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Scad Corridor Conceptual Land Use Plan

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Scad Corridor Conceptual Land Use Plan SCAD CORRIDOR CONCEPTUAL LAND USE PLAN FINAL REPORT JUNE 2009 SUBIC-CLARK ALLIANCE FOR DEVELOPMENT COUNCIL (SCADC) SCAD Corridor Conceptual Land Use Plan (SCoLUP) Final SCoLUP Report June 2009 EXECUTIVE SUMMARY Keenly aware of the pressing need to capitalize on emerging local and international opportunities, the Subic-Clark Alliance for Development Council (the “SCADC“) embarked in late September 2008 on a framework and concept-level land use planning study for the 98,020-hectares (has.) SCAD Corridor (the “Corridor”) i.e. the SCAD Corridor Conceptual Land Use Plan (the “SCoLUP”). The Corridor is an approximately ten kilometer (10.0 km) wide swath with the Subic-Clark- Tarlac Expressway (SCTEx) at its center line. It runs the entire length of the SCTEx and is comprised of productive/ non-productive agricultural lands, minor forests and built-up areas. While the planning horizon considered is 25 years (2009-2033), the concept-level SCoLUP is intended to be dynamic and flexible enough to be modified as changes come about over the next several decades. 1. The Development Framework Z Development Plans Influencing the SCAD Corridor include: a) the Enhanced “W” Growth Corridor strategy for Central Luzon; b) Provincial Physical Framework Plans (“PPFPs”) of the 4 Corridor provinces; and c) Luzon Urban Beltway infrastructure projects; Z Applicable Development Concepts considered to transform the Corridor into a hub: a) expressways and high-speed motorways that improve access, stimulate commerce; b) supply chain management and logistics hubs, citing successful Asian models; c) Smart Growth with compact, self-contained settlements that avoid urban sprawl, preserve green areas and promote accessibility thru mass transport systems; and d) Green Corridors that define, preserve and sustain natural environments. Z Project Methodology adopted to ensure proper consultation and approvals involved: a) data gathering and site visits to 13 cities/ municipalities, 4 provinces and 3 Planned Unit Developments (PUDs i.e. Clark Ecozone, Subic Ecozone and Hacienda Luisita); b) analyses of data and formulation of the preliminary framework plan and the SCoLUP c) consultative workshop with planners of the 17 Corridor LGUs and the 3 PUDs; d) consultations with regional offices of National Government Agencies (NGAs); e) provincial stakeholders’ consultative fora (Pampanga, Tarlac and Bataan/ Zambales); f) SCAD council approvals at each plan submission and consultative phase; and g) LGU summit to ensure the SCoLUP’s adoption, continuity and implementation. 2. Development Concept for the SCAD Corridor Z The proposed Corridor Framework Plan utilizing the Corridor’s strengths and features: a) a production-oriented logistics corridor with three (3) equidistant hubs (Subic for water, Clark near the Corridor center for air and Tarlac for land); b) the production and trade of agricultural, mineral and light to medium industrial and other manufactured products with tourism activities; c) various forms of services via the well-planned centers i.e. Metro Clark Area (MCA), the Metro Subic Area (MSA) and the Metro Tarlac Area (MTA); d) the presence of well-developed infrastructure including transport, storage and distribution system with supporting IT, power, water and waste disposal utilities; and e) the presence of other factors such as pro-business government policies and competitive costs of doing business to make the hub globally competitive. Z Linkages that define Corridor activities and enhance its potential as a hub include: a) the existing physical framework i.e. the MacArthur Highway, NLEX, Olongapo-San Fernando-Gapan Road, Subic-Clark-Tarlac Expressway (“SCTEx”); and b) the projected physical framework i.e. Tarlac-Pangasinan-La Union Expressway (TPLEx), Tarlac-Dinggalan Highway, Tarlac-Zambales Expressway, NLEX Extension, NorthRail system and the expanded Subic water and Clark air hubs. ________________________________________________________________________________________________ page 1 of 3 Executive Summary SCAD Corridor Conceptual Land Use Plan (SCoLUP) Final SCoLUP Report June 2009 Z Analysis of Current, Emerging and Potential LGU Roles with a detailed SWOT (Strengths/Weaknesses/Opportunities/Threats) analysis of LGUs were also done. 3. SCAD Corridor Conceptual Land Use Plan Z Land Suitability Analysis was done which considered environmental and policy conditions, ensured that appropriate land use recommendations were given and identified potential built-up areas which where either highly suitable or possible for development (only with proper interventions and controls). Z The SCAD Corridor Framework Plan which supports the production-oriented hub and concept-level Corridor land use plans has the following basic features: a) the main service centers and urban expansion areas are MCA, MSA and MTA; b) key settlement sites are Bamban, Porac, Dinalupihan and Subic town; c) agriculture shall be the dominant land use for the towns of Bamban, Capas, Concepcion, Floridablanca, Dinalupihan and Hermosa; d) agri-industrial land uses can be supported for Capas, Porac, La Paz and Hermosa; e) industrial production are for Tarlac City, Angeles City, Mabalacat and Subic town with eventual expansion in La Paz, Floridablanca and Hermosa; f) future settlements are in Floridablanca, Porac, Hermosa and Subic town; g) tourism land uses are foreseen for Porac, Floridablanca, Bamban and Capas; and h) a network of circumferential, radial and service roads and rail connections. Z Conceptual Land Use Plan: Of the 98,020 has. study area, the Corridor‘s current land use (short to medium terms) vs. the SCoLUP (medium to long terms) shows: a) reduction of agricultural area from 49,300 has. (50.3%) in the short-medium term to 37,208 has. (37.9%) at the medium-long term; b) Slight increase in built-up area from 15,796 has. (16.1%) in the short-medium term to 18,728 has. (19.1%) in the medium through long terms i.e. primarily due to the proposed built-up areas surrounding the SCTEx interchanges; c) Increase in PUD area from 16,065 has. (16.4%) primarily made up of the 2 Freeports cum Special Economic Zones (Clark and Subic) plus Hacienda Luisita to 19,143 has. (19.5%), mainly due to the 3,000 has. Central Business District (CBD) sited in the border area of Mabalacat and Bamban; d) in the short-medium term, the expected but hopefully controlled and well-planned development of the future Metro Clark, Metro Subic and Metro Tarlac areas through infilling, redevelopment, renewal, densification and land conversion. 4. Recommendations Z Road Systems and Other Infrastructure and Utilities a) Regional Road Systems additional to the projected linkages previously mentioned, include: new non-tollway roads linking Tarlac with Zambales; new circumferential roads linking Pampanga with Tarlac and Zambales/ Bataan with Pampanga; 3 new radial roads (Tarlac-Iba, Tarlac-Nueva Ecija-Aurora, Capas-Botolan; a viaduct coastal highway linking Bataan, Pampanga and Bulacan to Metro Manila; and the San Marcelino-Floridablanca Road; b) Intra-provincial road systems recommended include: service road systems in designated development areas; roads to improve circulation in Subic-Olongapo, Mabalacat-Angeles City, Tarlac-Hacienda Luisita areas; and a bypass road to Subic; c) Road Improvement projects for the Roman Superhighway, SCTEx interface with TPLEx and Angeles-Porac-Floridablanca-Dinalupihan Road; d) SCTEx related projects composed mainly of improvements in interchanges (e.g. southbound entry/exit ramp at Dolores) and their access roads; e) NorthRail related projects: the Tarlac Land Port; Clark to Subic connection; Clark connections to Damortis and San Jose onwards to CEZA/ Cagayan province; and f) Other infrastructure and utilites, mainly flood control and water impoundment systems and storage facilities in the hubs. ________________________________________________________________________________________________ page 2 of 3 Executive Summary SCAD Corridor Conceptual Land Use Plan (SCoLUP) Final SCoLUP Report June 2009 Z LGU-Specific Projects supporting their SCoLUP roles include: a) For Zambales-Bataan Provinces - updates of their comprehensive land use plans (CLUPs); improvements of major roads (Olongapo-Gapan, Roman Highway) and local road systems accessing SCTEx; the proposed San Marcelino-Floridablance Road; a Metro-Subic planning initiative; and agricultural productivity and tourism projects; b) For Pampanga Province - updates of their CLUPs; improvements of local road and traffic systems specially those accessing SCTEx; programs controlling urban sprawl and promoting infill development; a Metro-Clark planning initiative; and projects that improve agricultural productivity, develop industrial activity and establish tourism also in the upland areas; c) For Tarlac Province - updates of their CLUPs in line with those of the 2 PUDs in the province (CSEZ and Hacienda Luisita); service roads and improvements of local roads accessing SCTEx; road linkages to the western and eastern provinces; a Metro-Tarlac planning initiative; projects that improve agricultural productivity with emphasis on flooding and irrigation concerns; and development of upland tourism. Z Major policies being espoused by the SCoLUP Planning Team include: a) Infilling of built-up areas before resorting to agricultural land conversion; b) Limitation of new developments, particularly of residential subdivisions and housing sites, to the marginally productive sloped areas; c) Careful planning and monitoring of developments along major roads;
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