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Presentation highlights of the Panglao Island Tourism Masterplan by Palafox & Associates (Part 4 of 4)
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PROVINCIAL GOVERNMENT OF BOHOL
Contents of Presentation
PROVINCIAL GOVERNMENT OF BOHOL
WHY PLAN?To ensure that development and growth of Panglao Island becomes: balanced (environment, economy, society) sustainable (long-term and to carry on until future generations) secure (impacts and threats mitigated) regulated (constant assessments and monitoring)
PROVINCIAL GOVERNMENT OF BOHOL
MAJOR CONSIDERATIONS
Airport and tourists Panglao IslandHotels, Resorts, and other Tourism Developments
Growth of LGUs and its population
Water resource, Drainage, Sewerage
PROVINCIAL GOVERNMENT OF BOHOL
ANALYSES
PROVINCIAL GOVERNMENT OF BOHOL
Microclimate Analysis
PROVINCIAL GOVERNMENT OF BOHOL
Site Analysis
PROVINCIAL GOVERNMENT OF BOHOL
Character Analysis
PROVINCIAL GOVERNMENT OF BOHOL
Tourism Infrastructure Analysis
PROVINCIAL GOVERNMENT OF BOHOL
Balicasag Island Hinagdanan Cave
Daks & Gams Wildlife Park
Doljo Beach Libaong Beach
PROVINCIAL GOVERNMENT OF BOHOL
Bolod Beach
Alona Beach
Tourism Infrastructure Analysis
PROVINCIAL GOVERNMENT OF BOHOL
Tourism Infrastructure Analysis
Pangalo Island Nature Resort
Coco Grove
Ananyana Resort
Bohol Plaza Resort & Restaurant
San Agustin Church
Bolod BeachPROVINCIAL GOVERNMENT OF BOHOL
Eskaya Beach Resort
Tourism Infrastructure Analysis
StrengthsStrong social values among its residents Rich in biodiversity with many endemic and unique flora and fauna Presence of tourism-related infrastructure such as hotels and resorts Strong local labor pool Good Weather: away from typhoon path Forward-looking and development centered local governments
PROVINCIAL GOVERNMENT OF BOHOL
WeaknessesLack of appropriate zoning for tourism and overall development Water supply shortages Weak transport linkages within and outside the island Lack of waste water and sewerage treatment facilities Limited community involvement in certain areas
PROVINCIAL GOVERNMENT OF BOHOL
OpportunitiesAirport to improve access to the island Job creation brought by airport and increased tourism activity Investments on the developing tourism industry Worldwide exposure and promotion of Panglao as an island paradise Promotion of sustainable tourism practices Park and ride systems to lessen vehicles, thus, air pollution in the island
PROVINCIAL GOVERNMENT OF BOHOL
ThreatsUnregulated development of high-rise structures near the beach Rapid natural resource exploitation and thus, decrease in food self-sufficiency Climate change and rise in sea levels Coastal degradation Increased social deviance and criminality
PROVINCIAL GOVERNMENT OF BOHOL
Development Framework Strategies
PROVINCIAL GOVERNMENT OF BOHOL
Framework #1: Growth Centers and Green Wedges
PROVINCIAL GOVERNMENT OF BOHOL
Framework #2: Development Clusters and Transport Corridors
PROVINCIAL GOVERNMENT OF BOHOL
Framework #3: Polarized Core Developments
PROVINCIAL GOVERNMENT OF BOHOL
PREFERRED FRAMEWORK STRATEGY
PROVINCIAL GOVERNMENT OF BOHOL
Multi-centered development corridors and green wedges
PROVINCIAL GOVERNMENT OF BOHOL
Existing Provisions (Do Nothing Scenario)Medium Density Development
Medium Density Development
Donut Development in Boracay IslandPROVINCIAL GOVERNMENT OF BOHOL
Existing Provisions (Do Nothing Scenario) High density development along the beachfront of the island No provision of open spaces within the beachfront Middle portion of the island is not maximized for potential development Continued encroachment of the 25-meter No Build Zone
PROVINCIAL GOVERNMENT OF BOHOL
Polluter Must Pay PrincipleInternationally accepted basis for development regulation Transport emissions Air, water and land pollution Noise and visual pollution Increasingly becoming important due to increasing awareness on climate change issues
PROVINCIAL GOVERNMENT OF BOHOL
Development Guidelines
PROVINCIAL GOVERNMENT OF BOHOL
Definition: No Build ZoneThe space 30 meters from the edge of the Mean High Water Mark (MHWM) measured inland No permanent structures are allowed to be built and obstruct the activities or the beachfront Whereas, the space 25 meters from the MHWM up to 30 meters from the MHWM shall be known as the Pedestrian Alley. This shall serve as the on-foot access for beachfront properties and shall not be paved whatsoever to prevent use of wheeled transport/motorized transport.
PROVINCIAL GOVERNMENT OF BOHOL
Proposed Zoning Regulations: Scheme 1
PROVINCIAL GOVERNMENT OF BOHOL
Proposed Zoning Regulations: Scheme 2
PROVINCIAL GOVERNMENT OF BOHOL
Proposed Zoning Regulations: Scheme 3
PROVINCIAL GOVERNMENT OF BOHOL
View To The Beach
PROVINCIAL GOVERNMENT OF BOHOL
30% 30%
70% 70%
FAR 1.0
FAR 2.0
PROVINCIAL GOVERNMENT OF BOHOL
Contributions for the EnvironmentDevelopment Obligations are to be charged for all types of development having an exceeded height of 14 meters. The following shall apply The accumulated floor area, in sq.m. above the 14-meter-limit shall be charged as follows:Floor Area (in sq.m.) DEVELOPMENT OBLIGATION(per sq.m.) Every succeeding Php 2,000.00 floor area
PROVINCIAL GOVERNMENT OF BOHOL
Priority Areas for Development
PROVINCIAL GOVERNMENT OF BOHOL
Alona BeachMost built-up tourist destination Complete tourist facilities within the area Some properties within the 30-meter public zone Top destination in Panglao Island
PROVINCIAL GOVERNMENT OF BOHOL
Alona BeachRecommendations:50-meter total no-build buffer zone Zoning of the area (through CLUP and ZO) Better landscaping Standardization of green principlesSolar/wind energy Rainwater catchment systems Green roofing, etc.
PROVINCIAL GOVERNMENT OF BOHOL
Alona Beach at presentPROVINCIAL GOVERNMENT OF BOHOL
Proposed Enhancement of Alona BeachPROVINCIAL GOVERNMENT OF BOHOL
Panglao and Dauis PoblacionsPanglao Circumferential road pattern Heritage church, watchtower, and old structures Little economic activityMarket as center of trade and commerce
PROVINCIAL GOVERNMENT OF BOHOL
Panglao and Dauis PoblacionsRecommendations for Panglao Adaptive Reuse of old structures viable for commercial use Watchtower restoration Apply mixed-use in zoning Attract more businesses and trade Work made closer to home
PROVINCIAL GOVERNMENT OF BOHOL
Panglao Plaza and Site of Old Municipio at presentPROVINCIAL GOVERNMENT OF BOHOL
Proposed Revitalization of Plaza and Adaptive Reuse of Former Site of the MunicipioPROVINCIAL GOVERNMENT OF BOHOL
Poblacion Roads and Commercial Establishments at presentPROVINCIAL GOVERNMENT OF BOHOL
Proposed Streetscaping and Commercial Area EnhancementPROVINCIAL GOVERNMENT OF BOHOL
PROVINCIAL GOVERNMENT OF BOHOL
PROVINCIAL GOVERNMENT OF BOHOL
Panglao and Dauis PoblacionsDauis Gateway to Panglao IslandBridge widening Heritage church, watchtower, museum, and old structures Spillover from Tagbilaran City Structures on stilts Mangrove areas nearby
PROVINCIAL GOVERNMENT OF BOHOL
Panglao and Dauis PoblacionsRecommendations for Dauis Adaptive Reuse of old structures and Urban Renewal Watchtower restoration Apply mixed-use in zoning Attract more businesses and trade Work made closer to home Landscaping
PROVINCIAL GOVERNMENT OF BOHOL
Coastal Areas, Beaches, and Dive SitesPowder-white sand beaches and clear water Sensitive habitatsMangroves and corals
Threat of rapid development of coastal areas Coastal areas - highest land value
PROVINCIAL GOVERNMENT OF BOHOL
Coastal Areas, Beaches, and Dive SitesRecommendations:Implementation of 50-meter no-build buffer setbacks Integrated Coastal Zone Management Plan Provision of public facilities Signages, toilets, ramps for disabled, view decks, etc. Coastal biking and hiking trail network for whole island Dismantling of illegal structures by the water Relocation of informal settlers Dismantling of fish pens Constant monitoring
PROVINCIAL GOVERNMENT OF BOHOL
Old Port of DauisPROVINCIAL GOVERNMENT OF BOHOL
Landscaping and Revitalization of the Old Dauis PortPROVINCIAL GOVERNMENT OF BOHOL
PROVINCIAL GOVERNMENT OF BOHOL
Perspective: Beach Front
PROVINCIAL GOVERNMENT OF BOHOL
PRELIMINARY ENGINEERING DESIGNS
PROVINCIAL GOVERNMENT OF BOHOL
Preliminary Drainage System Layout
PROVINCIAL GOVERNMENT OF BOHOL
Preliminary Reservoir Location
PROVINCIAL GOVERNMENT OF BOHOL
Preliminary Water System Layout (Phase I)
PROVINCIAL GOVERNMENT OF BOHOL
Preliminary Water System Layout (Phase II)
PROVINCIAL GOVERNMENT OF BOHOL
Phasing Plan
PROVINCIAL GOVERNMENT OF BOHOL
Categories of Phasing Plan ObjectivesData Updates and Statistical Research Social-Economic Empowerment Environment and Natural Resource Management Infrastructure and Utilities Development Assessment Urban Design, Streetscaping, and Landscaping Tourism Resources Assessment
PROVINCIAL GOVERNMENT OF BOHOL
Immediate Action : 100 DaysHighlights
Data Updates and Statistical ResearchCreation of each of the municipalities Socio-Economic Profile Surveying and measuring existing land uses and their area sizes. Information, Education, and Communication Campaigns (IEC), and public consultation
Infrastructure and Utilities Development AssessmentAssessment of existing infrastructure and utilities coverage and service provision. Traffic management plan for Panglao Island
Social-Economic EmpowermentDevelop and offer skills training and capacitybuilding programs
Urban Design, Streetscaping, and LandscapingProvision of pedestrian facilities Landscaping of the activity area in the town plazas of Dauis and Panglao
Environment and Natural Resource ManagementDevelop and implement CommunityBased Integrated Coastal Resource Zone Management
Tourism Resources AssessmentEstablish the Panglao Island Development Authority
PROVINCIAL GOVERNMENT OF BOHOL
Short Term: 0 to 5 YearsHighlights Data Updates and Statistical ResearchComprehensive Land Use Plans and Zoning Ordinances for Dauis and Panglao
Infrastructure and Utilities Development AssessmentEstablishment of the First Phase of the construction of a Sewage Treatment Plant in Panglao Municipality. Use of natural water purification systems such as reed beds per barangay for domestic, non-potable water use.
Social-Economic EmpowermentPromotion, encouragement, and support of community-based tourism initiatives Incentives for establishments and businesses that employ Panglao residents as majority of their staff
Environment and Natural Resource ManagementFull use of e-jeepneys and other forms of environmentally-sound vehicles for public transport. Clearing of structures located in environmentally critical and protected areas as well as their restoration closest to the natural state.
Urban Design, Streetscaping, and LandscapingEnhancement of the identified public parks into green open spaces
Tourism Resources AssessmentImprovement and expansion of public tourism facilities such as Tourism Information and Assistance Centers
PROVINCIAL GOVERNMENT OF BOHOL
Medium Term: 0 to 15 YearsHighlights Transport DevelopmentExpansion of Park-and-Ride facilities that service Panglao Island from Tagbilaran City to other areas in Bohol Island Tricycles are to be phased out
Infrastructure and Utilities Development AssessmentComplete concreting of all roads of all levels (Barangay to National Roads) Establishment of the Second Phase of the construction of a Sewage Treatment Plant with the additional construction of another plant in Dauis Municipality.
Social-Economic EmpowermentComplete upgrade of all public schools and all its facilities in the island.
Environment and Natural Resource ManagementPanglao Island is to become energy selfsufficient through the use of renewable energy sources such as solar, wind, and tidal wave power. Full enforcement of setback zones
Urban Design, Streetscaping, and LandscapingEnhancement of the identified public parks into green open spaces
Tourism Resources ManagementDeveloping retirement villages in areas near health facilities and town centers
PROVINCIAL GOVERNMENT OF BOHOL
Long Term: 0 to 25 YearsHighlights Transport DevelopmentIncentives for mass transit, cycling, and walking as modes of transport, and heavy taxation for ownership of private vehicles.
Infrastructure and Utilities Development AssessmentAll telephone, electric, and communication wires are to be placed underground.
Land Use ManagementPromotion of green communities Creation of environmentally friendly communities Encourage and fully promote alternative modes of transportation Compact and dense community Full implementation of urban agriculture Demolish structures that fall within the identified 30-meter public easement along the coastline for beaches and 10meter easement for cliff side
Environment and Natural Resource ManagementStructures awarded with Certificates of Non-Compliances shall be completely cleared Re-vegetation of such areas. Monitoring and assessment of existing environmental conditions Constant review and updating of the Bohol Environment Code Establish a global warming monitoring and prediction system
PROVINCIAL GOVERNMENT OF BOHOL
ADAPTIVE ARCHITECTUREInitial Recommendations from Palafox Associates
PROVINCIAL GOVERNMENT OF BOHOL
PROVINCIAL GOVERNMENT OF BOHOL
Similar Waterfront Development Projects
PROVINCIAL GOVERNMENT OF BOHOL
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PROVINCIAL GOVERNMENT OF BOHOL
Alaminos City Conceptual Development Plan
PROVINCIAL GOVERNMENT OF BOHOL
Navotas Conceptual Development Plan
PROVINCIAL GOVERNMENT OF BOHOL
Butuan City Conceptual Development Plan
PROVINCIAL GOVERNMENT OF BOHOL
The Lighthouse Marina Resort
PROVINCIAL GOVERNMENT OF BOHOL
Iloilo CLUPZO
PROVINCIAL GOVERNMENT OF BOHOL
Conceptual Masterplan for Pasig River RehabilitationPROVINCIAL GOVERNMENT OF BOHOL
Laguna Lake Waterfront DevelopmentPROVINCIAL GOVERNMENT OF BOHOL
Laguna Lake Waterfront DevelopmentPROVINCIAL GOVERNMENT OF BOHOL
Laguna Lake Waterfront DevelopmentPROVINCIAL GOVERNMENT OF BOHOL
THANK YOU!
11/F 6782 Ayala Avenue Makati City, Philippines (632) 812-1255 / 752-2222PROVINCIAL GOVERNMENT OF BOHOL
www.palafoxassociates.com