Philippine Institute for Development Studies Land Use Planning in Metro Manila and the Urban Fringe: Implications on the Land and Real Estate Market Marife Magno-Ballesteros DISCUSSION PAPER SERIES NO. 2000-20 The PIDS Discussion Paper Series constitutes studies that are preliminary and subject to further revisions. They are be- ing circulated in a limited number of cop- ies only for purposes of soliciting com- ments and suggestions for further refine- ments. The studies under the Series are unedited and unreviewed. The views and opinions expressed are those of the author(s) and do not neces- sarily reflect those of the Institute. Not for quotation without permission from the author(s) and the Institute. June 2000 For comments, suggestions or further inquiries please contact: The Research Information Staff, Philippine Institute for Development Studies 3rd Floor, NEDA sa Makati Building, 106 Amorsolo Street, Legaspi Village, Makati City, Philippines Tel Nos: 8924059 and 8935705; Fax No: 8939589; E-mail:
[email protected] Or visit our website at http://www.pids.gov.ph TABLE of CONTENTS Page 1. Introduction 1 2. The Urban Landscape: Metro Manila and its 2 Peripheral Areas The Physical Environment 2 Pattern of Urban Settlement 4 Pattern of Land Ownership 9 3. The Institutional Environment: Urban Management and Land Use Planning 11 The Historical Precedents 11 Government Efforts Toward Comprehensive 14 Urban Planning The Development Control Process: 17 Centralization vs. Decentralization 4. Institutional Arrangements: 28 Procedural Short-cuts and Relational Contracting Sources of Transaction Costs in the Urban 28 Real Estate Market Grease/Speed Money 33 Procedural Short-cuts 36 5.