COMMUNITY, WEALTH AND THE ENVIRONMENT:Examining Implications of Agricultural Land Use
Conversionwithin the City of Dasmariñas
A Research Report presented to theFaculty of the Social Sciences Department
College of Liberal Arts
In Partial fulfillment of the Requirements in the CoursePrinciples of Economics with Land Reform and Taxation (SOSC107)
INTRODUCTION
From the beginning, as a default, all lands are considered to be agriculture or
forested lands which primarily function as areas of production of necessities that sustain the
living while of course not inducing so much damage into the natural environment. As an
area begins to develop lands are gradually being altered and converted into residential,
commercial, industrial, institutional etc. Thus, land conversion may be considered as a
partner for development.
Land use conversion, as the alteration of agricultural lands into non-agriculture use
for the sake of adapting to the continuous growth of human needs, is an adverse process to
which advantages and disadvantages affecting the society, economy and environment,
come into an unequal and changing scale of opportunities and threats. Alterations in land
use are traced back to prehistory. As settlements seek for development changes, most
especially during the industrial revolution, industrialization has encouraged the
concentration of human populations within urban areas and the depopulation of rural areas,
accompanied by the intensification of agriculture in the most productive lands. More
recently, urbanized cities suffer from too much congestion and pollution that developments
have already dispersed to neighboring rural areas and the towns after them which resulted
to vast land-use conversion petitions.
For years, the Philippines bidding towards different tags that would entail rise of the
country’s international economic status have been invariably transforming rural landscapes
into a bustling hub of human activity. Encouraged by the constant desire to attract foreign
investments that would generate more employment opportunities, and decongest major
population centers, the government tolerated rampant conversion of productive farmlands
across the country to various urban uses. Large swathes of irrigated agricultural land in the
“rice bowl” provinces of the Central Luzon and Southern Tagalog regions have been
converted to a variety of urban and industrial uses: export processing zones and industrial
estates; institutions such as hospitals and universities; leisure landscapes such as golf
courses, resorts and theme parks; and, most significantly in terms of the area involved,
residential subdivisions. Unexpectedly, despite significant the significant economic growth
within these areas, the process has brought about both mixed results engendering a serious
debate on the real value of agricultural land conversion.
As a former barrio of Imus, Dasmarinas was originally an agricultural town. But due to
its proximity to Metro Manila, urban wave from the metropolitan area has reached the
depths of the barrio now known as Dasmarinas City. Residential, including resettlement
areas, have emerged, occupying most areas of the town. As the population grew bigger,
investors became more and more interested, which eventually brought about land
conversion for industrial, institutional and commercial uses. Due to these developments,
along with the congestion of its proximate urbanized cities, Dasmarinas has been filled with
immigrants from the metro which have already outnumbered original Dasmarinenos.
With the presence of industrial parks and urbanization, potential harvests of crops
has been prolonged causing farmers’ depreciating income which makes it hard for them to
gain their investments back. And because of that, an increase in land conversion has been
eminent.
READINGS
2.1 RELATED LITERATURE
Dasmariñas City Comprehensive Land Use Plan
Dasmariñas, like any other town, has established a comprehensive land use plan to
guide developments within the city. It contain reports and factual sets of information
regarding the city such as the socio-economic profile, land use, history, physical and natural
characteristics and any other data collated into a book to best compile and record
development changes of the city. This CLUP has helped the researchers identify places
where vast agricultural lands are converted into non-agricultural uses. It has also provided
future plans of the local government in relation to their vision and mission. With those things
identified, researchers would be able to determine a focal point for the study and eventually
formulate conclusions and recommendations that would expose the pros and cons of Land
Use Conversion to the Local Government and to its constituents, the Dasmarineños.
Land Use Conversion under the Agrarian Reform LawBy Atty. Jose V. Mejia
As a study focusing on Land use conversion, the researchers must be aware of
several Land Reform Laws as established by the Department of Agrarian Reform. This
literature is then reviewed by researchers for this article created by Atty. Mejia contains an
overview of the Land Reform Law, legal mandate of land conversion, distinction of land
conversion, reclassification and exemption, DAR rules and regulations and other issuances
of DAR.
2.2 RELATED STUDIES
Effects of Land-Use Conversion on Local Agriculture: The Case of Cavite, PhilippinesDANILO C. CARDENASSocio-Economics Research DivisionPCARRD, Los Baños, Laguna 4030, Philippines
“For years, the Philippines’ bid toward NIC-hood has been invariably transforming the once
serene rural landscape into a bustling hub of human activity, inducing the massive
conversion of hundreds of hectares of productive farmlands into various urban uses.
Unexpectedly, the process has brought about mixed results spawning a serious debate on
the real merits of agricultural land conversion. Thus, the significance of the current level of
farmland conversion relative to local agriculture and rural communities was examined.
The study also revealed that aside from the direct loss of productive capacity, the
successive land conversions that have taken place in the past has also negatively influenced
whatever little agriculture remained. These externalities were generally reported to have
taken several forms which imposed additional burdens on existing farming conditions even if
the remaining agricultural lands were not physically altered in any major way. On the other
hand, results of the cost-benefit analysis indicated that agricultural land conversion were
both financially and economically justified. Even when the results were evaluated using
different discount rates, time horizons, and varying combinations of different agricultural
lands converted, the winners have consistently gained more than what the losers lost; and
there were substantial positive net gains for society as a whole. Thus, in general, results of
the study bore that the positive side of land conversion could substantially offset its obvious
disadvantages.”
Quoted above is the abstract of the study reviewed that helped researchers assess
the influence of Land Use conversion in the whole province of Cavite. It may also be a basis
for comparison of issues and/or effects identified by the researchers within the City of
Dasmariñas which will be helpful in concluding the overall advantage and disadvantage of
land conversion to localities affected.
The Politics of Urban-Rural relations: Land Use Conversion in the PhilippinesPHILIP F. KELLY Southeast Asian Studies ProgrammeNational University of Singapore10 Kent Ridge Crescent, SingaporeKey issues on land use,
“By examining the process of land use conversion in Manila’s extended metropolitan region,
this paper suggests that rural-urban relations must be seen as intensely political. The
conversion of rice land into industrial, residential and recreational uses represents a political
process in two senses: first, policy choices are made relating to the use of land that reflect a
particular set of developmental priorities; and second, the facilitation of conversion involves
the use of political power relations to circumvent certain regulations. These points are made
at three different, but interconnected, levels: at the national level of policy formulation; at
the local level of policy implementation and regulation; and at the personal level of everyday
power relations in rural areas. The paper draws upon fieldwork in the rapidly urbanizing
province of Cavite to the south of Metropolitan Manila.”
The above quoted text is an excerpt from the study of Phillip Kelly regarding Land
use conversions in Cavite. It is cited in this research as a related study since it tackles the
effects of Land Use conversion to the locality and their environment. It is a beneficial review
for the completion of the study since it may provide insights, regarding not only the
transformation of the Province of Cavite from rural to urban area but also the political
aspects of land conversion process, which will help researchers fully understand the
situation and issues within the City.
PRESENTATION AND ANALYSIS OF DATA
4.1 DASMARINAS PROFILE (Comprehensive Land Use Plan)
Existing Land Use
The total area of 9,013 hectares of the municipality s divided into four land uses:
urban/built-up areas, agricultural areas, open grasslands and water bodies.
Table no. 1Dasmarinas Land Use 1999
Land UseClassification
AREA(Hectares) Total percentage
Built-up areas 5,756.74 63.87%Residential (3,686.269) 67.20%Commercial (65.000) 1.13%Institutional (180.300) 3.13%
Parks & Recreation (32.520) 0.56%Roads (790.731) 13.74%
Cemetery (30.000) 0.52%Dumpsites (5.000) 0.09%
Agro-Industrial (40.000) 0.69%Special Use (Planned Units
Development) (321.920) 5.59%
NAPOCOR (123.000) 2.10%Industrial areas (300.000) 5.21%
Agricultural Areas 2,045.56 22.69%Open Grassland 785.70 8.72%
Waterbodies 425.00 4.72%
TOTAL 9,013.00 99.96%
Built-Up Area
Urban development as evident in the built-up areas, which constitute about 48.06%
of the total land area, comprise of residential, commercial, institutional, industrial, parks and
recreational as well as cemetery, roads, dumpsite and Special Use or Planned Unit Area.
Built-up areas are present in all barangays with the largest concentration on Dasmariñas
Bagong Bayan (DBB) Resettlement Area, Zone I, I-A, II, III and IV portion of Barangay
Salawag, Paliparan I, II, III, Sabang and San Jose are fast developing in residential areas with
new subdivision locating therein.
DBB Resettlement Areas composed of 44 barangays dominate the central portion.
Influence areas include Salitran III and IV and portion of Sampaloc IV. This is a high-density
built-up area, which is dominantly residential and being a residential area, it has a
commercial, institutional and industrial areas provided to encourage development as a total
self-reliant community.
Agriculture Development Needs
The existing agricultural development in the area shows a downward trend evidenced
by the continuous decrease in the area devoted to agriculture. It has been noted that said
lands are being converted to non-agricultural uses. Likewise, reduction in the physical area
causes commensurate reduction in volume and value of production of the remaining
agricultural areas. This situation has been brought about by an upsurge of the real estate
industry considering the town proximity to Metro Manila. These make the prices of land
lucrative enough for farmer owners, tenants and farm workers to sell their farm lots and
rights to real estate developers. These are manifestations of shifting development trends
which local officials must address to and keep the municipality attitude to the best
alternative towards development.
As per analysis of palay production reveals a great shortage of the crop to meet the
standard requirement of 124 kg / capital /year. Even if the 263.30 hectares of productive
rice land hits the 95 cavans / hectare target, it can only feed 2.27% of the total current
population. Strategies to maximize production and the provision of other sources of
livelihood to the populace, which will enable them to import rice from other areas, can be
adopted to compensate for the loss or inability to provide additional areas for rice
production.
Vegetable and fruit yields may not be commensurate in figures with requirements of
the population but backyard garden and orchard can augment the production data.
Likewise, since vegetable is a very common crop, deficiency is not so much a problem. It
can be acquired through own initiative and at a lower cost. Cropping season can be doubled
or tripled to suffice the requirement. In general, the municipality is more of a food importer.
Residential Areas
Of the total built-up area, about 67.20% are residential areas. These include clusters
of residential units in the different barangays and all existing residential subdivision in the
municipality. There are a total of about 167 residential subdivisions in the municipality.
Barangays Salitran I-IV, Sabang, San Jose, Burol Main, the whole Zone I, I-A, II, III, IV and San
Agustin I-III are generally residential with the presence of several subdivisions projects that
augments local residential areas. Portions of Langcaan I, Sampaloc I-V and Paliparan I-III are
also fast becoming subdivision areas.
With the projected population of 442,572 the gross residential area density is 49.10
persons or about 9.59 households per hectares. This give average lots size per household of
462 square meters. The municipality then is a low density residential area.
For the year 1999, total number of dwelling units is 63,061. Considering the increase
from 1980 to 1990, there is a construction rate of10.67% per year. Using the standard of
one dwelling unit per household, there is a current backlog of 23,373 units to house, the
86,440 households and an additional backlog of 208 units due to obsolescence and decay
which needs replacement.
By the end of the planning period, 2010, there will be a total housing backlog of
172,175 units. Considering an average lot size of 93.20 square meters, the projected
requirement will be 3,220 hectares of residential land.
Institutional Areas
Institutional areas cover approximately 180.300 hectares or 3.13% of the total built-up area.
Schools occupy about 166.6165 hectares. These include public and private elementary,
secondary and tertiary levels institutions of learning. The municipality is the host of the
major universities in Metro Manila that establish school branches in the locality, these are De
La Salle University-Dasmariñas and School of Medicine. Philippine Christian University and
Technological University of thePhilippines. In terms Colleges, computer center and
vocational courses, the municipality had three(3) colleges, 3 computer school and 2
vocational school. The presence of these institutions made the municipality an alternative
site for educational needs of students all over the country and a university center in region.
Other institutions such as government buildings, religious center and health
institution are also included in these areas. The municipal hall and the Catholic Church are
within the central area. The largest health institutions are the 170-bed University Medical
Center at Brgy. Burol which serves not only the local residents but also those of nearby
provinces and the 100-bed Dr. Jose Rizal National Medical Research Center at Dasmariñas
Bagong Bayan.
The municipality has a total number of 49,001 elementary students with 858
teachers and 625 classrooms. To follow the standard ratio of 50 students per teacher and 50
students per classroom, there’s a need of additional 122 teachers and 355 classrooms
and maintenance/repair of 107 deteriorating classrooms.
In high school there are 18,507 enrolled students, 418 teachers and 209 classrooms,
again to follow standard ratio. There’s a need of additional 161 classroom. In terms of
teachers, there is no need to hire but to eliminate campus crowding, proper monitoring
should be done to know if the campuses meets the requirements, so excess students can
transfer to other campuses.
The Municipality has two (2) assisting rural health units and base on the
medical standard of 1 RHU per 50,000 population, there is a current requirement of nine (9)
RHU. By the end of the planning period of the year 2010 and with a projected population of
1,863,206 a total of 19 RHU’s shall have been existing to meet the needs of the population.
In terms of additional medical personnel the projected requirement is shown in table
no. 54. Current requirement for the following medical staff are: Rural Sanitary Inspector (RSI)
– 15 and Rural Health Midwife (RHM) – 36.
Since Dasmariñas has been envisioned as a medical/research center, it is hoped that
all the standards set forth as regard medical resources shall have been strictly complied
with.
Projected Land Requirement
Tables below shows ”Total Projected Land Requirements and Additional Land
Requirements” by the end of planning period, year 2010. These are based on Land use
planning standards and population. It can be noted that the largest users are residential,
industrial and roads requirement. It’s understandable since, housing and livelihood
interconnected with each other through network of roads are basic components of human
settlements. Residential area requirements constitute about 48.93% of the total area
required; industrial, 20.88% and roads 25.05%
Other user such as commercial, institutional, parks and recreation, dumpsite and
cemeteries comprises the remaining 5.14% of the total land requirement. Considering the
existing land users, the additional requirements as presented, is about twice the size of the
municipality. Likewise, as per existing land use, the areas that “may be made available” for
these requirements are open grassland and agricultural areas, totally 2,831.26 hectares that
is 22.22% of the total additional requirements.
Cognizant of the needs of the population in terms of housing, livelihood, facility of
movement and other support services that require land allocation the municipality opted for
conversion of existing agricultural areas on a phasing scheme and the adoption of suitable
development strategies and architectural design that will maximize the use of land to cope
with the requirement.
Table no.22010 Projected Land Requirement
Land Use Classification Total Land Requirement (hectares) Percentage (%)
Residential 8,733.768 48.93Commercial 172.700 0.97Institutional 621.069 3.48Industrial 3,726.412 20.88
Parks and Recreation 14.600 0.08Roads 4,471.694 25.05
Dumpsites 62.107 0.35Cemetery 47.000 0.26
Total 17,849.350 100.00
4.2 DISCUSSION
Being a town traditionally gaining income from agriculture, multiple crops are gained
from the town. As shown on table 3, the town has been gaining so much from agriculture
years before so much land were converted.
Table no.3Agricultural Lands before Conversion
Source: MARO, City of Dasmarinas
The town, as shown on table 3, has much estimated asset value from livestock and it
is noticeable that this agricultural field fed some digits more than a half of the total asset
value of different lands converted for agricultural use. But on farming alone, greatest assets
are seen on multi-story cropping which is estimated to be 506.89 million.
Table no.4Economic Analysis of Land Conversion
Table no.5Reason for Land Conversion
Table no.6Residential Areas converted from Agricultural Lands
Source: MPDO, City of Dasmarinas
Table no.7COMPARATIVE SWOT ANALYSIS OF LAND USE CONVERSIONS
STRENGTHS WEAKNESSES OPPORTUNITIES THREATS> land transfer security benefits for farmers> highlights the value of rural lands> reduces farmers’ dependence to land
> pollution> environmental damage> land grabbing> collective ownership of land> social homelessness for the farmers
> attracts more economic development> job openings> attraction of investors> higher government income> higher rate of literacy> urbanization> Development of more housing units for the growing
> congestion> loss of agricultural lands as a food source> corruption> loss of culture> higher rate of criminal activities> breakdown of tight social networks> unemployment> pollution
population of Dasmarinas> Development of more Institutional, Medical, Commercial and Industrial Facilities> economic growth
Table no.8Land Conversion in the Province of Cavite
Source: Cavite Provincial Office
The study found that of the 12,060 ha of land converted in 1990-2000, the biggest
loss (37 percent) of private land had occurred on previously active agricultural lands
covering a total area of 4,412 ha Of this figure, about 2,557 ha were primarily devoted to
the production of food commodities, while another I,855 ha were formerly devoted to key
commercial crops. The second largest type of agricultural lands most widely converted were
the idle lands with an aggregate area of 3,573 ha. On the surface, while this type of land use
did not directly contribute to any significant reduction in productive capacity, it could still
aggravate the current situation by reducing the scope of reserve agricultural lands available
in the future since the conversion of any farmland to other uses is generally irreversible. Of
the total area petitioned for agricultural land conversion in 1986-1994, 45 percent were
exclusively for residential purposes, whereas industrial areas, mix-uses, and recreational /
commercial / institutional / service areas each accounted for only 16, 21, and 6 percent,
respectively.
CONCLUSION AND RECOMMENDATIONS
Societal Effects of Land Use Conversion
Land conversion may pose different effects to the locality depending on the resource
person. Of course, for those who are directly affected by converted lots, like farmers and
their families, there could see more disadvantages to land conversion than advantages
especially if they have depended on farming so much that they do not have an open mind to
the emerging urbanization of the City of Dasmarinas. But on some cases, where farmers
have already adapted and accepted the changes within the environment they live on, they
see conversion as a good start for economic growth since commercial establishments and
known educational and medical institutions have emerged although there were times that
they found rural life where they depended on farming much more easier than the urban life
because during the times that they farm, they do not have to worry about their daily food
expenses.
Land conversion has also caused the breakdown of formerly tight social networks.
Before subdivisions and immigrants have invaded the town, residents have this tight tie
between them like a normal province would have, where bayanihan still exists. But due to
the decongestion of neighboring metropolitan areas, immigrants have fled into the town
eventually outnumbering the original Dasmarinenos.
Economic Effects of Land Use Conversion
As guided by the Local government, it was made known to the researchers that vast
conversion of lands have brought about incomparable revenues to the City that paved ways
for the improvement and beautification of public facilities. But from the residents point of
view these development projects and land conversion appeals have only worsened the
economic situation of the city because of the spreading of corruption.
Environmental Effects of Land Use Conversion
Obviously, the environmental situation of the City didn’t get better and land
conversions which have welcomed urbanization to the City brought about a worsened
environmental situation for the city. As narrated by a respondent, Dasmarinas had become a
lot more like Metro Manila where traffic has been unavoidable and the number of public
vehicles seems to be more than the number of commuters. Other than pollution, like in
Metro Manila, it has gotten hotter in Dasmarinas compared to the old times where trees are
seen almost everywhere.
Therefore, researchers do conclude that land use conversion has been accepted by
most residents based on the survey done. Although in some areas where conversion of land
has been recent, residents has not yet moved on from the event but based on the survey
results the conversion of agricultural land has been accepted by affected residents as the
time passes by for the opportunities that the conversion has brought had compensated the
negative effects that the land use conversion has brought about into their community. But
on areas where residential lands are located to industrial areas, some residents find it really
disappointing to have industrial parks within the area because of the conflicting activities
between the two.
Overall, conversion of agricultural lands hasn’t been an issue to most of the City’s
population and thus it only affects those who are within the area of conversion but are not
left without proper compensation. In addition, environmental impacts of land use conversion
may be minimized through project planning that involves replacement of the greens
removed and improvement of the natural environment.
This research report, given the span of one semester, may be considered as an
introductory study to a more detailed analysis of the land conversion situation in
Dasmarinas. Therefore it is recommended for the study to be further explored so that a
more comprehensive analysis would be developed.