Highlights of Panglao Island Tourism Masterplan by Palafox (Part 4 of 4)

PROVINCIAL GOVERNMENT OF BOHOL
Contents of Presentation
WHY PLAN?
To ensure that development and growth of Panglao Island becomes: balanced (environment, economy, society) sustainable (long-term and to carry on until future generations) secure (impacts and threats mitigated) regulated (constant assessments and monitoring)
MAJOR CONSIDERATIONS
Airport and tourists Panglao Island

Hotels, Resorts, and other Tourism Developments
Growth of LGUs and its population
Water resource, Drainage, Sewerage
ANALYSES
Microclimate Analysis
Site Analysis
Character Analysis
Tourism Infrastructure Analysis
Balicasag Island Hinagdanan Cave
Daks & Gams Wildlife Park
Doljo Beach Libaong Beach
Bolod Beach
Alona Beach
Pangalo Island Nature Resort
Coco Grove
Ananyana Resort
Bohol Plaza Resort & Restaurant
San Agustin Church
Bolod Beach
Eskaya Beach Resort
Strengths
Strong social values among its residents Rich in biodiversity with many endemic and unique flora and fauna Presence of tourism-related infrastructure such as hotels and resorts Strong local labor pool Good Weather: away from typhoon path Forward-looking and development centered local governments
Weaknesses
Lack of appropriate zoning for tourism and overall development Water supply shortages Weak transport linkages within and outside the island Lack of waste water and sewerage treatment facilities Limited community involvement in certain areas
Opportunities
Airport to improve access to the island Job creation brought by airport and increased tourism activity Investments on the developing tourism industry Worldwide exposure and promotion of Panglao as an island paradise Promotion of sustainable tourism practices Park and ride systems to lessen vehicles, thus, air pollution in the island
Threats
Unregulated development of high-rise structures near the beach Rapid natural resource exploitation and thus, decrease in food self-sufficiency Climate change and rise in sea levels Coastal degradation Increased social deviance and criminality
Development Framework Strategies
Framework #1: Growth Centers and Green Wedges
Framework #2: Development Clusters and Transport Corridors
Framework #3: Polarized Core Developments
PREFERRED FRAMEWORK STRATEGY
Multi-centered development corridors and green wedges
Existing Provisions (Do Nothing Scenario)

Medium Density Development
Medium Density Development
Donut Development in Boracay Island

Existing Provisions (Do Nothing Scenario)

High density development along the beachfront of the island No provision of open spaces within the beachfront Middle portion of the island is not maximized for potential development Continued encroachment of the 25-meter No Build Zone
Polluter Must Pay Principle

Internationally accepted basis for development regulation Transport emissions Air, water and land pollution Noise and visual pollution Increasingly becoming important due to increasing awareness on climate change issues
Development Guidelines
Definition: No Build Zone

The space 30 meters from the edge of the Mean High Water Mark (MHWM) measured inland No permanent structures are allowed to be built and obstruct the activities or the beachfront Whereas, the space 25 meters from the MHWM up to 30 meters from the MHWM shall be known as the Pedestrian Alley. This shall serve as the on-foot access for beachfront properties and shall not be paved whatsoever to prevent use of wheeled transport/motorized transport.
Proposed Zoning Regulations: Scheme 1
View To The Beach
30% 30%
70% 70%
FAR 1.0
FAR 2.0
Contributions for the Environment

Development Obligations are to be charged for all types of development having an exceeded height of 14 meters. The following shall apply The accumulated floor area, in sq.m. above the 14-meter-limit shall be charged as follows:
Floor Area (in sq.m.) DEVELOPMENT OBLIGATION(per sq.m.) Every succeeding Php 2,000.00 floor area
Priority Areas for Development
Alona Beach
Most built-up tourist destination Complete tourist facilities within the area Some properties within the 30-meter public zone Top destination in Panglao Island
Alona Beach
Recommendations:
50-meter total no-build buffer zone Zoning of the area (through CLUP and ZO) Better landscaping Standardization of green principles
Solar/wind energy Rainwater catchment systems Green roofing, etc.
Alona Beach at present

Proposed Enhancement of Alona Beach

Panglao and Dauis Poblacions

Panglao Circumferential road pattern Heritage church, watchtower, and old structures Little economic activity
Market as center of trade and commerce

Recommendations for Panglao Adaptive Reuse of old structures viable for commercial use Watchtower restoration Apply mixed-use in zoning Attract more businesses and trade Work made closer to home
Panglao Plaza and Site of Old Municipio at present

Proposed Revitalization of Plaza and Adaptive Reuse of Former Site of the Municipio
Poblacion Roads and Commercial Establishments at present

Proposed Streetscaping and Commercial Area Enhancement


Dauis Gateway to Panglao Island
Bridge widening Heritage church, watchtower, museum, and old structures Spillover from Tagbilaran City Structures on stilts Mangrove areas nearby

Recommendations for Dauis Adaptive Reuse of old structures and Urban Renewal Watchtower restoration Apply mixed-use in zoning Attract more businesses and trade Work made closer to home Landscaping
Coastal Areas, Beaches, and Dive Sites

Powder-white sand beaches and clear water Sensitive habitats
Mangroves and corals
Threat of rapid development of coastal areas Coastal areas - highest land value
Coastal Areas, Beaches, and Dive Sites

Recommendations:
Implementation of 50-meter no-build buffer setbacks Integrated Coastal Zone Management Plan Provision of public facilities Signages, toilets, ramps for disabled, view decks, etc. Coastal biking and hiking trail network for whole island Dismantling of illegal structures by the water Relocation of informal settlers Dismantling of fish pens Constant monitoring
Old Port of Dauis

Landscaping and Revitalization of the Old Dauis Port

Perspective: Beach Front
PRELIMINARY ENGINEERING DESIGNS
Preliminary Drainage System Layout
Preliminary Reservoir Location
Preliminary Water System Layout (Phase I)
Preliminary Water System Layout (Phase II)
Phasing Plan
Categories of Phasing Plan Objectives

Data Updates and Statistical Research Social-Economic Empowerment Environment and Natural Resource Management Infrastructure and Utilities Development Assessment Urban Design, Streetscaping, and Landscaping Tourism Resources Assessment
Immediate Action : 100 Days

Highlights
Data Updates and Statistical Research

Creation of each of the municipalities Socio-Economic Profile Surveying and measuring existing land uses and their area sizes. Information, Education, and Communication Campaigns (IEC), and public consultation
Infrastructure and Utilities Development Assessment

Assessment of existing infrastructure and utilities coverage and service provision. Traffic management plan for Panglao Island
Social-Economic Empowerment
Develop and offer skills training and capacitybuilding programs
Urban Design, Streetscaping, and Landscaping

Provision of pedestrian facilities Landscaping of the activity area in the town plazas of Dauis and Panglao
Environment and Natural Resource Management

Develop and implement CommunityBased Integrated Coastal Resource Zone Management
Tourism Resources Assessment

Establish the Panglao Island Development Authority
Short Term: 0 to 5 Years

Highlights Data Updates and Statistical Research
Comprehensive Land Use Plans and Zoning Ordinances for Dauis and Panglao

Establishment of the First Phase of the construction of a Sewage Treatment Plant in Panglao Municipality. Use of natural water purification systems such as reed beds per barangay for domestic, non-potable water use.
Promotion, encouragement, and support of community-based tourism initiatives Incentives for establishments and businesses that employ Panglao residents as majority of their staff

Full use of e-jeepneys and other forms of environmentally-sound vehicles for public transport. Clearing of structures located in environmentally critical and protected areas as well as their restoration closest to the natural state.

Enhancement of the identified public parks into green open spaces
Tourism Resources Assessment

Improvement and expansion of public tourism facilities such as Tourism Information and Assistance Centers
Medium Term: 0 to 15 Years

Highlights Transport Development
Expansion of Park-and-Ride facilities that service Panglao Island from Tagbilaran City to other areas in Bohol Island Tricycles are to be phased out

Complete concreting of all roads of all levels (Barangay to National Roads) Establishment of the Second Phase of the construction of a Sewage Treatment Plant with the additional construction of another plant in Dauis Municipality.
Complete upgrade of all public schools and all its facilities in the island.

Panglao Island is to become energy selfsufficient through the use of renewable energy sources such as solar, wind, and tidal wave power. Full enforcement of setback zones

Enhancement of the identified public parks into green open spaces
Tourism Resources Management

Developing retirement villages in areas near health facilities and town centers
Long Term: 0 to 25 Years

Highlights Transport Development
Incentives for mass transit, cycling, and walking as modes of transport, and heavy taxation for ownership of private vehicles.

All telephone, electric, and communication wires are to be placed underground.
Land Use Management

Promotion of green communities Creation of environmentally friendly communities Encourage and fully promote alternative modes of transportation Compact and dense community Full implementation of urban agriculture Demolish structures that fall within the identified 30-meter public easement along the coastline for beaches and 10meter easement for cliff side

Structures awarded with Certificates of Non-Compliances shall be completely cleared Re-vegetation of such areas. Monitoring and assessment of existing environmental conditions Constant review and updating of the Bohol Environment Code Establish a global warming monitoring and prediction system
ADAPTIVE ARCHITECTURE
Initial Recommendations from Palafox Associates
Similar Waterfront Development Projects
Rabat Waterfront Development
Alaminos City Conceptual Development Plan
Navotas Conceptual Development Plan
Butuan City Conceptual Development Plan
The Lighthouse Marina Resort
Iloilo CLUPZO
Conceptual Masterplan for Pasig River Rehabilitation

Laguna Lake Waterfront Development



THANK YOU!
11/F 6782 Ayala Avenue Makati City, Philippines (632) 812-1255 / 752-2222
www.palafoxassociates.com

Highlights of Panglao Island Tourism Masterplan by Palafox (Part 4 of 4)

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Highlights of Panglao Island Tourism Masterplan by Palafox (Part 4 of 4)

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PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

Airport and tourists Panglao Island

Growth of LGUs and its population

Water resource, Drainage, Sewerage

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

Tourism Infrastructure Analysis

PROVINCIAL GOVERNMENT OF BOHOL

Balicasag Island Hinagdanan Cave

Daks & Gams Wildlife Park

Doljo Beach Libaong Beach

PROVINCIAL GOVERNMENT OF BOHOL

Tourism Infrastructure Analysis

PROVINCIAL GOVERNMENT OF BOHOL

Tourism Infrastructure Analysis

Pangalo Island Nature Resort

Bohol Plaza Resort & Restaurant

San Agustin Church

Eskaya Beach Resort

Tourism Infrastructure Analysis

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

Development Framework Strategies

PROVINCIAL GOVERNMENT OF BOHOL

Framework #1: Growth Centers and Green Wedges

PROVINCIAL GOVERNMENT OF BOHOL

Framework #2: Development Clusters and Transport Corridors

PROVINCIAL GOVERNMENT OF BOHOL

Framework #3: Polarized Core Developments

PROVINCIAL GOVERNMENT OF BOHOL

PREFERRED FRAMEWORK STRATEGY

PROVINCIAL GOVERNMENT OF BOHOL

Multi-centered development corridors and green wedges

PROVINCIAL GOVERNMENT OF BOHOL

Existing Provisions (Do Nothing Scenario)

Medium Density Development

Donut Development in Boracay Island

Existing Provisions (Do Nothing Scenario)

PROVINCIAL GOVERNMENT OF BOHOL

Polluter Must Pay Principle

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

Definition: No Build Zone

PROVINCIAL GOVERNMENT OF BOHOL

Proposed Zoning Regulations: Scheme 1

PROVINCIAL GOVERNMENT OF BOHOL

Proposed Zoning Regulations: Scheme 2

PROVINCIAL GOVERNMENT OF BOHOL

Proposed Zoning Regulations: Scheme 3

PROVINCIAL GOVERNMENT OF BOHOL

View To The Beach

PROVINCIAL GOVERNMENT OF BOHOL

PROVINCIAL GOVERNMENT OF BOHOL

Contributions for the Environment

PROVINCIAL GOVERNMENT OF BOHOL

Priority Areas for Development

PROVINCIAL GOVERNMENT OF BOHOL