HOUSING CONSIDERATIONS

National Housing Authority (NHA) is responsible for formulating and

maintaining the rules and regulations of human settlements including housing
subdivisions and residential condominiums. All land development projects covering
the said human settlements should conform to the rules and regulations declared
under PD953 and 957 by NHA.1

SITE SELECTION CRITERIA

Fig. 00 Site Selection Criteria for Housing Developments from NHA, 2014 (Anti-Cram Squad, 2018)

PLANNING CONSIDERATIONS

According to Rule I of PD957, indicated are four (4) planning considerations in

designing of subdivision projects including: area planning, site preservation,
easements and circulation.

1
Rule II, National Building Code of the Philippines
AREA PLANNING

Planning and designing of subdivision projects shall take into account the
following: 1

A. Safety and general welfare of the future occupants:

B. Adequate, safe, efficient and integrative road circulation system servicing

every lot therein;

C. Judicious allocation of land uses for diversity and amenity;

D. Preservation of site

E. Proper siting or orientation of lots;

F. Harmony with existing and proposed development in the vicinity;

G. Application of workable design principles or parameters for a well-planned

and self-sustaining environment.

When a developer submits a Planned Unit Development (PUD) type of project,

the layout shall adapt to the standards for residential projects.

Open spaces shall

conform to the provisions of
P.D. 1216 and its implementing
rules and shall include the
following: streets, walks and
parks and playground.

Streets must be
adequate and safe; pathways
shall be provided to the living
units. Parks and playgrounds
shall be allocated within the
community.
Fig. 00 Area Planning Considerations from PD 957 (Anti-Cram
Squad, 2018)

1
Rule I, IRR PD957
 Facilities areas required shall conform to the standard stated in the law and
density of these subdivisions must adapt with the residential densities set in the zoning
ordinance of the certain municipality or city.1

SITE PRESERVATION

Fig. 00 Site Preservation Considerations from PD 957 (Anti-Cram Squad, 2018)

EASEMENTS

Subdivision projects shall observe and conform to the following provisions on

easements as may be required by2:

A. Chapter IV, Section 51 of The Water Code, on water bodies;

B. National Power Corporation (NPC), on transmission lines;
C. PHIVOLCS per Resolution No. 515, Series of 1992, on identified fault
traces;
D. Other public utility companies and other entities' right-of-way;
E. National/local government units for projects abutting national roads
(primary roads) where adequate easement shall be provided for, including
loading and unloading areas;
F. Other related laws.

1
Rule I, IRR PD 957
2
Rule I, IRR PD 957
CIRCULATION

Fig. 00 Circulation Considerations from PD 957 (Anti-Cram Squad, 2018)

SITE PLANNING PRINCIPLES

Housing projects must follow the rules and regulations dictated by the National
Housing Authority including the site planning principles, these principles are also
based on the standards from the local and national laws on housing developments.
The following are the site principles indicated by NHA 1:
A. Compliance to all existing laws, rules and regulations on housing
developments.
B. Adoption of the green infrastructure and preservation of existing natural
resources within the site.
C. Promotion of “walkable communities”
D. Promotion of appropriate community facilities and infrastructure.

1
Standards for Housing Design and Construction, National Housing Authority, April 2014
 E. Land Use allocation per site

Saleable areas includes residential housing

developments, while non-saleable areas are defined as
circulation or road networks, parks and playgrounds and
community facilities.

F. Maximum Allowable Density per Hectare1

– Horizontal Development
• 1-Storey Row House (Loftable): 160 units/ha.
• 1-Storey Row House (with loft): 160 units/ha.
• 2-Storey Row House: 160 units/ha.
– Vertical Development (Low Rise Buildings)
• 2-Storey LRB: 225 units/ha.
• 3-Storey LRB: 245 units/ha.
• 4-Storey LRB: 325 units/ha.
• 5-Storey LRB: 405 units/ha.

1
Standards for Housing Design and Construction, National Housing Authority, April 2014
 LAND-USE AND DEVELOPMENT

A national government agency known as Housing and Land Use Regulatory

Board (HLURB) is responsible for planning, regulatory and quasi-judicial decisions for
land-use development and real estate and housing regulation. 1 There is an existing
rules and regulations from IRR PD 957 that includes implementation of land use
development in subdivisions and condominiums in the country. The BP220 or known
as Rules and Standards for Economic and Socialized Housing Projects also includes
the importance of land use in compliance with the guidelines and standards for
subdivisions.

According to Section I Rule I of PD 957, one of the site criteria in compliance

with the design standards for subdivision is conformity with Zoning
Ordinance/Comprehensive Land Use Plan. It stated that subdivision projects shall be
located in residential zones only or other areas appropriate in this manner. If there is
no existing CLUP, the dominant land use principle and site suitability factors shall be
used in defining suitability of a project. 2 This rule is also applied to economic and
socialized housing under the Section 5 Technical guidelines and standards for
subdivisions Rule II of BP220.

Social

Infra
Economic structure

LAND
USE
Environ
Institutional mental

Fig. 00 Sectoral Analysis of Land Use Plan (Anti-Cram Squad, 2018)

1
Housing and Land Use Regulatory Board, http://www.hlurb.gov.ph
2
Section 1 Design Standards for Subdivision, Rule 1 of IRR PD 957
 A Comprehensive Development Land Use Plan (CLUP) shall refer to a
document embodying set of policies, accompanied by maps and similar illustrations
that serves as principal basis for determining the future land use of lands and natural
resources within the territorial jurisdiction of the city or municipality.1 Land Use
planning for housing is indicated in Republic Act 7279 (Urban Development and
Housing Act) that gives a definition of a Land Use Plan that LGU’s are mandated to
implement – the CLUP documents are defined within the bounds of land resources by
the provision of UDHA. The housing settlements and/or residential zones are indicated
in a map pertaining to different designated land areas for different uses such as –
cultural/historical zones, economic zones, protected land areas etc. If there is an
absence of Land Use Plan in the Municipality, the interim guidelines indicated in the
National Building Code of the Philippines shall be followed.

PROVINCE OF BULACAN

LAND USE FOR HOUSING

The Land Use of

Bulacan illustrates the
urbanization pattern of the
province marked by the
continuous population
growth within its three
growth triad namely Malolos-
Meycauayan, Norzagaray-
San Jose Del Monte and
Plaridel-Baliwag urban core.
These three growth corridors
are experiencing the
pressure of urban expansion
and is visible by the Fig. 00 Representation of Urban core Triad of Bulacan (PDPFP
Bulacan 2014)

1
Senate Bill 1369, Loren Legarda
expansion of its settlement areas in terms of large scale subdivision and housing
developments. 1 Because of this expansion, the said town and cities are having land
issues including massive land conversion, waste management, excessive ground
water extraction etc. According to the Land Use of Bulacan, the city of Malolos was
need to be focused due to its risk brought by hydro-meteologic hazards together with
other towns like Obando, Hagonoy and Paombong, the city was also included in the
moderately vulnerable areas of the province.

The figure below indicates the existing land use map of the province of Bulacan.
The watershed reservation is located at Doña Remedios Trinidad and some parts of
the area was categorized as severely eroded areas.

Fig. 00 Land Use Map of Bulacan, Source: bulacan.gov.ph (Anti-Cram Squad, 2018)

DEMAND

Land requirements were computed based on the Food and Agriculture

Organization, considering the estimated population growth of the province from year
2011 up to year 2020. We can infer with this figure that the province will claim 49% of

1
Land Use and Physical Development, PDPFP Bulacan 2014
its area for residential purposes, and the remaining 51% will be allotted for other
facilities such as industrial, commercial, open spaces and institutional.

Fig. 00 Land Use Requirement of Bulacan by 2020 (Anti-Cram Squad, 2018)

SETTLEMENT FRAMEWORK

Settlement will continue to

expand within the existing built
up areas in the province, but the
plan indicated concerns with two
urban expansion to absorb the
pressure of urban development
triad of Bulacan.

The expansion is directed

northward designating Balagtas-
Doña Remedios Trinidad and
San Rafael – San Ildefonso as
Fig. 00 Settlement Framework Map of Bulacan (PDPFP Bulacan
2014)
the next growth corridors. 1 Having protected areas at the upper part of the province,
the new urban corridors should be built in areas away from its impact to protected
areas.

MALOLOS, BULACAN

The city of Malolos, Bulacan is one of the urban growth cities in Bulacan and
also a target of flood hazards along with Hagonoy and Plaridel. One of its problem is
the vast immigration of resettlement area and huge population growth in the city. As
of the latest CLUP of Malolos, the existing land use of the city of Malolos consists of
the following: residential, commercial, institutional, industrial, open space and
agricultural/fish ponds. The residential area is currently 1,549.85 hectares or 20.06
percent account for residential uses in all barangays. 2 The said residential spots are
mostly located along the transport lines or road ways and built individually apart from
the settlement cluster. Houses are built with major materials such as wood and
concrete.

The city has its proposed land use plan that will guide the development of
Malolos, Bulacan and as a first class municipality, the city is allowed to reclassify its
land up to 15% its agricultural area. Poblacion is the center of the city and is subject
to cater the future developments of Malolos, this area will be the concentration of the
proposed central business district area. The proposed area for residential is 391
hectares or 40.23 percent of the total central business district area – the areas are
designed for R2 and R3 projects.

When it comes to proposed General Land Use of the city, the residential area
will have an additional area of 293.5 hectares – the total proposed residential would
be 1843.25 hectares.

1
Page 288, Settlements Framework, PDPFP Bulacan 2014
2
Municipal Development Plan, Bulacan, 2001
ZONING ORDINANCE

The zoning ordinance of Malolos is indicated in the Article 1 to 11 of Zoning

Ordinance No. 6-97 of Municipal Development Plan of the city. The title should be
known as “Comprehensive Zoning Code for the Municipality of Malolos, Bulacan of
simply referred to as the “Code”. Residential zone herein is divided and classified into
low, medium and high-density or R-1, R-2, R-3 zones, respectively. 1

USE REGULATIONS PER DISTRICT

Fig. 00 Use Regulations per Residential District of the City of Malolos (Anti-Cram Squad, 2018)

1
Municipal Development Plan, City of Malolos 2001
HEIGHT AND AREA REGULATION PER DISTRICT

Fig. 00 Height and Area Regulation, Zoning Ordinance of the City of Malolos (Anti-Cram Squad, 2018)
OCCUPIED HOUSING UNITS

CITY OF MALOLOS, BULACAN

Fig. 00 Occupied Housing Units in Malolos, Bulacan (Anti-Cram Squad, 2018)

Fig. 00 Occupied Housing Units in Province of Bulacan (Anti-Cram Squad, 2018)