17
CHAPTER
LAND USE PLAN
The 1994 Regional Physical Framework Plan (RPFP) places Calbayog City as “Major Urban Center.” The
purpose of the major urban center is to cater growing urbanization and shall provide for development of
industries, infrastructure for transportation and communication and service facilities especially for shelter,
trade and commerce, education, health, recreation and tourism as necessary to serve major urban center
functions. Calbayog City welcomes the opportunities and responsibilities that are associated with serving as
the major urban center, complementing Tacloban City. For this vision to become reality however, all
communities in the city must work together towards a more sustainable development pattern.
Proposed Calbayog City Spatial Framework
The three spatial development clusters (one core, city proper, and two satellite growth areas, Tinambacan and
Oquendo districts) were formulated and designed by the Study Team based on the analysis of data and
information, and in consultation with representatives of various sectors of the community and local officials
during the planning process.
After lengthy consultations, the study team recommended the dispersed-concentrated type as suitable
development scheme for the city. It took into consideration the physical, socio-economic and environmental
aspects of each development cluster.
Specifically, the delineation of development clusters was made on the basis of contiguous barangays,
population, dominant economic activity, topography, and homogeneity in general.
Tinambacan District
The Tinambacan District is comprised of 27 barangays of Amampacang, Baay, Bante, Bantian, Binaliw,
Bugtong, Caglanipao Sur, Cagmanipis Norte, Cagmanipis Sur, Cagnipa, Cag-olango, Cangumaod, Danao I,
Danao II, Malaga, Malajog, Malayog, Malopalo, Manguinoo, Marcatubig, Peña, Saljag, San Joaquin,
Tinambacan Norte, Tinambacan Sur, Tinaplacan and Tomaligues. It has a total land area of 18,290 hectares.
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Development Framework
Two major roles are recommended for the Tinambacan District during the twenty-year period. These are:
Tourism Development
The Tinambacan District is envisioned to be the tourism and recreation destination of Calbayog City.
Two factors make the Tinambacan District the ideal tourism and recreation destination. First, the access to
aesthetic features of the coastal areas along the Japan-Philippine Friendship Highway and Bangon Falls, an
anchor tourist attraction. Second, the land pressure arising from urbanization of the Calbayog City proper –
further strengthening the Tinambacan District’s appeal as the primary recreation destination of the city.
Agro-Industrial
It is also envisioned that the Tinambacan District will be established itself as city’s heartland of agro-processing
and fish and food manufacturing supported by strong tourism activities.
Calbayog District
The Calbayog District is composed of the following 84 barangays: Aguit-itan, Balud, Central, East Awang,
West Awang, Acedillo, Alibaba, Anislag, Bagacay, Bagong Lipunan, Basud, Bontay, Buenavista, Cacaransan,
Cagbanayacao, Cagboborac, Cagsalaosao, Cahumpan, Calilihan, Calocnayan, Canjumadac, Capoocan,
Carayman, Cogon, Carmen, Dagum, Dinawacan, Esperanza, Gabay, Gadgaran, Gasdo, Guinbaoyan Norte,
Guinbaoyan Sur, Guin-on, Hamorawon, Helino, Heragaan, Hibatang, Himalandrog, Higasaan, Jacinto,
Jimautan, Kilikili, Langoyon, La Paz, Limarayon, Lonoy, Mabini I, Mancol, Matobato, Maybog, Maysalong,
Migara, Naga, Naguma, Navarro, Nijaga, Obrero, Olera, Osmeña, Pagbalican, Palanas, Panonongon,
Palanogan, Patong, Payahan, Pinamorotan, Rawis, Rizal I, Roxas I, Salvacion, San Antonio, San Jose, San
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Policarpo, Saputan, Sinantan, Tabawan, Tanval, Tapae, Tigbe, Trinidad, Victory and Villahermosa. These
barangays have combined land area of 44,660 hectares.
Development Framework
The mission for Calbayog District is to lead the transformation of the local economy into a commercial hub at
the same time as advanced and knowledge-based economy. The Calbayog District shall focus on:
Advanced Service Center
The Calbayog District is envisioned to provide services at par or comparable with the national standards for
Calbayog City. Services ranging from commerce, finance, tourism, health, education, social welfare, housing
as well as protective services.
However, market-guided criteria propelled by strategic alliances with the other growth clusters of the city need
to establish to harness and complement development roles among growth clusters.
Cultural and Religious Site
The Calbayog District should strive to enrich as the tourism hub of Calbayog City founded on a strong
cultural and religious background. Calbayog City is the first set of Archdiocese of Visayas long time ago.
Main Employment Corridor
Provision of new infrastructure like arterial and city roads and identification of “Industrial Zone” that will
facilitate employments are important. Expansion of commercial areas, particularly the Central Business
District, should be given impetus.
Specialization of Facilities
To support the modernization and advancement of the local economy, facilities in the Calbayog District need
to be upgraded and specialized comparable or at par with the national standards. Thus, basic economic and
social services need to have access to new technologies and methods. These services that need to be updated
and specialized include housing, welfare services, education, medical and protective services.
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Moreover, adoption of standard indicators for advanced services needs to be formulated. Performance
indicators among institutions transforming into advanced services should also be undertaken.
Seafront Area Development
A Seafront Area Development along the proposed reclamation areas is also highly recommended. The
proposed Eco- Park and linear park along Calbayog River is proposed to be integrated in the proposed seafront
development.
Oquendo District
Oquendo District is comprised of barangays Baja, Bayo, Begaho, Cabacungan, Cabatuan, Cabicahan,
Cabugawan, Cag-anahaw, Cag-anibong, Cagbayang, Cagbilwang, Capacuhan, Caybago, Catabunan, Dawo,
De Victoria, Dinabongan, Dinagan, Hibabngan, Hugon Rosales, Jose Roño, Lapaan, Libertad, Longsob,
Mabini II, Macatingog, Mag-ubay, Mantaong, Mawacat, Nabang, Obo-ob, Oquendo Poblacion, Panlayahan,
Panoypoy, Pilar, Quezon, Rizal II, Roxas II, San Rufino, San Isidro, Sigo, Sinidman Occ., Sinidman Or.,
Talahiban, Tarabucan and M. Barral. Oquendo District has a total land area of 27,350 hectares.
Development Framework
By 2020, the Oquendo District role in development will essentially be an agricultural production and eco -
tourism destination.
High-value Agricultural Production
A high-value agricultural production shall be the core approach in attaining rapid economic progress for the
Oquendo District. This entails that agricultural products produced by the Oquendo District shall be
competitive and are of high quality.
Eco-Tourism
An eco-tourism zone that will complement development and protection with Pan-as Hayiban Watershed shall
be adopted. Activities in the eco-tourism zone may be in the form of mountain trekking, adventure sports,
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biological research facility, or any eco-tourism activities as long as it provides employment at the same time
retaining the important environmental features of the Pan-as Hayiban Watershed.
Existing Land Use Condition
Existing General Land Use
General land use deals primarily with the non-urban and large-scale use of land such as croplands, forests,
grasslands, swamps, etc., with areas predominantly occupied by structures treated collectively as “built-up
areas”.
The existing land use pattern of the Calbayog City is typical of most rural cities in the country, which is
characterized by the predominance of agricultural lands and grasslands/shrubs indicating a basically rural
environment.
Agricultural lands occupy the biggest area with 39,734 hectares representing 11 percent of the aggregate land
area of the city. These agricultural lands are largely planted with rice and coconut crops. Forest and grassland
occupy the next biggest area with 24,692 has. and 24,084 has., respectively.
Patches of built- up areas are found scattered all over Calbayog City with large concentration in the city proper
and barangays that are formerly town proper, particularly Brgy. Tinambacan and Brgy. Oquendo. Patches of
built- up areas in some parts of the city are influenced by topography and presence of infrastructures and
facilities. Where the topography is generally flat and where there are facilities and infrastructure, i.e., farm- to-
market road, water facility, school building, barangay health station, day care center, the more dwelling
units can be found. Built-up areas have an aggregate of 1,107 hectares or less than 2 percent of the city’s total
land area.
Table 17.2
Existing Urban Land Use
Calbayog City

Table 17.1 Tinambacan Dist. Oquendo District Calbayog District

Existing General Land Use DESCRIPTION AREA % AREA % AREA %
Calbayog City (has.) SHARE (has.) SHARE (has.) SHARE

Agricultural 427.55 77.96 253.80 93.96 2,828.20 1.57

DESCRIPTION AREA PERCENT
(in has.) SHARE Agro-industrial 0.40 0.01
Cemetery - - 0.98 0.36 3.68 0.11
Agricultural 39,733.71 44.00
Commercial 0.12 0.02 0.35 0.13 13.51 0.39
Built-up 1,106.67 1.23
Fishpond 18.08 3.30 - - -
Fishpond 146.48 0.16
Industrial 0.13 0.02 - - 1.69 0.05
Forest 24,692.11 27.34
Infrastructure and utilities - - - - 8.53 0.25
Grassland 24,084.08 26.68
Institutional 2.37 0.43 4.28 1.58 30.00 0.87
Industrial 3.02 0.00
Mangrove 80.13 14.62 - - 274.38 7.91
Mangrove 318.75 0.35
Parks and recreation 0.19 0.03 0.53 0.20 6.72 0.19
Nipa areas 37.32 0.04
Residential 13.29 2.42 6.30 2.33 122.53 3.53
Roads and bridges 177.86 0.20
Roads and bridges 4.7 0.86 3.72 1.38 56.38 1.63
Open space 1.84 0.34 0.16 0.06 121.04 3.49
TOTAL 90,300.00 100.00

TOTAL 548.40 100.00 270.12 100.00 3,467.06 100.00

Source: Land Use Survey

Source: Land Use Survey

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Existing Urban Land Use
Table 17.3
Proposed General Land Use
Urban land use is basically concerned with the location, intensity and amount of land development required
Calbayog City
for the various space-using function of a city life.
DESCRIPTION AREA PERCENT
The designated Urban Area of the Calbayog City involves the barangays of Tinambacan Norte and (in has.) SHARE

Tinambacan Sur in Tinambacan District, the barangay of Oquendo in Oquendo District and the barangays of
Agricultural 4,321.02 4.79
Rawis, Awang East, Awang West, Central, Balud, Hamorawon, Aguit-itan, Obrero, Capoocan, Carmen,
Agro-industrial 45,575.43 50.47
Payahan, Dagum, Matobato, San Policarpo which are identified to be part of the urban area.
Buffer zone 6,706.44 7.43
Built-up areas 2,607.42 2.89
The barangays of Bagacay, Gadgaran, Trinidad, Basud, Cagsalaosao, Pagbalican, Dagum, Nijaga, Guin-on and
Fishpond 146.46 0.16
Rizal I as part of urban annexation program for Calbayog District.
Industrial 19.85 0.02
Mangrove 475.79 0.53
Urban areas of the city’s 3 political districts have more or less the same development characteristics.
Pan-as Hayiban Watershed 4,559.33 5.05
Settlements and economic activities are found heavily concentrated on the periphery of streets and along major
Protection forest 13,721.16 15.20
thoroughfares. These 3 urban areas are also predominantly covered with agricultural areas.
Roads and bridges 177.87 0.20
Samar Island Integrated Natl. Park 11,374.25 12.60
The Land Use Plan
Tourism Zone 614.98 0.66

General Land Use

TOTAL 90,300.00 100.00

The proposed general land use will introduce a minimal modification in Calbayog City’s landscape. This
innovation is aimed at setting up the city for its eventual transformation into a bustling city in Samar
Archipelago; into a place full of economic opportunities to meet its vision of improving the livelihood of its
Agro-Industrial Area
people.

More than 45,000 hectares of agro-industrial areas is intended to support the production of high-value crops
Industrial Area
and help attain the agro-industrialization of the city.
Mangrove Area
To pave the way for the realization of Calbayog City’s vision, industrial activity, which is proven as an effective
development catalyst, is allocated a substantial space in the Planning Area. Total area allotted for this purpose
To support augmentation of Calbayog City’s fish stock and supply, a total of 475 hectares is proposed for the
is about 20 hectares representing 0.02 percent of the total land area of the city. These excludes the industrial
development of mangrove areas. These mangrove areas are intended for environmental purposes and should
areas allotted for barangays Tinambacan and Oquendo as well as in barangay Trinidad in the city urban
be not entertained for settlement purposes.
proper. Hopefully, these industrial areas are seen to boost the city’s chances of improving employment
opportunity and revenue generation.

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Protection Forest The land use plan hopes to improve the productive capacity of the city without ignoring its environmental
condition, thereby enabling the area to fulfill its functions as designated under the spatial framework plan.
More than 13,000 hectares is identified for forest purposes. However, due to total log ban imposed by the
national government, these forestlands are recommended for protection forest. Commercial cutting of trees is Table 17.4
Proposed Urban Land Use
strictly prohibited. Fall also under protection forest are areas proclaimed by the national government as
Tinambacan, Oquendo Districts
protected areas such the Pan-as Hayiban Watershed and the Samar Island Integrated National Park (SINP).

Tinambacan Dist. Oquendo District TOTAL

Agricultural Area DESCRIPTION AREA % AREA % AREA %
(has.) SHARE (has.) SHARE (has.) SHARE

Proposed agricultural areas are those that are presently planted exclusively to rice crops. It also includes those
Agricultural 425.68 77.62 244.25 90.42 669.93 81.85
that are identified as suitable and are efficient diversified lands. Total agricultural area covers 4,321 hectares,
Agro-industrial - -
representing 5 percent of the total land area of the municipality.
Cemetery - - 0.98 0.36 0.98 0.12
Commercial 2.48 0.45 0.74 0.27 3.22 0.39
Built-up Area
Fishpond 18.08 3.30 - - 18.08 2.21
Industrial 0.68 0.12 6.16 2.28 6.84 0.84
Built-up areas are designated in each barangay center of the municipality. In upland barangays it is usually in
Infrastructure and utilities - - - - - -
the form of a strip of land mostly found in adjacent barangay roads. The largest built-up area is the Urban
Institutional 2.28 0.42 4.35 1.61 6.63 0.81
Area of barangays Tinambacan and Oquendo and the barangays composing the city’s urban proper in as much
Mangrove 80.11 14.61 - - 80.11 9.79
as the said barangays are designated as such.
Parks and recreation 0.19 0.03 0.33 0.12 0.52 0.06
Residential 11.11 2.03 6.72 2.49 17.83 2.18
The total combined area of built-up areas is 2,607 hectares or 3 percent of Calbayog’s land area.
Roads and bridges 4.66 0.85 3.71 1.37 8.37 1.02
Open space 1.47 0.27 1.06 0.39 2.53 0.31
Tourism Zone
Socialized Housing 1.67 0.30 0.88 0.33 2.54 0.31
Proposed roads 0.94 0.35 0.94 0.11
A 615-hectare tourism zone is identified in the barangay Malajog and the barangays within the Manguinoo-
Cagnipa Corridor. Said tourism zone is envisioned to accommodate tourist facilities and establishments
TOTAL 548.40 100.00 270.12 100.00 818.52 100.00
catering coastal and upland tourism.

Urban Land Use

The urban land use plan is a compromise between two approaches. The first approach is based on the view
The following urban land use proposals are aimed at promoting the maximum and optimum utilization and
that land is a shared resource, which is used for the benefit of all. On the other hand, land is viewed as a
disposition of lands as finite resource through rational allocation and delineation of different uses according to
private property – to be owned, sold and/or used by a certain individual and/or legal body.
their appropriate use, taking into consideration the existing socio-political, bio-physical, institutional and legal
framework.

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Tinambacan and Oquendo Districts
Socialized Housing

The Urban Area of Tinambacan and Oquendo districts are divided into the following land use classifications:
A total of 2.5 hectares is being allotted for the two urban areas for their socialized housing projects. Said
socialized housing projects is to cater informal settlers living along the coastal and riverbanks of the two urban
Agricultural
areas.

Agricultural and production forestlands will continue to play a significant rule even in the urban areas of
Industrial Site
Tinambacan and Oquendo. The widest land coverage belongs to this combined land use category totaled at
670 hectares, about 82 percent of the total land area of the two urban areas.
To formalize existing industrial site in Tinambacan, a less than 1 hectare of land is being provided for its

Residential operation and possible expansion. To accommodate projected increase in agricultural production in the
district, a 6-hectare industrial site is also being allotted in barangay Oquendo.

The proposed residential area traverses along the major urban areas’ streets and thoroughfares particularly
Calbayog District
comprises areas within the central proper and served by the road network. Total residential area is 18 hectares,
representing 2 percent of the entire urban area of barangays Tinambacan and Oquendo.
Residential

Commercial
Demographic change affects the location and the structure of households. Depending on the availability of
employment and livelihood opportunities, people in the rural areas are more induced to migrate in the urban
The foreseen situation of the urban areas in Tinambacan and Oquendo necessitates the provision of
area. Consequently, more people are likely to require more homes. At the same time, new families will
commercial support facilities to absorb collateral activities that goes with commerce and trade. One of this is
continue to need new houses. Projected increase in population and households provide an indication of likely
the expansion of the commercial at the same time formalize the existing wholesale and retail activities along the
demand for housing and land over the next decade. In anticipation of this eventuality a total of 837 hectares
provincial and national roads complementing the minor business districts.
of land area is allotted for purely residential purposes. This still excludes the residential components of the

Proposed commercial areas are the site presently influenced by the school site, administrative center, and proposed central commercial districts that are proposed for mixed uses but primarily for business purposes.

covered court, and its neighboring areas in the case of Tinambacan while proposed commercial areas in
High-Density Housing
Oquendo extends a 5-meter strip along the provincial road starting at about 200 meters from the Oquendo-
Begaho bridge to areas surrounding the barangay’s covered court and administrative center. These commercial
areas have combined land area of 3 hectares. A high-density housing is being recommended to surround the proposed commercial district of Calbayog City.
This designation is intended for areas with good public services and no development constraints. High-rise
apartments will be the primary use. The maximum density is generally 66 or more dwelling units per hectare.
Institutional
Tenement housing is also being encouraged to put up in the area.

Institutional land uses cover those presently designated as such. These are the areas presently occupied by the
schools, the church and convent, and government offices. Together they have a total land area of 7 hectares
representing a percent of the total urban area.

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Medium-Density Housing
Outside the commercial district, lands that are not suited from commercial purposes is being allotted for
medium-density housing. This designation is intended for areas with adequate public services but minor
development constraints. Apartments, row houses and accessoria will be the primary use. The maximum
density is generally 21 to 65 units per hectare.
Low-Density Housing
These commercial areas are: the site presently occupied by the Central Business District (CBD) and adjacent
areas, both sides of the whole stretch of the major thoroughfares, and the identified Obrero-Matobato
commercial growth corridor. These areas have a combined land area of 40 hectares representing 1 percent of
the entire urban area. These commercial areas are also envisioned to accommodate high-density housing.
Table 17.5
Proposed Urban Land Use
Calbayog District

This designation is intended for areas with public services but which are subject to significant development DESCRIPTION AREA PERCENT
(in has.) SHARE
constraints. Single-dwelling residential will be the primary use. The maximum density is generally 20 dwelling
units or less per hectare.
Agricultural 1,732.79 49.98
Commercial 39.34 1.13
Socialized Housing
High-density housing 41.90 1.21
Industrial 122.92 3.55
A 10-meter strip along Calbayog River is proposed for socialized housing purposes. A riverbank and housing
Infrastructure 20.29 0.59
development is being encouraged on the said river.
Institutional 16.24 0.47
Low-density housing 575.57 16.60
Resettlement Site
Protected area 243.00 7.01
Medium-density housing 219.08 6.32
More than 12 hectares of resettlement site is allotted for informal settlers affected by government’s
Mixed use 9.39 0.27
infrastructure projects. This still excludes the housing sites envisioned in the proposed reclamation areas in
Proposed roads 66.94 1.93
barangays Capoocan and Aguit-itan.
Park and recreation 153.21 4.42
Resettlement site 12.57 0.36
Commercial
Roads and bridges 55.98 1.61
Socialized housing 5.85 0.17
The projected increase in population would subsequently lead to more commercial and trading transactions in
Open space 151.97 4.38
the area. This situation necessitates the provision of commercial support facilities to absorb collateral activities
that goes with commerce and trade. One of this is the expansion of the commercial area presently covered by
TOTAL 3,467.04 100.00
the Central Business District (CBD).

The site for commercial area in Calbayog City is proposed in areas that are ideal as well as potential for this
type of activity.

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Industrial
To pave the way for the realization of Calbayog City’s vision, industrial activity, which is proven as an effective
development catalyst, is being allotted a substantial space in the urban area. Total area allotted for this
purpose is about 123 hectares representing 4 percent of the total land area of the city.
Cemeteries are recommended either for no growth development or relocated outside of the central urban area.
Conflicts with the existing land uses in their vicinities are already observed. Commercial and residential
activities are already encroaching their vicinities. As Calbayog City continue to progress, cemeteries will likely
affect residential and commercial development as well as land and market values in the area.

Institutional

Institutional land uses will decrease from its existing coverage considering that the areas occupied by the
chapels in the urban area are now designated either as a residential zone or commercial district. What
remained as institutional areas are those presently occupied by the schools, hospitals, the church and convent,
and government offices. Together they have a total land area of 16 hectares representing less than 1 percent of
the entire urban area.

Parks and Recreation

The aggregate of the functional open space is 153 hectares. Non-functional open space, which are the salvage
zone along the shoreline and the easement along the city’s rivers and creeks are not yet included.

Agricultural Area

Agriculture will still play a significant part in the urban area. It does not only help control flooding problem
but also provide a striking balance between agriculture and non-agriculture development. Together, they have
a total of more than 1,700 hectares.

Protected Area

Existing mangrove areas, except those identified for park development, shall remain protected from settlements
or development. Protected area comprised 243 hectares.

Open Space

Open space constitutes 4 percent of the entire urban area. These open spaces are easement setbacks and buffer
zones that serve as transition among conflicting uses.

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