Volume 1: Part II Land Use

2.3 PHYSICAL FRAMEWORK PLAN

2.3.1 National and Regional Development Framework

The National Framework for Physical Planning (NFPP) 2001-2030

Makati in the formulation of its CLUP is guided by and anchored its goals and
objectives including land use strategies on the basic principles of sustainable
development and growth with social equity of the NFPP.

A Physical Development Framework Plan for Metropolitan Manila / The Metro

Manila Greenprint 2030
The City in its continual search for innovative ways to cooperate with its
adjacent local government units and the rest of the cities and municipalities of
Metro Manila adopts features of the Metro Manila Greenprint 2030, basically
anchored on its Vision Statements and its Elements.

2.3.2 Conceptual Plan

The Conceptual Plan or Structure Plan identifies an areas potentials and
constraints to urban development. Potential areas have to be capitalized and
directed towards the desired urban development while areas with constraints
have to be addressed so that appropriate uses can be assigned.
The Conceptual Plan for Makati City:

Presents the existing areas that sustain Makatis prominence as the

financial capital and new areas with the potentials to support its role as a
Global Center for Business and Finance;

Identifies resources and initiatives that will help attain a Safe, Secure, and
Livable Environment;

Highlights existing infrastructure that has set it apart from other cities in
the country and new Innovative Infrastructures needed to help bring it to
international prominence;

Indicates potential sites and opportunities that can contribute to the

creation of the Makati brand and the emergence of an Imageable City.

Connectivity Internally and Externally linking the city through road

network pedestrian walkways, rails, waterways to regional and
international corridors and gateways.

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Several concept plans are presented in this section to graphically show Makatis
development potentials. The Structure Plan(Figure 11) at the end of the section
attempts to consolidate all pertinent information and show the citys future
development areas as well as sites that need immediate attention.

Makati as a Global Center for Business and Finance

Makati has to maintain its prominence as the countrys financial capital but
also aspire to become a recognized global player in business and finance
in the Asia Pacific region. The Makati Central Business District (MCBD)
will still be the main economic engine of the city but will have to surpass all
previous successes by introducing new urban developments and
innovations that will set it further apart from other cities. It must pioneer in
developing new industries and businesses (e.g. Knowledge Processing
Outsourcing or KPO, Meetings-Incentives-Conventions-Exhibits or MICE
Tourism, Creative Economy) where it can excel and ultimately gain
international recognition.
The Makati CBD will continue to be the home of big corporations and
international institutions. There is plenty of room to expand as existing
buildings have not even reached the full potential of Floor Area Ratios
(FAR) considered in the 2001 Zoning Ordinance (ZO). New types of
developments for innovative industries and ground-breaking businesses,
however, may wish to locate away but still within reach of mainstream
Makati CBD or Fort Bonifacio area. These can be located in peripheral
areas where land uses have been converted in 2001 from their original
function (e.g. manufacturing, residential) to mixed-use developments. The
Makati CBD, for example, has naturally spilled over into lots along Chino
Roces Avenue (formerly used for manufacturing), Sen. Gil Puyat Avenue,
Makati Avenue, J.P. Rizal Avenue (e.g. Rockwell) because of their
proximity. The complete transformation of Chino Roces Avenue lots into
higher value land uses, however, is expected to happen in the next few
years.
The Fort Bonifacio area that has been converted into a Special Mixed-Use
Zone and other areas such as Rockwell, Century City and Picar Place
among others have the potential to complement the development in
Makati. The prospect of creating a super CBD is enormous by efficiently
linking MCBD and other areas in Makati. The challenge will be to connect
all these areas as seamlessly as possible. Adjacent to the MCBD, the
residential villages will likely retain its low density residential land use in
the immediate future, noting that these villages have been instrumental in
attracting the business leaders and decision-makers that allowed the
MCBD to maintain the premium it has enjoyed over the rest of the country
(Figure 1).

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Figure 1. Makati 2023: A Global Center for Business and Finance

Vibrant Neighborhoods (Thematic vibrancy to define the uniqueness of the

neighborhoods)
Vibrancy is a quality that has been used to measure economic activity and social
interaction in a city or community. Makati is known for the employment and
economic opportunities it provides for many, including non-Makati residents and
recreational facilities that other cities do not have (e.g. golf courses, polo club,
shopping centers). Inclusive growth is a concept that means shared growth or
broad based growth wherein the benefits are shared by everybody regardless of
age, gender, religion or social status. Inclusive growth strives to reduce poverty
and encourages participation of people in the citys growth process.
There are many ways to allocate the resources of the City and at the same time
deeply involve the marginalized sector in city-building. Aside from providing the
skilled manpower and services that support Makati Citys economy, residents
also have to be involved in the community to help improve its condition. For
example, providing open spaces in densely populated areas can significantly
enhance the air quality, cool the climate during the summer, encourage social
interaction, upgrade disaster preparedness, and improve the health of the
community.

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Many of the Philippines political and business elite reside in Makati Citys
exclusive gated communities. Most of the residents in these plush villages are
the corporate and business elite of Philippine society that contribute to the citys
economy and provide employment and livelihood opportunities to many. Such
affluent barangays may be described as vibrant as they have access to
community parks and amenities. In this New CLUP, the Makati CBD is under the
jurisdiction of Barangays Bel-Air, San Lorenzo, Pio del Pilar and San Antonio.
Outside of these premier residential enclaves and business districts are less
affluent communities that are nonetheless endowed with strong community ties
and smaller but nonetheless thriving economies. Proximity to the countrys
primary CBD combined with the demand for new areas for business and
commerce present opportunities where new businesses can locate and for these
neighborhoods to participate in the citys economy. Measures should be
introduced for the barangays in the periphery of the Business Districts and
Special Mixed-Use Zones to transition into higher value land uses.
Many affluent and highly urbanized cities in the world where cost of land has
become very expensive have resorted to high-rise buildings to maximize the
value of their land. The IRR of the NBC (PD 1096) defines high-rise buildings as
sixteen (16) storeys or taller in height (i.e. from 48 mts. above established grade
height). Singapore and Hong Kong, two cities that are trying to overcome the
scarcity of land, have already moved on to developing extremely tall buildings (40
to 60 storeys) because of the efficient use of their limited land. Makatis
expansion is similarly constrained by its limited land area. To ensure that
demand for office and residential space can be met, high-rise buildings are
becoming increasingly necessary. High-rise buildings as a strategy for
development have many virtues but they are not without their detractors.
Criticisms range from the tall buildings high energy use to their residents lack of
community spirit. High-rise buildings, however, seem to work well in the CBD and
other Special Mixed-Use Developments as they are betterconnected with their
surroundings (i.e. ground level and adjoining buildings). Clustering tall buildings
especially if they surround a mass-transit station is widely regarded as more
efficient in terms of transport. The Citys skyscraper-filled skyline is also a
recognizable image that exudes economic vitality and contributes to its
cosmopolitan brand. (Figure 2)

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Figure 2.Makati 2023: A city with Vibrant Neighborhoods

Safe and Secure Communities

Safety and security are major considerations that boost investor confidence in the
City as a place to do business as well as to reside. Land use planning is one of
the most influential means of ensuring safety from geological and hydrometeorological hazards as it determines the appropriate type and intensity of land
uses for all areas in the city. Quite often, it is best that areas identified as prone to
hazards be left undeveloped. In the case of Makati City, many areas that were
assessed to be prone to hazards have been occupied as a result of unbridled
urbanization in the 1970s and 1980s.
Urban Renewal is a strategy that aims to reverse unmitigated urban growth and
control the spread of pockets of urban blight through redevelopment. Urban
renewal may involve the transfer of businesses, demolition of structures, the
relocation of households, and the use of eminent domain as a legal instrument to
consolidate private land for a development project that is considered beneficial to
the majority. Occupied areas with natural hazards are prime candidates for urban
redevelopment in order to remove households located in such areas from

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inherent danger and threat of disaster. Moreover, the presence of natural hazards
discourages development because of the vulnerability of the sites or the
uncertainty of the safety of the people living in them.
An assessment of the Citys natural hazards has shown that there are areas
exposed to geological (Figure 3) and hydro-meteorological hazards (Figure 4).
Since all of these high-risk areas are built-up and inhabited, there should be
redevelopment efforts to deal with the hazards present.

Figure 3.Hazard Prone Areas Geologic Hazards - 2012

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Figure 4.Hazard Prone Areas Flood Hazard - 2012

Livable City
Another concept in the planning and management of cities is livability. There
have been several frameworks (i.e. World Bank, Global Research Center) that
have been used to evaluate the livability of cities. The concept of livability
focuses on the improvement of the quality of life, which requires a physical as
well as a social habitat for its realization. Livability is defined as the quality of
life as experienced by the residents living in a City that is tied to their ability to
access basic services such as: employment opportunities, health services,
education, transportation, communication, clean water, sanitation, clean air, food,
and decent housing. The quality of life also looks into the residents access to
parks and open spaces, and the kind of social learning and social interaction
available there. The four major Dimensions of Livability that have been
identified are Personal Well-being, Environmental Well-being, Lifeworld and
Governance. The sub-dimensions include but are not limited to: livelihood,
health, education, safety and security, quality of water and air, solid waste
management, absence of slums, active community and civil society, participatory
governance, cultural practices and amenities, community, public, and civic
spaces, etc. (Douglass 2002)

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Local, Metropolitan, and International Connectivity

Makatis central location and the availability of transport infrastructure make it
one of the most accessible cities in Metro Manila. Nonetheless, there are still
many prospects for new transport infrastructure that will benefit Metro Manila but
will also further contribute to the Citys connectivity to other parts of the
Philippines and the world (e.g., express highways to the international airport(s),
transit lines). Many of these transport infrastructures are initiated and will be
implemented by national agencies (i.e. DPWH, DOTC) but Makati City still has to
lobby for the projects that will be favourable to its interests. The infrastructure
projects that will improve Makati Citys connectivity with the rest of the metropolis
and beyond (i.e. provinces of Southern Tagalog Region and Central Luzon
Region) include the NLEX-SLEX Connector Road, Skyway-FTI Link, NAIA
Expressway Phase 2, South Luna Ramps from the Fort Bonifacio area, C-3
South Missing Link, MRT-LRT Expansion and Integration, and the efficient
operation of the Pasig River Ferry. The additional projects that will improve
internal circulation and connectivity are the Makati BRT, Senator Gil Puyat
Avenue Grade Separation, Global Cities Transit System, Riverside Parkway,
Pasong Tamo EDSA Underpass, Expanded Pedestrian Network, Bikeway
Network, and the Greenroutes Network. (Figures 5, 6, 7, 8 & 9)
The Citys built up nature and high daytime population density also makes it a
compact city that is quite suitable for more sustainable Transit-Oriented
Developments (TODs). Mass transit systems should be complemented by
efficient and pleasant walking environments to provide seamless pedestrian
mobility. The Makati CBD and the other Special Mixed-Use Developments have
state-of-the-art pedestrian facilities (elevated, at grade level, and underground
walkways) but these have to be expanded to further improve mobility.
Transportation and communication systems have to be constantly upgraded to
maintain the citys competitive edge. (Figure 9)
Communication systems complement transportation systems as they can
substitute for face-to-face interactions. Digital infrastructure (e.g., Internet, mobile
phone) play a major role in modern work, business, education, accessing
information, economic transactions, social interaction and entertainment. Private
service-providers generally invest in infrastructure in areas where they project a
huge demand for their services. The City Government also invests in transportrelated infrastructure (e.g., walkways, bikeways), traffic management and
communication infrastructure to complement transport and communication
services provided by private corporations.

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Figure5.MetroManilaProposedExpressways
Source: TheStudyofMasterplanonHighStandardHighwayNetworkDevelopment,DPWH

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Figure6.MetroManilaProposedRailProjects

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Figure 7. Proposed BRT andFeeder System

Figure 8. Integration of External and Internal Linkages (Bikeway Network)

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Figure 9. Integration of External and Internal Linkages (Expanded Pedestrian

Network)

Green Environment
Urbanization is as a major contributor to carbon emissions, depletion of
resources, and environmental pollution. Sustainable Urbanism (Farr, 2008) which
is also referred to as Green Urbanism espouses more environment sensitive
technology, public transport, green building and green design principles, but
more importantly a major lifestyle shift that favors walking, bicycling, and energyreducing practices.
In Makati, water is very much a part of the Citys environment with rivers and
creeks defining most of its city boundaries and other water channels passing
through it. Pasig River is a significant body of water of Metro Manila that
connects two equally important bodies of water (i.e. Manila Bay and the Laguna
de Bay). The Riverside Development Program was identified even before the
formulation of the 2001 CLUP but it must be sustained and expanded to further
increase the area allocated for open spaces. Green spaces can further expand
through recovery of easements along waterways and conversion into linear parks
and the landscaping of main roads and walkways thus, creating a succession of
greenways. These green initiatives will help improve the environment and add to
the amenities of the City.

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Iconic Spaces and Landmarks

Although the City is a recognized international business center, there are few
buildings or spaces that clearly symbolize the city. There are several
opportunities, however, where such landmarks may be established. The GCZ
and the RDZ are two prominent zones where the Citys new iconic spaces and
landmarks can be developed. The two zones are connected through the Pasig
River Waterfront Development. (Figure 10)
Iconic buildings and civic spaces have the power to create a positive and
indelible image of a city. Many cities have achieved instant recognition with the
introduction of new spectacular architecture (e.g. Marina Bay Sands in
Singapore, Taipei 101 in Taipei, Petronas Towers in Kuala Lumpur) and green
projects (e.g. Cheongyecheon River in Seoul, High Line in New York City). Since
the City is in need of civic buildings (e.g. performance halls, museums,
convention centers), these new structures have to be designed in the most
modern, innovative, and unique manner that would help portray the citys
international importance. Landmark urban design proposals can also be
educational and informative elements that provide geographic reference (e.g.
gateways, relief maps) or educational value (e.g. history, environment, geology,
biology).
Iconic structures or facilities may also be installed in prominent locations such as
at the intersection of Gil Puyat Avenue and Ayala Avenue and the intersection of
Chino Roces Avenue, Metropolitan Avenue and Vito Cruz. Imageable places
include facilities and spaces that show off Makatis culture and heritage. Heritage
structures, cultural events, and intangible assets (e.g., dance, festivals, music,
literature, costume, and cuisine) also contribute to the Citys brand.

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Figure 10. Makati 2023: A City of Waterways and Greenways

Figure 11. Structure Plan