By Nimfa L. Estrellado Officials deliberate zoning and land-use issues during Pagbilao’s 19th Regular Session. (Wally Dapla/FB) PAGBILAO...
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| Officials deliberate zoning and land-use issues during Pagbilao’s 19th Regular Session. (Wally Dapla/FB) |
PAGBILAO, Quezon - Unchecked construction projects have thrown a spotlight on Pagbilao’s overdue update of its Comprehensive Land Use Plan (CLUP), raising questions about how developments move forward without a current zoning framework. Local officials warned that outdated guidelines no longer reflect the scale of growth, leaving the municipality to navigate land-use decisions without a reliable plan.
Vice Mayor Walter “Wally” Dapla confirmed during the 19th Regular Session that the CLUP lapsed in 2022, leaving the municipality three years without a valid land-use framework. He emphasized that operating without an updated CLUP forces the LGU to make decisions without a dependable planning guide.
“Hindi tayo pwedeng magpatuloy sa development nang wala tayong malinaw na plano na sinusundan, kung hindi natin maa-update agad ang CLUP, baka magkaroon tayo ng mga proyektong hindi tugma sa kailangan ng bayan.” Dapla said.
The vice mayor explained that the prolonged delay has weakened the LGU’s ability to regulate the pace and placement of new projects. He added that vague zoning guidance keeps both investors and regulators uncertain about applicable standards.
“Kung hindi natin maaayos agad ang CLUP, mahihirapan tayong magtakda ng malinaw na direksyon para sa mga proyekto, hindi pwedeng unahan tayo ng development kung hindi pa handa ang mga polisiya ng bayan.’ he added.
Officials reported concerns as the Municipal Planning and Development Office (MPDO) continued issuing zoning certificates based on an outdated CLUP. They noted cases where offices granted clearances without inspections, while resource persons skipped several scheduled council meetings, stalling clarification on issues.
Councilor Celedonio “Deony” Dapla argued that these incidents reveal lapses within planning offices, especially in verifying documentation. He stressed that poor coordination across departments heightens the risk of disputes once a new CLUP takes effect.
He also raised concerns about earthmoving and construction activities that could conflict with updated zoning classifications. They warned that incompletely vetted developments might violate environmental safeguards or fall outside allowable land-use categories.
Councilor Jeffrey A. Tiñana questioned how permits continue to be processed under an expired CLUP and warned that investors may later demand recognition of their projects even if inconsistent with future zoning rules. He said the LGU must avoid being bound to approvals issued “under unclear or outdated guidelines,” especially when major investments are involved.
Vice Mayor Dapla disclosed that investors have already acquired hundreds or even thousands of hectares across Pagbilao without the benefit of an updated land-use plan. He warned that such large-scale acquisitions could lock the municipality into land-use patterns that were never properly evaluated or approved.
"Kung hindi malinaw ang land-use plan natin, nalalagay sa alanganin ang mga desisyon ng pamahalaang bayan, hindi natin masisiguro ang tamang pag-unlad kung umaasa tayo sa lumang plano na hindi na akma sa kasalukuyang sitwasyon.” Vice Mayor Dapla said.
Councilor Ariel T. Martinez highlighted cases of agricultural areas being subdivided without reclassification, creating title complications and accelerating the fragmentation of farmland. He warned that these subdivisions could reduce Pagbilao’s agricultural zones and disrupt long-term planning.
These incidents added to the council’s growing concerns about land-use mismanagement, particularly in fast-changing rural communities. Members agreed that stronger oversight is needed to prevent agricultural areas from being converted or subdivided without evaluation.
Councilor Joseph Garcia, who initiated the discussion, called for council participation throughout the CLUP drafting process to ensure transparency and informed decision-making. He emphasized that early involvement helps prevent misunderstandings and ensures land-use policies reflect community needs.
“Dapat po tayo ay kasali para alam natin ang tamang direksyon ng paggamit ng lupa, kung hindi tayo nakakasama sa proseso, nawawala ang boses ng konseho sa mga mahahalagang desisyon.” Councilor Garcia said.
Garcia stressed that poor involvement in early planning can lead to policies disconnected from actual development pressures. He noted that decisions made too late in the process often fail to address the realities faced by rapidly growing communities.
“Kung napag-iiwanan tayo sa proseso, hindi natin nakikita ang tunay na epekto ng mga development na pumapasok, kapag huli na ang konseho, nagkakaroon ng desisyon na hindi nakabatay sa aktwal na kalagayan ng bayan." he added.
Meanwhile, investment, land acquisition, and construction continue reshaping Pagbilao’s landscape, heightening concerns about environmental risk, flooding, and unplanned expansion. Officials noted that this pace of development could strain local infrastructure and outpace the municipality’s ability to implement safeguards.
To address these concerns, the Sangguniang Bayan will summon the MPDO and Municipal Engineering Office to explain their permitting and inspection processes and report on the CLUP update. Council members stressed that clear land-use planning is essential to protect the environment, guide development, and prevent conflicts among the LGU, investors, and communities.
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