Land Use.docx

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

LAND USE CATEGORIES IN THE PHILIPPINES A centralized body called the Land Use Policy Council composed various government agencies involved in land use shall be created to formulate, periodically update and implement the said plan and to coordinate with, assist and monitor the compliance of local government units (LGUs) in planning, developing and implementing their respective comprehensive land use plan under this bill. Under this proposed measure, land is classified according to use: 1.) Protection land use which shall refer to the use of land primarily for rehabilitation, conservation, and protection purposes and the promotion of the country's ecological and life-support systems. Areas under this category are those under the coverage of Republic Act No. 7586 or the National Integrated Protected Areas System (NIPAS) law and other coastal and marine protected ' areas; those areas outside NIPAS but nonetheless require protection because of their outstanding physical and aesthetic features, anthropological significance, and biological diversity; and those areas prone to natural hazards; 2.) Production land use which shall refer to the direct and indirect utilization of land resources for crop, fishery, livestock and poultry production" agroforestry, mining, industry, energy development, and tourism. Areas included in this category are agricultural lands, fishing grounds, fishponds, and fish cages, coastal and marine zones, production forest which comprise lands 18% to 50% in slope gradient such as: residual dipterocarps, rangelands for grazing ~ purposes, industrial tree plantation/IFMA, community based agro-forestry areas and other reforestation projects; mineral lands or mining areas and reservations, energy resource lands, industrial development areas, and' tourism development areas where productive activities could be undertaken to Ineet the country's requirements for food security, economic growth and development; 3.) Settlements Development which shall refer to any improvement on existing settlements in urban and rural areas or any proposed development of certain areas for settlement purposes'involving the spatial distribution of population, identification of the roles and functions of key urban centers; determination of relationships among settlement areas, and the provision of basic services and facilities to such settlement; and 4.) Infrastructure Development which seeks to provide basic services and foster economic and other fonns of integration necessary for producing or obtaining the material requirements of Filipinos, in an efficient, responsive, safe and ecologically friendly built environment. It covers these sub-sectors: transportation, communications, indigenous energy exploration and development, water resources, and social infrastructure. To ensure compliance with the national land use policy, incentives and awards shall be given to local government units that regularly update their comprehensive land use plan while fines and sanctions shall be imposed for violating certain provisions of this proposed measure. In view of the foregoing, immediate passage of this bilI is earnestly sought.

SEC. 4. Definitions.- As used in and for purposes of this Act, the following terms shall mean:

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

a) "Agricultural land" shall refer to lands devoted to or suitable for the cultivation of the soil, planting of crops, growing of fruit trees, raising of livestock, poultry, fish or aquaculture production, including the harvesting of such farm products, and other farm activities and practices performed in conjunction with such farming operations done by persons whether natural or juridical and not classified by law as mineral land, forest land, residential land, commercial land, or industrial land; b) "Agricultural land use conversion" shall refer to the undertaking of any development activity which modifies or alters the physical characteristics of agricultural lands to render them suitable for non-agricultural purposes with an approved order of conversion issued exclusively by the Department of Agrarian Reform (DAR); c) "Alienable and .disposable (A&D) lands" shall refer to lands of the p'ublic domain which have been delineated, classified, and certified to by law or pursuant to the Land Classification Program of the Department of Environmeht and Natural Resources (DENR) as agricultural lands open to disposition under the provisions of Commonwealth Act No.141, otherwise known as the "Public Land Act," as amended; c) "Ancestral domains" shall refer to all areas generally belonging to ICCs/IPs as defined in Republic Act No. 8371, otherwise known as the "Indigenous Peoples Rights Act (IPRA) of 1998;" e) "Comprehensive land use plan (CLUPf shall refer to a document embodying a 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. It represents the community-desired pattern of population distribution and proposes future allocation of land resources to various landusing activities. It identifies the allocation, character, and extent of the areas of land resources to be used for different purposes and includes the processes and the criteria employed in the determination of the land use. It has a long-term perspective, encompassing a minimum of three (3) terms of local elective officials. f) "Coastal Area/Zone" shall refer to a band of dry land and the adjacent ocean space (water and submerged land) in which terrestrial processes and uses directly affect oceanic processes and uses, and vice versa. Its geographic extent may include areas within a landmark limit of one (1) kilometer from the shoreline at high tide to include mangrove swamps, brackish water ponds, nip swamps, estuarine rivers,sandy beaches and other areas within a seaward limit of 200 meters isobath to include coral reefs, algal flats, seagrass beds, and other soft-bottom areas. For purposes of initiating and implementing sustainable coastal resources protection and management, it shall include foreshore lands; g) "Critical watershed" shall refer to a watershed supporting existing and proposed hydro-electric power and irrigation works needing immediate rehabilitation as it is being subjected to fast denudation causing accelerated erosion and destructive floods; h) "Cultural heritage" shall refer to the totality of cultural properties preserved and developed through time and passed on for posterity; i) "Development plan" shall refer to a document that defines the activities or measures that the national government or local government units (LCUs) intend to implement in order to achieve a defined set of development goals. It integrates the socio-economic and sectoral plans of the national government or its instrumentality or a particular LCU with spatial plans such as land use or phYSical framework plans. It may include an analysis of problems and resources, definition of goals and objectives, policy guidelines, project and target achievements, and an implementation mechanism which defines the roles and contributions expected from the government and the private sector;

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

j) "Ecologically-fragile lands" shall refer to lands within the critical watershed, brackish and freshwater wetlands, pasture lands, and croplands which require rehabilitation and whose continued unsustainable use would adversely affect the productivity of lowland agricultural areas and the stability of the upland system; k) "Ecotourism" shall refer to sustainable tourism or travel to a given natural area with exotic or threatened ecosystems or a heritage area to observe wildlife or to help preserve nature, in the process providing for community participation; protection and management of natural resources, culture and indigenous knowledge systems and practices; environmental education aI'ld ethics; as well as economic benefits fostered and pursued for the enrichment of host communities and the satisfaction of visitors; l) "Energy resource lands" shall refer to lands where naturally occurring or indigenous energy resources exist; m) "Energy resources" shall refer to surface or subsurface substances that serve as energy sources. These are traditionally mineral fuel deposits such as coal, petroleum, natural gas or renewable resources from geothermal, hydro reservoirs, or nonconventional sources such as ocean waves, solar, wind, biomass, and other similar resources which serve the same purpose; n) "Environmentally critical areas" shall refer to areas declared by law as: (a) areas for natural parks, watershed reserves, wildlife preserves, and sanctuaries; (b) areas set aside as aesthetic potential tourist spots; (c) areas which constitl,lte the habitat of any endangered or threatened species or indigenous Philippine wildlife (fora and fauna); (d) areas of unique historic, archaeological, or scientific interests; (e) areas which are traditionally occupied by ICCs/IPs; (t) areas with critical ~lopes; (g) areas frequently visited and/ or hard hit by natural calamities (geologie 'hazards. floods,

LAND USE CATEGORIES & DEFINITIONS IN THE PHILIPPINES 1. RESIDENTIAL LAND USE Residential land useis a land used primarily for housing, with limited allocations for uses that are complementary to or serve basicresidentialuses. Residential land use has the largest share of all urban land use. The exact proportion of residential use varies depending if one includes the entire area of urban land including developed and vacant land or the built up area. Residential land use include individual household unites, dormitories, hotels, parks, motels, and vacant plots. Residential area generates the greatest amount of garbage in the urban areas. As land is cleared for housing and other economic activities including urbanization, infrastructural development. Erosion sets in as soon as the tree cover is removed, heavy tropical rainfall leaches the nutrients from the soil especially on sloppy areas. It could also lead to landslides and this in turn precipitates more flooding. The removal of tropical forests, that regulates the worlds climate by absorbing carbon dioxide and returning water to the atmosphere through transpiration are all disturbed leading to global warming.

2. COMMERCIAL LAND USE It is surprising that commercial land use contributes a very small proportion of land use in the urban area (about 5%) of the total space of the grouping. However, the economic impact in terms of employment and sales far outstrip this small space allocation. The commercial areas also contribute a lot to pollution from automobile, factories and

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

petrochemical plants can result in acidification of lakes resulting from air pollution, other related diseases include ulcers, hypertension and lungs cancer.

3. INDUSTRIAL LAND USE Industrial land uses are extremely varied, depending on the nature of the industry being considered. Urban-industrial land usage generally refers to the siting of factories orpetroleumrefineries, and of utilities such aselectricitygenerating stations, and waterand sewage-treatment facilities. Industrial land use in rural areas can include mines, smelters, and mills for the production of ores and metals; mines and well fields for the production offossil fuelssuch ascoal, oil, andnatural gas; and large water-holding reservoirs for the production of hydroelectricity.

4. TRANSPORTATION SPACE Airports, streets railroads and parking spaces are very large land users in the urban areas. More than 20% of the land area of a typical urban area is used for transportation relatively activity.

5. AGRICULTURAL LAND USE Land uses for agriculture and forestry are also types of industrial land uses, in this case involved with the production of food or tree-fiber as renewable resources. The nature of agricultural land uses depends on the types ofcropsand agronomic systems, which can vary from intensively managed monocultures to more organic systems involving annual or perennial crops and little use offertilizersorpesticides. Similarly, the intensity of land use in forestry varies from systems involving clear-cutting and the establishment of shortrotation plantations, to selection-harvesting systems with long-spaced interventions.

6. RECREATIONAL LAND USE Recreational land in most cities is devoted to a variety of functions. It can be divided between lands for active recreation (that is) relaxation, site-seeing etc. In essence, this distinction is between participant recreation and spectator recreation. This distinction points out the difficulty of defining precisely what is meant by recreation; for some, it may mean a type of competition, for others may mean a form of amusement and still for others it could meant relaxation. However, the use of land for such purposes deals with outdoor recreation on sites with some type of facilities that provide for both active recreation; such as outdoor swimming pools and tennis courts. The share of urban areas used for cities of 100,000 or more people. The average is about 5%. Standards have been established by different cities and organizations regarding the share of urban areas that should be devoted to recreation and open space.

7. PUBLIC LAND USE OR OPEN SPACE Public land uses of urban land are usually dominated by parks, golf courses, polo field and football field etc. in terms of space use. Access to them is sometimes restricted even though it is classified as open space. Transportation planners must be aware of cemeteries, auditoriums, arena and location etc. when projecting future corridors because the cost of moving or relocating a cemetery for instance is not worth the trouble. The environmental implication of all these is that large expanse of land must be prepared to accommodate such facility. A reduction of vegetation induces quicker water runoff, accelerated erosion, greater flood potential and increased sedimentation. As vegetation is stripped away at construction sites, it is common to notice excessive erosion and higher water level in streams with muddy, sediment-laden creeks and rivers.

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

LAND USE CATEGORIES IN THE US General Area De script ions

Rural Areas Rural areas include those parts of the Township that are largely undeveloped, contain important agricultural lands, and sensitive natural features. These areas also support many rural residential developments that help define their character. While both rural residential areas and agricultural areas contain residential uses and are clearly part of the same character area, there is a distinction between them. Rural residential developments tend to be characterized by large lots which are either developed individually or sometimes as part of a neighborhood; they are exclusively used for residential buildings and are surrounded by lands that exhibit a rural character. Agricultural lands are often also used primarily for residential purpose, however, they are on much larger parcels of land, and typically include additional accessory uses customary to agricultural areas or large undisturbed natural features. Preserving existing natural features, agricultural lands, and open spaces and maintaining the rural atmosphere of these areas is a primary consideration of the 2010 Pittsfield Master Plan.

Suburban Areas Suburban areas comprise a majority of the Township. This character area is typified by a singlepurpose use area, such as: single family residential subdivisions, big box and strip mall commercial developments, and business and industrial park campuses. Historically, suburban areas were designed to accommodate the automobile; nearly all trips and tasks of daily living in a suburban area require the use of a car. Some of the design considerations

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

in this Plan for suburban areas are based on continuing to meet the needs of the automobile and respecting existing development patterns, while at the same time introducing pedestrian and bicycle connections from these areas to other areas in the Township.

Urban Areas Urban areas in the Township are planned to accommodate higher density, intensity, and mixeduse developments. These areas are intended to accommodate multiple modes of transportation that connect various land use types in Pittsfield together. Urban areas are also intended to be designed at the human scale. Designing human-scaled developments will be key to the success of urban areas in Pittsfield. This will require that the size and layout of these areas be based on how far a person will walk to reach services, and that all design decisions keep the comfort and convenience of the pedestrian as a key consideration. However, it will also be necessary to consider the needs of a user relying on motorized transit because urban areas must be accessible from the rural and suburban areas of the community.

CATEGORIES & DEFINITIONS

AGRICULTURA

AGRICULTURAL

GENERAL

CHARACTERISTICS. Agricultural preservation areas are intended to protect existing agricultural areas of the Township by promoting agricultural activity and allowing for additional uses that will be consistent with the agricultural chracter, as well as providing for large lot residential uses that will support residential or niche farming operations. Residential dwellings should be accessory to the principal use of farming on the property or should be located on large lots that contain substantial areas of natural features. Residential subdivisions and other forms of development are considered incompatible with agricultural land uses. LOCATION. This use category is planned for areas that include existing farmland, existing large lot or estate residential parcels, and demonstrate continuity or connectivity between existing or potential natural features, such as restored wetlands, prairies, or woodlands, and large areas of open space or agricultural lands. APPROPRIATE LAND USES

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

The agricultural preservation designations will support the production of farm products including but not limited to vegetables, fruit, livestock, plants and specialty crops. Accessory retail uses may be permitted in conjunction with an agricultural operation. Examples of traditional uses may include farmers’ markets, roadside stands, nurseries and greenhouses, wineries with sales and tasting rooms, and other similar uses. Some

non-traditional uses that may be appropriate may include low intensity businesses that support arts and cultural activities such as small scale arts and craft classes located in outbuildings, or small scale venues that could house ephemeral gatherings or markets that showcase local musicians’, artists’, or artisans’ work. Uses that provide for energy production such as wind farming and small-scale biofuel production would also be appropriate in agricultural preservation districts. Other examples of non-traditional uses may include low-intensity familyrun businesses, such as lawn care companies, provided the land is sufficiently large enough to sustain such uses without negatively impacting adjacent land uses. These uses should be developed in conjunction with an existing agricultural use or as an accessory to the use of the parcel as a residence. DENSITY. A maximum density of 0.4 dwelling units per acre is permitted. Non-traditional uses should comprise no more than 10% of a parcel. Larger lots may also support a single rental unit attached to an accessory building designed to house single-family members or couples such as adult children or aging parents. BLOCKS AND CONNECTIVITY. Given the nature of the use and the large tracts of land associated with agricultural land uses, new roads and connectivity through transit to these areas is unlikely. However, nonmotorized connections should be provided as necessary to connect the Township’s agricultural land, and open and green spaces to other residential and recreational areas in the Township. This connectivity will typically occur via roadside pathways based on the vision outlined in the Non-Motorized map or on dedicated pedestrian pathways that provide access to our natural features and open space. Building Location. Buildings should be located with yard spaces provided on all sides of the building. Buildings should be located such that they respect and do not impact natural features such as wetlands, streams, floodplains, woodlands, and viewsheds, as well as adjacent non-farm uses. BUILDING DESIGN. Buildings should be agricultural or residential in character. Pitched roofs are more appropriate than flat roofs. Any new building that may be developed to support a nontraditional agricultural use should be designed to be similar in nature and in scale to other buildings traditionally found in rural areas. PARKING. The uses that are appropriate in agricultural areas typically do not require large parking lots. When a use does require an offstreet parking area, such as a farmers market or roadside stand, the parking area should be designed to be consistent with the agricultural character of the area. Formal landscaping and extensive lighting should be discouraged. Parking should be designed so that it is largely hidden from view of roadways.

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

RESIDENTIAL: RURAL

RESIDENTIAL: RURAL

GENERAL CHARACTERISTICS. Rural residential neighborhoods are intended to accommodate low-density residential development. Residential development will typically occur on large lots along collector roads, but can be grouped or clustered on smaller lots to preserve natural features or important vistas and viewsheds. LOCATION. These uses are planned for areas that have limited infrastructure. Because minimum lot sizes are large, well and septic systems can provide for water and sanitary disposal needs and therefore these areas need not have public utilities. Because densities are very low, these areas are located along low volume rural roads that may or may not be paved. These areas are surrounded by agricultural uses, natural features, and open space. APPROPRIATE LAND USES. This designation is intended to include detached residential dwelling units. In some instances it may be appropriate to attach single-family units by one or two building walls to preserve natural features or additional open space. DENSITY. A maximum density of one unit per acre is appropriate in rural residential areas. BLOCKS AND CONNECTIVITY. Rural residential neighborhoods will have low densities and will be designed to preserve natural features, so street connectivity will not be a high priority in these areas. Vehicular and non-motorized connections should still be provided within and between neighborhoods. Connections to other areas of the Township will be provided by the existing county road network and through non-motorized pathways based on the nonmotorized plan. BUILDING LOCATION. Buildings should be located in the middle of lots with yard spaces provided on all sides of the building. Smaller accessory structures may be located closer to lot lines. Buildings should be located such that they respect and do not impact natural feature areas such as wetlands, streams, floodplains, woodlands, and viewsheds. Building Design.

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

Buildings should be residential in character. Pitched roofs are more appropriate than flat roofs. Accessory structures could be modeled after traditional agricultural buildings.

RESIDENTIAL: SUBURBAN GENERAL CHARACTERISTICS.

RESIDENTIAL: SUBURBAN

Suburban residential neighborhoods are moderate density areas that consist primarily of detached single family units. These areas tend to be designed to be aesthetically pleasing with trees, landscaping and manicured lawns. They are usually internally walkable. Other uses that tend to add to the character of a suburban residential neighborhoods include, civic and public land uses such as municipal buildings, schools, places of worship, parks, pools, etc. LOCATION. These uses are located throughout the Township. They must be in areas that have substantial infrastructure including public utilities, multiple transportation options, and be in close proximity to schools, parks, and public safety facilities. While suburban neighborhoods tend to be clustered in areas with other suburban neighborhoods, they should also be in relative proximity to business centers and areas that provide retail, personal, service and entertainment opportunities. APPROPRIATE LAND USES. This area will support uses that include detached single-family residential dwelling units, duplexes, schools, parks, places of worship, community centers, home offices, home businesses that attract limited customer activity, and compatible municipal and civic uses. A single rental unit attached to an owneroccupied building may also be appropriate in these neighborhoods. DENSITY. A maximum density of 2.5 dwelling units per acre is recommended in suburban neighborhoods. The minimum lot size should be 10,000 sq. ft for single family units and 20,000 sq. ft. for duplexes, with minimum lot widths of 70 ft. BLOCKS AND CONNECTIVITY. The recommended maximum block perimeter and block lengths in suburban neighborhoods are relatively large. The minimum lot size in existing subdivision neighborhoods make it difficult, but not impossible, to create a truly walkable environment. Future development of these neighborhoods should include principles of traditional neighborhood design. Shorter blocks that have intersections with square

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

angles are less attractive to cutthrough traffic than sweeping curvilinear local streets that increase the ability for vehicular speeding. Multiple vehicular and nonmotorized connections to each adjacent collector street and adjacent neighborhoods and districts should be provided. Single entrances to neighborhoods are discouraged as they focus all the traffic to and from a neighborhood to one or two points. BUILDING LOCATION. Buildings in suburban neighborhoods should be located towards the middle of the lot with yards on all four sides of the building. BUILDING DESIGN. Buildings should have a residential scale and character. PARKING. The uses that are appropriate in suburban neighborhoods typically do not require large parking lots. Parking will largely be accommodated on the street, in driveways or in attached or detached garages. When a use does require an off-street parking area, such as a school, a place of worship, or municipal facility, the parking lot should be designed such that it is largely hidden from view from roadways. Neighborhood Parks and Open Space. The Township should strive to supplement the existing parks with small-scale parks (public or private) in each neighborhood in the Township so that every residential unit is located within ¼ mile of a park. Lot Design Flexibility. The Township should continue to provide mechanisms to allow lot size reductions for the purpose of preserving open space or providing neighborhood park area. Lot size reductions can allow space for attractive shared open spaces for the entire neighborhood to enjoy, while also reducing initial and longterm costs of land and infrastructure. Lot size reductions should be allowed by right so long as they do not result in increased density

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

CHARACTERISTICS 3. Differentiate the Land Use Categories of the Philippines and The First-World Countries Land use planning is an instrument that facilitates a fair and transparent allocation of land resources. Besides land registration it is a core instrument in the steering of local development trajectories and it helps to ensure the sustainable use of vital resources. However, land use planning is often subject to diverging interests of governmental agencies as well as political will. The pattern of development in the US has included a variety of different land use types. While there has been general consistency in development patterns, the US Master Plan aims to focus development or preservation based on existing land use patterns in order to create cohesive development patterns that allow for, and provide connectivity within and between land uses. Careful attention has been devoted to clearly defining the characteristics of different geographic areas of the Township. By doing so, new development and redevelopment can be concentrated within contextually appropriate areas that support and enhance desired land uses and provide for connectivity via multiple modes of transportation. The types of land uses have been designated for specific areas of the country and are based on: future land use needs; existing land use patterns; existing and planned neighboring uses; existing or intended community character; and existing and planned infrastructure such as: transportation facilities, utilities, public safety services, schools, and parks. Similarly, different classifications can be constructed depending on scientific purpose. Typical broad-interpretation classifications of land cover include for example, forests, grassland, tilled land, wetlands and non-biotic cultivation. Appropriate subclassifications are boreal and tropical forests, savannahs and steppes, villages and cities. Any changes in biophysical land covers, whether they are anthropogenous or not, will directly affect biodiversity, primary production, soil quality, runoff and deposition rates as well as the sources and sinks for most material and energy flows (Turner 1995). The local environment (bioand geosphere with its greenhouse emissions and water cycle) is, therefore, immediately concerned. If similar land cover changes arise at other places, their cumulative impact can attain regional, supraregional or even global dimensions. Similarly with the Land Use in the Philippines which has rational and judicious approach of allocating available land resources to different land using activities and for different functions consistent with the overall development vision/goal of a particular city.

MALICDAN, JUNNIELE B.

“LAND USE CATEGORIES”

In the Philippines, land use planning is hierarchically structured and most activities take place at a subnational, particularly at the provincial and municipal level. The planning levels are interlinked: lower-tier plans with shorter coverage periods are set to follow the priority setting of larger-scale plans. Municipal land use planning was strengthened by the Republic Act No. 7360 in 1991 to follow the principle of subsidiarity. Local governments gained responsibilities in a variety of planning fields, including development and land use planning: (a) the permission to process and approve subdivision plans from the Housing and Land Use Regulatory Board (HLURB), (b) the enforcement of the National Building Code from the Department of Public Works and Highways including granting or declining of building permits, as well as (c) the reclassification of agricultural land from the Department of Agrarian Reform, except those lands distributed to agrarian reform beneficiaries pursuant to the Republic Act No. 6657 (Republic of the Philippines, 1991). This policy brief explores the structures of land use and development planning in the Philippines, highlights the challenges associated with plan implementation in the administrative context and discusses the consequences for socio-economic development. The following findings lead us to our recommendation towards a consistent national policy framework for land use planning: • The complexity of developing Comprehensive Land Use Plans (CLUPs), their updating, and their subsequent enforcement pose challenges for municipal planning administrations. Training municipal staff is a prerequisite for successful planning and implementation. • Plan development and implementation should be based on objective criteria and aligned with peoples’ needs. Decoupling land use planning from the interests of executive officers and powerful landowners is essential and contributes to the common good. • Land use planning (physical planning) and development planning require alignment. The existing mismatch is a consequence of different and overlapping mandates between governmental authorities. • Incomplete and outdated cadastral information and shortcomings in sectoral information exchange inhibit the steps necessary to solve the pressing issue of insecure tenure rights. • Cooperation of agencies is currently partial and not yet systematic, which hampers a consistent alignment of plans and integration of efforts in the country. The CLUP, the main planning instrument, aims to provide a sound foundation for managing past, current and projected land use and for the allocation of land resource use of the whole territory of a municipality. Figure 1 shows the embeddedness of the CLUP in the planning hierarchy. The CLUP is highly dependent on the cooperation of different agencies and is supposed to have primacy over other sectoral, development and investment plans of governmental agencies at the municipal level.