areas. Singapore provides
the best example of this approach, since it allowed the local redevelopment
authority to acquire all plots of land located within the designated conservation
areas. These plots were then sold to commercial entities for rehabilitationcum-
redevelopmentas shops, restaurants, tourist hotels or offices.
Transfer of development rights. Both Mumbai and Rio de Janeiro are
experimenting with the North American method of transfer of development rights,
which can be applied to privately held or owned premises listed as monuments
and located in areas deemed ripe for development. Typically, land prices are
rising rapidly in such areas due to the construction of nearby high-rise buildings.
In order to encourage renovation rather than demolition of privately owned
monuments, owners are offered alternative plots of land suitable for
development. This intent is to compensate the owners for the income they forego
by not developing the plots occupied by the monuments and to cover the cost of
their renovation. A precondition to success in using this approach is availability of
government owned land that can be offered as compensation.
From socialism to real estate development. Historic city centers in the PRC
offer numerous opportunities for urban revitalization, mainly because of the
current trend toward privatization, commercialization, and the opening of housing
and real estate to private investors.
Modernization of commercial activity. An emerging concern within the context
of modernization of historic of historic urban centers is the likely disappearance
of traditional forms of land use and the economic activities with them
Tourism. Development of tourism often encourages conservation of monuments
and revitalization of historic urban center. However, the degree to which the
economic benefits of tourism are distributed across the population of the entire
city in question depends on the manner in which the revitalization initiative is
implemented
Conservation of historic monuments. Numerous local and national
governments and religious organizations that administer monuments simply do
not have the financial resource to rehabilitate them-even the most precious ones.
Implementations of Conservation Projects and Heritage Interventions. The
process is initiated by establishing a conservation task force that plans and
implements the urban heritage projects in question. It comprises the following
members:
Relevant municipal corporations and/or urban local bodies;
Urban development authorities;
Agencies responsible for financing the initiative, including infrastructure
and housing; and
Private sector investors and developers.
An urban heritage committee is then established for the purpose of monitoring
the implementation process and providing advice to the conservation task force It
comprises the following:
Relevant NGO‘s;
Municipal corporations and/or urban local bodies;
Urban development authorities; and
Individuals and specialists with an interest and stake in the initiative.
Proposals for specific development projects within the heritage zone are routed
through the urban heritage committee prior to reaching the conservation task
force. This ensures that such proposals have the concurrence of the urban
heritage committee members, as well as those they represent prior to reaching
the conservation task force. However, care must be taken to avoid procedures
based on subjective, bureaucratic control; instead, procedures should emphasize
transparent, objective criteria for approving or supporting specific interventions.
Any special limitations on development within the heritage zone must be routed
through the urban heritage committee prior to being put into place. As well, the
urban heritage committee may wish to organize public hearings on specific
development proposals likely to impact the urban heritage zone resident
community. The purpose of the above structure is to separate planning and
implementation functions from monitoring and technical advice. To ensure that
these functions remain separate, guidelines are then established for both the
conservation task force and the urban heritage committee that delineate how
planning, implementation, monitoring, management of the information database,
and advocacy are to be carried out. An information campaign targeting all
members of the community that stresses the need for conservation is then
formulated and implemented to ensure participation by all members. A list of
buildings, precincts, or heritage zones that merit conservation is also drawn up.
This list is then used to established urban heritage zones for the area concerned
in accordance with relevant urban planning statutes.
The second stage of the information and awareness campaign is then
implemented. The purpose of this second stage is to encourage owners and
occupants of heritage buildings to collaborate with the conservation task force
and urban heritage committee in the formulation and preparation of specific
interventions. These interventions are then implemented. Throughout the
initiative, the conservation task force and urban heritage committee remain the
primary actors in formulating specific interventions, including:
Adaptive reuse projects for rehabilitating landmark buildings of historical e
Revenue-generating development projects that raise sufficient revenue
that then can be used to subsidize rehabilitation of heritage buildings or
monuments for which the revenue generating potential is weak or entirely
lacking;
Provision of affordable home improvement loans for homeowners or
renters;
Mitigation of the negative impacts of removing rent control (e.g., through
the information of renters‘ cooperatives as in the case of Bombay‘s shawls
{mass housing complexes for workers} redevelopment projects); and
Provision of infrastructure appropriate to the renovated heritage zone in
question, as well as financing for its construction or upgrading.
The following often facilitate implementation of specific interventions such as
those referred above :
Tax incentives that support private investment;
Ensuring availability of sufficient financing from urban financial institutions
for specific interventions;
Procuring as much technical assistance as is practicable from urban
financial institutions, urban heritage campaign organizations, NGOs, and
state governments;
Obtaining written commitments from all persons with an interest in
particular revitalization projects; and
Generating public interest in schemes that facilitate replication of
successful demonstration projects.
Processes similar to that outlined above have been successful in moving
from small scale demonstration projects to a full-blown development
master plan and an integrated conservation policy for specific heritage
zones.
Source: Steinberg 1998.
Impact of Gentrification
Gentrification is an aspect of urban revitalization that has received considerable
Attention in both popular and professional literature. Williams (1983) finds that
gentrification indicates whether an urban rehabilitation has been successful in
that the principal purpose of urban revitalization is to produce a profitable real
estate market.
When Does Gentrification Occur?
There has been a significant amount of discussion in literature regarding the
conditions that must be fulfilled for gentrification to occur. For Holcomb and
Beauregard (1981), it is replacement of a neighborhood‘s residents with
newcomers of higher income, who, having acquired homes cheaply, renovate
them and upgrade the neighborhood.
Topic 4 : Integrated area or integrated rural development (IAD or IRD)
Integrated Area Development (IAD)
The Old IAD
The Integrated Area Development or IAD approach evolved from traditional rural
development strategies such as community development, comprehensive
planning and integrated rural (agriculture) development. It is also one of the tools
whereby decentralized planning can be operationalized. Through this approach
the population in the area can be involved in identifying projects beneficial to
them and would be able to discuss and plan the projects together with planners,
technicians and politicians.
The basic idea for an IAD is to build a ―planning region‖ or a ―community region‖
that has a common interest in some development projects or set of projects.
There are varied approaches in setting up these planning areas or IAD units. The
general principles that these units should be small enough to be ―seen steadily
and seen whole‖, possessing some kind of cohesion and homogeneity but big
enough to be of some significance in the overall national development scene.
he search for a ―homogeneous region‖ became a failure and thus a more
pragmatic approach was taken. In this vein, some IAD units were conceived or
chosen on the basis of the following: influence of feeder roads, river basin,
irrigation projects, erosion zone, reforestation area, mining area, resettlement
area, school districts, among others. However, still the concept of ―ideal‖ or
―functional‖ units have been problematic and there was a realization that IAD
units necessitate an institutional mechanism or organizations at the local or
community level top plan and execute the projects and where funds can be
channeled.
Analytical framework for delineating communities or areas as IAD units that can
be generally applicable, Higgins(1981) enumerated six general principles in this
regard which can be met in real field situations:
1. Functional Meaning. The area (in spatial terms) must have some meaning in
terms of function. They should not be haphazard or meaningless in terms of
the development planning exercise (e.g. not cutting region into rectangular
areas of identical size and shape). Borders should have a development
planning significance, e.g. area of influence of a feeder road, an irrigation
project, resettlement, erosion, zone etc.
2. Inhabitants are Target Population. The population inhabiting the area should
distinguish its populations from the populations of other areas, e.g.
beneficiaries of feeder roads, population interested in school or clinic, etc.
The old IAD approach takes the bottom up perspective of the agropolitan
approach
3. Integration Potential. The area should be suitable for integrated development
whether alone or in conjunction with a limited number of other areas.
4. Aggregation Potential. The area should be capable of aggregation with other
units to permit integrated planning and development at the provincial, regional
and national levels.
5. A Political and Administrative Unit. The area should be itself a political or
Administrative unit, with an organization suitable for participation of the target
population in planning and execution of projects and programs, or it must be
capable of easy aggregation with other areas into such a unit.
The political authority may, however, be a regional development authority, a
special body with representatives of all levels of government interested in the
execution of program or local organizations altogether outside the existing
political and administrative structure, e.g. youth groups, community councils, etc.
Caution has been placed, however, in adopting either of the two depending on
which one is worse. The former ( political units) will leave the way to bureaucratic
manipulation while the latter (non-political organizations) may merely deliver the
population into the hands of the local power structure.
6.Available Information and Statistics. The area must be one where statistics and
other information already exist or one where the same can be available without
excessive cost or delay.
The New IAD
The IAD concept has seen transformations and has taken new terminologies in
the process. While it has been so, one will find still similarities of these new IAD
approaches to the basic or ―old‖ IAD concept but this time in a new or bigger
dimension and dynamics.
Two general categories according to the nature of the approach – their objectives
and the setting in which it is applied:
1. Inter-Regional or Inter-Local Approach
Clustering in the past decades, the use of clusters or clustering, networks and
other related terms have emerged. The use of the term cluster has been
popularized with the introduction of Porter (1998)33 of the term in the context
of competition of firms and locations. He defined a cluster to mean ―a
geographical proximate group of interconnected companies and associated
institutions in a particular field, linked by commonalities and
complementarities‖. He showed the significance of these inter industry
linkages in the competitiveness of national (and regional) economies.
There are two ways clustering has been used in regional development
strategies.
1.1 The first is a traditional strategy, which identifies a ―growth cluster‖ basing
itself from the growth pole or growth center paradigm. A growth cluster is
where clustering of areas (small political units, e.g. municipalities) are
based on criteria such as common economic activities, growth potentials
and physical linkages. A growth cluster has a center which offers more
diversified and higher level of services than what is present in the
influence areas which can perform any of the following roles: industrial
center, trading center, administrative center, educational center,
recreational center, and other functional roles.
1.2 A more recent use of clustering is in pursuit of sustainable urban
development and environmental management. Here, a cluster is defined
as a sub-regional development area wherein the boundaries are
determined using inter-local delineation covering two or more areas or
political units. Such cluster comprises a development sub-region which is
a suitable unit for land management and planning due to its physical,
demographic, spatial and economic characteristics.
The criteria to determine the boundaries of a cluster includes the
following:
Economics(existence of common economic base, complementary
resources, high economic growth and export potentials), social (having
the same cultural background and using the same language and dialect),
physical (geographically contiguous and linked by infrastructure within the
urban structure), political ( the demarcation of the cluster coincided with
the administrative boundaries of the LGUs) and environmental
(experiencing similar environmental problems and existence or use of
common resources such as water)
2. Inter-country Approach
Trans-border Regions. The creation of transborder regions or cross-border
regions as exemplified by growth triangles and similar kind of integration of
sub-national areas across national boundaries have been very prominent in
Asia especially in the 1990s.
Currently, there are six of these government sponsored regions that are in
operation:
1. Trumen River Area Development Program (Russia, China, North Korea,
South Korea, Japan);
2. Southern China Growth Triangle (Hongkong, Taipei, China and Southern
China manily parts of Guandong and Fujian provinces);
3. Greater Mekong Sub region (or GMS including areas in Vietnam, Laos,
Cambodia, Thailand);
4. Singapore-Johor-Riau Growth Triangle (Singapore, Malaysia, and
Indonesia); and
5. The BruneiDarussalam-Indonesia-Malaysia-Philippines (BIMP) East
ASEAN Growth Area (EAGA).
This approach has been used in the on-going World Bank-assisted project in
the Philippines ―Cavite-Laguna (CALA) Urban Development and Environment
Management Project‖.
Douglass (1998)36 observes that the current trans-border region in Asia as
mentioned above cover sites which had serious political and ideological
conflicts in recent years and yet they now comprise zones of international
economic integration and cooperation. The reduction of political tensions may
explain partly the foundation of the re kindled interest in forming regional
cooperation. In fact, Tang and Thant(1994)37 mentioned this factor in the
formation of growth triangles along with the other traditional rationale for
regional cooperation in Asia such as increase in economies of scale,
exploitation of complementarities in production and enlarging the size of
markets. Trans-border or cross-border regions are what Douglass (1998)
calls the emerging forms of so-called ―transnational spaces‖, a term for
geographies that are detached in varying degrees from normal regulation by
the nation state. The more classic forms of these transnational spaces include
export-processing zones (EPZs) or free port zones
While both exploit international mobility of capital and the comparative low-
cost of labor, there are basic differences in the features of a growth triangle or
cross border regions with EPZs,. First, is the involvement of more than one
country compared with activities with EPZs, which only one country is
involved. Second, there is a wider range or diversity in activities from
economic (including tourism) to cultural, or even educational activities
compared with EPZs which are largely manufacturing. Third, there is a much
more complex policy coordination required than in EPZs.
The success of cross-border regions had been attributed to three factors:
economic complementarity ( significant differentials in factor endowments),
geographical proximity (to reduce transaction and transport costs and seize
cultural and linguistic similarities) political commitment (willingness of member
countries for compromises in sovereignty), policy coordination (tariffs,
employment regulation, real estate, finance, foreign while the benefits are
enormous, the cost for capital development and physical maintenance are
also high. The experience of existing cross-border regions showed that
member countries minimized start-up costs by taking advantage of existing
physical infrastructure if possible. It is expected that on a longer term, the
benefits point to both regional development goal attainment as well as the
development of human resources.
CLUSTER HOUSING
Cluster Housing Environment – it‘s the most fundamental and enduring
form of human settlement
Cluster Housing defined; housing that is joined together so that individual
units share common walls, floors and ceiling and including a share of
common open space and common facilities.
Cluster Housing – has the flexibility of configuration and space to be
organized into prescribed social groupings.
CHARACTERISTIC
Focus – a focal point that serve a group of houses rather that individual
hous/unit.
Unity / Similarity – there is a measure of similarities among the building
giving the whole design a unique appearance.
Articulation – each cluster is articulated, group of building are made
identifiable through the use of planning material, design, color or open
space
Spatial Relationships – there is a definable space relating to a group of
unit or territory.
Identification – a trellised walkway / covered bus stop sign, or special
planting identifying cluster entrances.
ADVANTAGES
Development costs are lower since there are fewer areas of developing
and less linear meter utilities for dwelling.
Sewerage is cheaper and there is less run off with cluster since there is
less paving and more ground surface to absorb water.
Concentration of Building aids in good drainage, leaving natural water
coursed and the drainage network in its natural state.
Reduced maintenance cost for residences and community to realize.
Lot size can be reduced and the land thus saves, can be used for
common green and open spaces.
PHYSICAL CRITERIA:
1. Stagger units to relieve row house monotony.
2. Design placement of playground, active recreational areas and connecting
walk pattern to invite friendliness and compatibility.
3. Planting screens, walks or fences to contribute to individual privacy.
4. Design walls without steps or excessive gradient wherein possible.
5. Interim Collector Street which links off-size circulation network to interior
building cluster.
6. Cluster interrelates to lie into a continuous network of open spaces and
recreation.
7. Varied landscape treatment within development of a cluster enhances
individuality or repetition of landscape theme.
Four (4) to five (5) units are about the minimum units to form a cluster, while
20 units maximum.
Cluster Units within a development shall appear as a unified whole yet each
cluster should be from adjacent to nearby cluster, through buffering, point
variation, architectural theme, plantings for, one single access point for
interaction.
TYPES OF CLUSTER HOUSING
LINEAR – unites the level areas with circulation in a linear pattern
NODAL – relates each cluster to itself using the open space for buffer and
Separation.
GRADUATED - has a center or several centers from which units move out in
concentric rings.
PLANNED UNIT DEVELOPMENT (PUD)
Planned Unit Development or PUD is an approach of designing residential
neighborhoods where it:
o Provides better environment for its users
o Produces more profits for developers
DEFINITION
A means of land regulation which promotes large scale, unified land development
through midrange realizable program in pursuit in physically curable, social and
economic deficiencies in peripheral land and city scape.
SALIENT FEATURES OF PUD
1. Greater flexibility in locating building and combining land uses to achieve
reduction in construction costs and preserve open spaces and other
amenities.
2. Allow the best use and arrangement of land
3. Propose to arrange buildings in any durable manner eliminating setbacks to
save natural features.
4. Land and development costs per unit are reduced and so with street facilities
and grading costs
5. Provided guarantees of quality to the community and approval securities of
grading costs.
6. Flexibility in design
7. Open spaces can be utilized for recreational areas, i.e. playgrounds and
parks and community facilities
8. Permits small groups of shops, markets, school and churches.
GRAPHICAL CONCEPT OF PUD
o Direct Street Access
o Court Yard Related
o Path Related
o Street Related (parallel)
Advantages for people living in a planned unit development:
1. Larger houses for less money
2. More choice of house types
3. Presentation of natural features like ponds and lakes
4. Community recreation space
5. Safe pedestrian ways and safer streets
6. More conveniently located schools and shops
Advantages for the developer and builder:
1. Less land use for streets
2. More efficient utility return
3. Better drainage, less grading and site preparation
4. More varied house types that can reach a wider market
5. More dwelling units and bigger houses
6. The ability to include shops and stores.
Preservation of Natural Features
Instead of developing the whole section with paved streets and narrow fenced
yards. Planned Unit Development permits as much as 30% of the land area to
remain in its natural state, while housing the same number of families as
conventional development sometimes even more. This means that natural
features like ponds and rock outcropping as well as trees and streams can be
preserved near the places where people live.
Community Recreation Space
Open space created by Planned Unit Development can be used for recreation
areas like playing fields and swimming pools and there can easily be areas for
open space or schools and other facilities that is integral to a residential
neighborhood, instead of being in their own separate locations.
Safe Pedestrian ways and Safer Streets
The community open space of Planned Unit Development can also be used to
create pedestrian greenways connecting houses with schools and large open
areas. Such greenways can be designed so that cross few or no streets
providing safe routes for children to walk to school or play areas.
The intersection of 2 conventional ―grid iron‖ streets creates as many as 16
potential places where a collision can take place. The neighborhood loop street,
possible in Planned Unit Developments can have as few as 3 potential collision
points. In addition the clear distinction between through traffic streets and
neighborhood streets made possible by Planned Unit Developments provides a
generally safer traffic pattern with fewer cars moving more slowly in the areas
where people live.
More Convenient to School and Shops
In conveniently zoned areas, shops can only be placed in sections with
commercial zoning. A planned Unit Development permits small groups of shops
and restaurants in the middle of a residential area giving the kind of convenience
often found in the center of the city but seldom in outlying residential districts. In
addition, by placing a school adjacent to community open space it is likely to be
far more centrally located than would be possible under conventional conditions.
Fewer and Shorter Streets
Developers in large low density areas generally are responsible for buildings that
streets themselves, therefor the fewer and shorter streets needs for Planned Unit
Developments mean a substantial savings for the developer. Thus may be as
much as 30% less street area under Planned Unit Developments which not only
means less development cost but more valuable land available for housing.
MIXED-USE DEVELOPMENT AND COMMERCIAL CENTERS
INTRODUCTION
A publication concerned with property development naturally tends to
concentrate on the physical activities but the question of use is of vital
importance comparing the particular ―mix‖ of activities with those analogous cities
and regions.
It is possible to argue that planning control is basically one of land-used; because
once the use of land has been determined the question of precisely what is built
is a matter of detail. In fact, it is a substantial commitment to use land or buildings
for particular
DEVELOPMENT DEFINED
The statutory definition of development is the carrying out of building,
engineering, mining or other operations in, on, over or under land, or the making
of any material change of use in any building or land.
KEY STAGES
1. Preparation
2. Implementation
3. Objectives
4. Local Authority
1. Preparation
Once the decision to proceed with a particular site has been made, there are
many things that have to be done before the site can be purchased and the
development started.
In the period of preparation the following work to be completed:
o Study of the physical extent and nature of the site
o Investigation of extent and nature of the interest in the land that is being
purchased
o Preparation of detailed drawings.
Submission of planning application
Obtaining short and/or long term finance
In some cases, securing a pre-letting of whole or part of the project
In all cases, through investigation of the market and establishment of levels of
price or rent.
Discussion as to the contractor to be selected and possibly some preliminary
negotiations with one or more contractors.
2. IMPLEMENTATION
Implementation brings together at one point in space and times all the raw
materials of the development process.
A commitment has now been made to a particular site and to particular
buildings at a particular cost spread over a particular time.
3. OBJECTIVES
It is very difficult to set down objectives for development; in simple terms the
purpose of development is to provide accommodation for occupation for the
person carrying out the development, or for someone else.
An Occupier – his prime objective is to provide a building within which he can
carry on his business or activities
A Property Company – the prime objective, whether it is a small, local one
man band or multi-national, is to make direct financial profit from the process
of development.
An Investor – the prime objective is to make direct financial gain. However,
they tend to take long view are more concerned with the flow of income over
an extended period of time.
A Builder – extends his contracting role and takes on the additional risk of
development, buying land, arranging the finance and organizing sales of
lettings.
When he acts merely as contractor, he takes profit related to building cost
and time.
4. LOCAL AUTHORITY
Directly related to and ancillary to their statutory public duties.
LAND USE VALUE
According to planner McHarg there are land-use values discernible after
inventory and analysis, namely;
Productive Value – are those which can be intelligently utilized for
economic gain. I.e. forestry, fisheries, extractive minerals, housing and so
forth
Performing Values – are those lands which are needed for water
purification and climate drought water, air control
Negative Values – includes land subject to natural disasters where
occupancy by man might lead to costly destructions.
Intrinsic – are lands which neither produce perform, nor endanger , I.e.
land having scenic, scientific, and educational value.
Pattern of Land Uses
1. Residential land-use
2. Industrial land-use
3. Industrial activities and environment
4. Comercial land-use
Factors in determining best location
1. Accesibility
2. Site availability
3. Relation of site to prospective
1. Downtown Center
Trend is toward a close integration on two or more shopping levels of
department stores, shopping facilities, hotels, office building, and theaters
or parking groups.
2. Regional Center
Contains four (4) department stores plus 50 to 100 more satellite shops
and facilities all fronting on a interval pedestrian mall or shopping
walkway.
Parking surrounds the building groups so that all stores face inward to the
mall with their backs to the parking.
Combines major function plus some function of community center plus
sale of general merchandize, apparel, furniture, etc.
3. Community Center
Usually strip of stores but larger than neighborhood center containing a
department store as the major unit.
Parking pattern similar to neighborhood center
Major function: sales of convenience goods and personal services plus
sale of shopping goods.
4. Neighborhood Center
Row of stores, customarily in a strip or line or parallel the highway; parking
between line of store fronts and the highway.
Service is by an alley in the rear. Range from 20,000-100,000 sq. ft of
space contains a supermarket, drugstore, variety about half-dozen or
more service-type stores, cater to limited trade area.
Major function sales of convenience goods and personal services
Perquisites of a center are
1. Motivated quality of the Etrepreneur
2. Supporting population
3. The site
4. Accessibility
New towns and other spatial districts ( agro/eco villages)
Industrial estates/economic zones development
Topic 5 INDUSTRIAL DISTRICTS/ESTATES
EXECUTIVE ORDER NO. 282 OCTOBER 30, 1995
PROVIDING FOR THE GUIDELINES AND REGULATIONS FOR THE
EVOLUTION OF THE EXPORT PROCESSING ZINE AUTHORITY; CREATED
UNDER PRESIDENTIAL DECREE NO. 66, INTO THE PHILIPPINE ECONOMIC
ZONE AUTHORITY UNDER REPUBLIC ACT NO. 7916
SPECIAL ECONOMIC ZONE ACT OF 1995 (Republic Act No. 7916)
SECTION 3. Purposes, Intents and Objectives – It is the purpose, intent and
objectives of this Act.
a. To establish the legal framework and mechanisms for the integration,
coordination, planning and monitoring of special economic zones, industrial
estates/parks, export processing zones and other economic zones;
b. To transform selected areas in the country into highly developed agro-
industrial, commercial, tourist, banking investment, and financial center,
where highly trained workers and efficient services will be available to
commercial enterprises;
c. To promote the flow of investors, both foreign and local, into special economic
zones which would generate employment opportunities and establish
backward and forward linkages among instries in and around the economic
zones;
d. To stimulate the repatriation of Filipino capital by providing attractive climate
and incentives for business activity;
e. To promote financial and industrial cooperation between the Philippines and
industrialized countries through technology-intensive industries that
modernize the country‘s industrial sector and improve productivity levels by
utilizing new technological and managerial know- how;
f. To vest the special economic zones on certain areas thereof with the status of
a separate customs territory within the framework of the Constitution and the
national sovereignty and territorial integrity of the Philippines.
SECTION 4. DEFINITION OF TERMS – For purposes of this Act, the following
definitions shall apply to the following terms:
a. ―Special economic zones (SEZ)‖ - hereinafter referred to as the
ECOZONES, are selected areas with highly developed or which have the
potential to e developed into agro-industrial, industrial tourist/recreational,
commercial, banking, investment and financial centers.
An ECOZONE may contain any or all of the following: industrial estates (IEs),
export processing zones (EPZs), free trade zones, and tourist/recreational
centers.
b. ―Industrial estate (IE)‖ – refers to a tract of land subdivided and developed
according to a comprehensive plan under a unified continuous management
and with provisions for basic infrastructure and utilities, with or without pre-
built standard factory buildings and community facilities for the use of the
community of industries.
c. ―Export processing zone (EPZ)‖ - a specialized industrial estate located
physically and/or administratively outside customs territory, predominantly
oriented to export production. Enterprises located in export processing zones
are allowed to import capital equipment or stored, repacked, sorted, mixed, or
otherwise manipulated without being subject to import duties. However,
movement of these imported goods from the free-trade area to a non-free-
trade area in the country shall be subject io import duties.
Enterprises within the zone are ganted preferential tax treatment and
immigration laws are more lenient.
SECTION 6. CRITERIA FOR THE ESTABLISHMENT OF OTHER ECOZONES
In addition to the ECOZONES identified in Section 5 of this Act,other areas may
be established as ECOZONES in a proclamation to be issued by the President of
the Philippines subject to the evaluation and recommendation of the PEZA,
based on a detailed feasibility and engineering study which must conform to the
following criteria:
a. The proposed area must be identified as a regional growth center in the
Medium-Term Philippine Development Plan or by the Regional Development
Council;
b. The existence of required infrastructure in the proposed ECOZONE, such as
roads, railways, telephones, ports, airports, etc. and the suitability and
capacity of the proposed site to absorb such improvements;
c. The availability of water source and electric power supply for use of the
ECOZONE;
d. The extent of vacan lands available for industrial and commercial
development and future development of residential areas for the ECOZONE
workers;
e. The availability of skilled, semi-skilled and non-skilled trainable labor force n
and around the ECOZONE;
f. The area must have a significant incremental advantage over the existing
economic zones and its potential profitability can be established;
g. The area must be strategically located; and
h. The area must be situated where controls can easily be established to curtail
smuggling.
INDUSTRIAL ESTATES
a. A tract of land which is subdived and developed according to a
comprehensive plan for the use of a community of industrial enterprises.
b. Classification ranges from the most restricted uses for light industry to the
unrestricted heavy industry areas
c. Light industry may be located within the central and sub-communities in order
that a considerable amount of employment may be provided close to living
areas
d. More offensive light industries should be located within special light industrial
zones in the green wedges or adjacent to the heavy industrial districts.
e. Heavy Industry should be located at the outer edges of the sub-communities
or within the green wedge areas where they can be connected by the railroad
belt line and made accessible to all railroads on equal terms, and where they
can be quickly reached from employees‘ homes.
f. Adoption of ― performance standards‖ may obviate the need for arbitrary
distinctions between ―light‖ and ―heavy‖ industry and provide a more rational
utilization of industrial land
g. Performance standards for control of smoke, oder, glare, vibration, dust,
sound, radiation, water or sewer pollution, and moisture are enforced through
the measurement of the effects of plant operation
h. Industrial areas have a density of some 30 to 50 workers per acre while the
areas of heavy industry have less than 10 workers per acre.
i. Size of industrial estates vary depending on factors such as types and
number of industries to be accommodated, number of units, size of their
employment, potential industrial growth, availability of land and its
development costs, proximity of transport and availability of workers‘ housing.
j. Large enough to achieve practical economies of scale but not to the point
where this economies of scale, particularly traffic and administrative
difficulties may become serious.
k. In the US, the most popular factory lot size is from 2,000 sq. m. to 25,000 sq.
m. The smallest plot being 200sq. m
l. United Nations has recommended that the smallest industrial lot should have
a frontage of 40 meters and a depth of 65 meters. Room for expansion twice
the original floor space should be provided
CLASSES OF INDUSTRIAL ESTATES
1. Industrial tract - An improved tract of land including provisions for streets and
access roads, and installation of utilities. No buildings are provided.
2. Industrial subdivision – An improved tract of land with industrial buildings and
large enough in area to provide sufficient economics of scale to offer special
facilities and services to industrial occupants.
Facilities of Industrial Estate
1. Parks and open spaces
2. Standard Factory Buildings
3. Fire Station
4. Warehouses
5. Administrative Buildings
Bank
Communications Office
Canteen for Executives
Clinic
Training Area
Conference Room
Administrators‘ Office
Accounting Office
INDUSTRIAL PARKS
A more highly restricted type of planned industrial district in which special
attention and emphasis is given to aesthetics preservation of open spaces
and community compatibility.
A planned industrial district and distinguished from a miscellaneous collection
of industrial structures on separate parcels of land
Serve the same manner as industrial districts of earlier times
Industrial parks are not suitable to all industries
Development was due to effort to become more integrated with home areas
of employees.
Relieve industry of legal problems stemming from zoning
Offers utilities and services thus wont encounter problems from local
government in obtaining them.
There is a signification on site development cost to the industry that locates
with the park.
Provide benefits to industry such as security, eating facilities and club
employees.
Communities housing industrial parks benefit from diversification of local
economy, broader tax base, more community income, and a general
stimulant to the area.
Standards of industrial parks are high to be accepted by residents bu not so
rigid to become unacceptable to industries
Proper development and restrictions can make land usage predictable and
can protect property values in the park and the surrounding area.
Density in Industrial Parks range from 15 to 20 workers per acre.
Typical standard include architectural control through an architectural board
of review, minimum setback of 25 feet with complete landscape treatment of
open areas, provision of adequate enclosed parking and loading spaces,
exclusion of any operation that emit smoke or fumes and limiting noise levels.
RESOURCE CLASSIFICATION OF INDUSTRY
1. Resource-oriented Industries
Characterized by the large proportion of raw materials value to production
value.
Located in areas where resources are available, thus minimizing added cost
to transporting raw materials
2. Market-oriented Industries
These involve processing that add bulk and weight to the products
Distribution costs and other related problems are minimized if located near
marketing centers
3. Footloose Industries
Second-stage users where processing cost of materials count more than
transfer costs
Located where linkages are great
INDUSTRY CLASSIFICATION BY SIZE
1. Cottage Industry – Total assets not exceeding 100,000 pesos.
2. Small Scale Industry – Total assets should be 2 million pesos.
3. Medium Scale Industry – total assets should be 1 to 4 million pesos
4. Large Scale Industry – total assets should be 4 million pesos and up.
TYPES OF INDUSTRY
1. Heavy Industry
An operating establishment having an employment size greater that 500
employees
Precedent activity, proximity to raw materials, natural resources, pwer
sourcces, and location at major transportation hubs and population
centers are several factors that prompt that continuation of heavy
industrial activity
Facilities include intense manufacturing operations, heavy equipment,
construction and fuel yards, mining and quarrying major transportation
terminals.