VOLUME 1: THE COMPREHENSIVE LAND USE PLAN

Preliminaries
MESSAGES (MAYOR AND VICE MAYOR)
RESOLUTION ADOPTING THE CLUP AND ENACTING THE ZO
 FOREWORD

The Local Government Code of 1991 otherwise known as the Republic Act No. 7160 has
established two principles that serve as the basis for land use planning for local governments. The
policy embodied the “genuine and meaningful local autonomy” to the Local Government Unit to
enable them to attain the fullest development as a self-reliant community with the utilization of
limited resources as they become more productive partners in nation building.

Furthermore, it is affirmed in Section 1 of Executive Order No. 72 series of 1993 providing

the mandate for Local Government Unit to prepare their respective Comprehensive Land Use Plan
(CLUP), which will effectively translate national/regional and provincial policies into local or
municipal plans, program, and policies. Its formulation, adoption, and modification of said plan
shall be in accordance with the Provincial Development and Physical Framework Plan of Laguna
(PDPFP).

It is on this premise that the Comprehensive Land Use Plan was initiated and undertaken
jointly by the Municipal Land Use Technical Working Group of Lumban under the leadership of
Hon. Rolando G. Ubatay. The CLUP of Lumban becomes the official document adopted by the
local government as a policy prime-mover that will serve as a guidepost and blueprint in addressing
pressing issues and concerns as well as physical and land use development of the municipality as
envisioned by the stakeholders in the coming years. It is comprehensive in the sense that it
embraces the entire territorial jurisdiction of the municipality as it addresses multi-faceted
concerns of various sectors. Secondly, it is comprehensive as it translates the development goals,
objective and policies into spatial plan indicating the proper allocation of land resources
considering the sustainable development without risk to the environment.
ACKNOWLEDGEMENT
 TABLE OF CONTENTS

MESSAGES (MAYOR AND VICE MAYOR)

RESOLUTION ADOPTING THE CLUP AND ENACTING THE ZO

FOREWORD

ACKNOWLEDGEMENT
GLOSSARY OF TERMS

I. INTRODUCTION
1.1 Legal Mandate and Enabling Policy
1.2 Hierarchy and Linkages with Other Initiatives

1.2.1 Hierarchy
1.2.2 Linkage of CLUP to NPFP, RPFP and PDPFP of Laguna
1.3 Land Use Planning Principles
1.3.1 Methodology
1.3.2 Scope and Limitation
1.3.3 Approaches Used in CLUP Updating
1.3.3.1 Top-Bottom Approach

1.3.3.2 Bottom-up, Consultative, Inclusive and Participatory

1.3.3.3 Mainstreaming Disaster Risk Reduction Management (DRRM) and Climate Change
Adaptation to Land Use Plan

1.3.2.4 Gender and Development

1.4 Planning Area and Period

1.4.1 Planning Area
1.4.2 Planning Period

1.5 Goals and Objectives

II. THE LAND USE PLAN

2.1 EXISTING LAND USES

2.1.1 Existing General Land Uses

2.1.1.1 Urban Use Area
 2.1.1.2 Agricultural Areas

2.1.1.3 Forest Reserve

2.1.1.4 Tourism

2.1.1.5 Water Bodies

2.1.1.6 Cemetery and Memorial Park

2.1.1.7 Agri-Industrial

2.1.2 Existing Urban Land Uses

III. VISION
IV. MISSION
V. LAND USE TRENDS – HISTORICAL CHANGES IN LAND USES
VI. COMPARATIVE/COMPETITIVE ADVANTAGES
VII. WEAKNESSES: PRIORITY ISSUES AND CONCERNS
SOCIAL

ECONOMIC SECTOR

INFRASTRUCTURE SECTOR

DECREASE IN TOTAL LAND AREA

VIII. FUNCTIONAL ROLE OF THE MUNICIPALITY OF LUMBAN

IX. DEVELOPMENT THRUSTS AND STRATEGIES
X. DEVELOPMENT CONCEPT / STRUCTURE PLAN
XI. THE LAND USE PLAN
XII. LAND AND WATER USE POLICIES
XIII. PRIORITY PROGRAMS AND PROJECTS
LIST OF MAPS
LIST OF FIGURES
LIST OF TABLES
LIST OF ACRONYMS
GLOSSARY OF TERMS
I. INTRODUCTION

The pattern of settlement development and the trends in land use are of primary importance in
studying the Municipality of Lumban as a prerequisite to the preparation of its land use plan. The aspect of
analyzing and evaluating these factors are vital to the land use planning process. These provide the proper
scenario for future land development, serve as basic premises in the allocation of suitable land for specific
uses, and identify appropriate location for these functional uses.
There is a need to strike a balance between major land uses in the municipality. Such balance may
be attained through a process of rational distribution and efficient utilization of Lumban’s land resources.
Ultimately, it is necessary to adequately provide land for an orderly spatial arrangement of the various
functional uses.

1.1 Legal Mandate and Enabling Policy

The 1987 Constitution provides the general enabling policy framework for the proper and
sustainable management of the country’s land and water resources. It also provides for the purpose by which
the country’s resources should be managed, used, developed, owned, and disposed.
It provides that "the State shall regulate the acquisition, ownership, use and disposition of property
and its increments. Lands of the public domain are classified into agricultural, forest or timber, mineral
lands, and national parks. Agricultural lands of the public domain may be further classified by law according
to the uses to which they may be devoted. Alienable lands of the public domain shall be limited to
agricultural lands. The State shall protect the rights of indigenous cultural communities to their ancestral
lands to ensure their economic, social, and cultural well-being."
The legal basis in the preparation of the Comprehensive Land Use Plan is stipulated in Article 41,
(a) of Republic Act 7160, otherwise known as the Local Government Code of 1991 which states that
“Subject to applicable laws, rules and regulations, cities and municipalities shall continue to prepare and
update their respective comprehensive land use plans enacted through zoning ordinances.” Furthermore,
under Section 47 of RA 7160(2)(iv), which provides to “Enact Integrated Zoning Ordinances in consonance
with the approved Comprehensive Land Use Plan subject to the existing laws rules and regulation.
Furthermore, the LGC of 1991 provided the legal framework for local development planning. The
following are the pertinent sections under the LGC:
Section 16 – “Every LGU shall exercise the powers expressly granted, those
necessarily implied there from, as well as powers necessary, appropriate or incidental for
its efficient and effective governance, and those which are essential for the promotion of the
general welfare. Within their respective territorial jurisdictions, local government units
shall ensure and support, among other things, the preservation and enrichment of culture,
promote health and safety, enhance the right of the people to a balanced ecology, encourage
and support the development of appropriate and self-reliant scientific and technological
capabilities, improve public morals, enhance economic prosperity and social justice,
promote full employment among their residents, maintain peace and order and preserve the
comfort and convenience of their inhabitants.”
 Section 20 (c) – “The local government units shall, in conformity with existing laws,
continue to prepare their respective comprehensive land use plans enacted through zoning
ordinances which shall be the primary and dominant bases for the future use of land
resources: Provided, That the requirements for food production, human settlements, and
industrial expansion shall be taken into consideration in the preparation of such plans.”

The 1987 Constitution and the Local Government Code of 1991 stipulate that local government
units are mandated to pursue comprehensive land use planning to promote public safety, public interest,
public health, public order and general welfare.

1.2 Hierarchy and Linkages with Other Initiatives

1.2.1 Hierarchy

Figure 1. Hierarchy and Linkages of national, regional, provincial and city/municipality Land Use and
Development Plans and Investment Programs

Source: CLUP Guidebook (2003). A Guide to Comprehensive Land Use Plan Preparation, Volume 1
1.2.2 Linkage of CLUP to NPFP, RPFP and PDPFP of Laguna

In the preparation of this plan all efforts were made to ensure that the plan is aligned with in the
Provincial Development and Physical Framework Plan (PDPFP) of Laguna and to the other higher level
plans which serve as a guiding premise. Planning goals, objectives and policies of HLURB were likewise
utilized to ensure conformity with the standards embodied by the agency.
The Provincial Development and Physical Framework Plan (PDPFP) serves as the link between
national, regional, provincial, and municipal land use plans. The land use policies enunciated at the top
level (NPFP and RPFP) can be effectively translated into a lower level provincial plan to be more responsive
to the local conditions.
The Laguna PDPFP aims to transform the province into modernized agri-industrial economies,
where majority of the populace belong to the middle-income groups and enjoy the basic life services like
housing, health, education, socio-cultural and recreational activities.
The point of connectivity between the province and the municipalities is the respective land use
plans of provinces and municipalities. State regulation of land use implies that there must be vertically
integrated physical framework plans from the national down to the municipal level. Therefore, the long-
term CLUP of a municipality should be consistent with its higher level counterparts: the PDPFP, RPFP and
finally the NPFP, which represents the provincial, regional, and national physical framework plans.
The basic rationale for the review of the CLUPs of the component cities and municipalities by the
Provincial Land Use Committee (PLUC) is to ensure vertical and horizontal integration and linkage of
CLUPs and consistency of land use policies among adjoining LGUs. Therefore, the National Government
Agencies are required to coordinate or consult with LGUs before undertaking their projects within the local
territorial jurisdiction (Based on Section 26 and 27 of the Local Government Code).
Land use planning interprets higher-level policies such as those embodied in the national, regional,
and provincial physical framework plans. CLUP, which is the main output of the planning process, provides
a basis for medium-term development planning, investment programming, and development regulation.

1.3 Land Use Planning Principles

1.3.1 Methodology

The planning process employed in the preparation of the Comprehensive Land Use Plan of Lumban
calls for the collective effort of all municipal, provincial, and national line agencies stationed or assigned
in the municipality. It focuses on the baseline information of data updating and generation and analysis of
the social, economic, environment, infrastructure and institutional features and activities of the
municipality. The formation of the Municipal Technical Working Group (MTWG) provides greater access
to the required information and data. Consultations and series of activities were conducted to ensure full
participation of the different sectors especially in the analysis of data, which often cut-across the different
dimensions of the sectoral requirement. All reactions and comments generated were noted and considered
before the final draft was submitted for review and approval to the Provincial Land Use Committee (PLUC),
adoption of the Sangguniang Bayan and final approval of the Sangguniang Panlalawigan.
 Analysis of land use patterns and trends was conducted by assessing secondary data of Lumban’s
land use in the year 1984, data on current land uses from the Municipal Planning and Development Office,
and documents on proposed land uses as of 2021. A windshield survey was conducted to validate existing
data, gather firsthand information on current state of barangay land uses from key informants. Analysis
and interpretation of demography and the socioeconomic sector to approximate land requirements within
the planning period.

1.3.2 Scope and Limitation

The land use development for the municipality will cover land use trends (1984, 1996 and 2020)
and projection up to 2030.
The planning team is cognizant of the limitation of the plan and its corresponding land use
projections as they maybe influenced by factors related to physical, social, economic, and pollical
considerations.

1.3.3 Approaches Used in CLUP Updating

The Local Government Unit of Lumban adopted a combination of top-bottom and bottom-up,
consultative, inclusive and participatory approach and the mainstreaming of Disaster Risk Reduction
Management and Climate Change Adaptation, integration of Gender and Development in the updating of
the Municipal Comprehensive Land Use Plan.

1.3.3.1 Top-Bottom Approach

The Provincial Development and Physical Framework Plan (PDPFP) of Laguna may serve as
basis and framework in the formulation or updating of the Municipal CLUP without precluding consultation
with component LGUs. In the absence of the PDPFP, other higher level plans like Medium Term
Development and Physical Framework Plans in the Region and National can be used as the bases for the
updating of the CLUP.

1.3.3.2 Bottom-up, Consultative, Inclusive and Participatory

The updating of the CLUP of Lumban involves the consultation of the key stakeholders from the
municipality. Both the government and private sectors were consulted. These people were involved to
assure the successful implementation of initiatives built on the plan. Inclusivity and participation heightened
the sense of ownership of the planning process leading to a sustained commitment to implement the plan.
1.3.3.3 Mainstreaming Disaster Risk Reduction Management (DRRM) and Climate Change
Adaptation to Land Use Plan

Updating of CLUPs should be based on the Joint Memorandum Circular (JMC No. 001 s. 2009 on
CLUP and CDP Harmonization issued by DILG and HLURB to mainstream Disaster Risk Reduction
Management (DRRM) and Climate Change Adaptation (CCA) to local planning processes. The integration
of disaster risk parameters in the CLUP processes shall start from the data generation and analysis, goal
formulation, strategy and land use policy formulation, enforcement, and implementation.

1.3.2.4 Gender and Development

The integration of gender and explicit consideration of development (social, economic, physical,
cultural, and political forces) that determines how differently women and men participate in, benefit from
and control resources and activities. The combined gender responsive and participatory approach in the
entire planning and decision-making process from plan formulation/updating, plan implementation and
monitoring and evaluation is a manifestation of good governance that will bring us closer to our goal of
having men and women equally contributing to and benefiting from development. The utilization of gender
responsive planning approach ensures or provides a mechanism for integrating sustainable indicators in
planning.

1.4 Planning Area and Period

1.4.1 Planning Area

The planning area is defined by the political boundaries of the Municipality of Lumban comprised
of nine (9) urban barangays and seven (7) rural barangays that covers an approximate area of 4,117 hectares
and the municipal waters along the Laguna De Bay shoreline of the LGU, Lumban River, and Caliraya
Lake. Therefore, the CLUP shall cover both the land and water resources of the municipality.

1.4.2 Planning Period

This Comprehensive Land Use Plan of the Municipality covers a period of ten (10) years, from
2021-2030. It may be reviewed every three (3) years coinciding with the term of the locally elected officials
for their appreciation and for continuity of the plan implementation.
Such review will provide an opportunity for the incumbent or incoming new elected officials to
harmonize the new administration’s development agenda with the approved CLUP which will then be the
basis for budget preparation and fund sourcing mechanism.
1.5 Goals and Objectives

Goals
The framework depicts the goals and objectives to be pursued and spatial strategies to be undertaken to
achieve the aspirations of the municipality. Goals are broad, long-term aims that define and motivate the
LGU towards accomplishment of mission and vision. Goals must be able to translate the municipality’s
vision statement into more realistic terms and must be multi-sectoral in nature to be able to address more
than one problem situation.
The goal of the municipality is to promote a balance and compatible land use relationship within the
municipality through the delineation/allocation of adequate and suitable areas for residential, commercial,
institutional, agro-industrial, recreational, and agricultural uses as well as the provision of the major
circulation system supportive of these uses;

Objectives
Objectives are specific, quantifiable, and realistic targets that measure accomplishment of a goal
over a specified period of time. Pursuant to the development thrust of the Municipality of Lumban and
consistent with the national, regional, and provincial goals and policies affecting land use, the following
objectives of this Comprehensive Land Use Plan were set forth.

• To strengthen the functional role of the municipality in the broader context of provincial
and regional development;
• To efficiently utilize the municipality’s land resources, especially the prime agricultural
lands;
• To promote equitable distribution of economic and service facilities; and
• To provide safe, healthy, and pleasant environment to the residents.
II. THE LAND USE PLAN

2.1 EXISTING LAND USES

2.1.1 Existing General Land Uses

General land uses are divided into the following categories: built-up or urban use, agricultural,
forestland, tourism, water bodies, cemeteries and memorial parks, and agri-industrial. Urban use area is
composed of seven (7) sub-categories such as residential, commercial, institutional, parks and recreation,
infrastructure/utilities, transportation, and services, industrial, and informal settlements.
Infrastructure/Utilities, Transportation, and Services include cell sites, roads and bridges, and towers.
Agricultural areas consist of corn and vegetables, fruits and root crops, and rice land. The forest land area
or the Caliraya-Lumot Rivers Forest Reserve declared under Presidential Proclamation No. 573, s. 1969.
Moreover, there are three water bodies in Lumban, Lumban River, Caliraya Lake, and the Irrigation.

2.1.1.1 Urban Use Area

The total built-up/urban use area in Lumban is 181.54 hectares which represent 4.4% of the total land
area. Urban use areas tend to have grown within the Poblacion barangays and along the provincial and
municipal roads. On the other hand, parks and recreation cover 1.21 hectares or just 0.03% of the total land
area. The industrial areas have covered about 11.67 hectares of land or 0.28% of the total land area.

• Residential
Residential land uses dominated the latest urban use area of the municipality covering
approximately 103.50 hectares or 57.01% of the total urban use area. The average residential
density of Lumban is 774 persons per square kilometer. In the urban barangays, the population
density is at 168 while in the rural areas, the population density is only four (4). The ideal
population density or people per square kilometer is between 50-100 persons.

• Informal Settlements

Informal settlements which cover 4.3 hectares, or 2.37% of the urban use area, are found in four
(4) barangays. The one in Brgy. Lewin, also known as “reklem” or reclaimed, since the property
was reclaimed by the Laguna Lake Development Authority and the National Power Corporation.
Those located in barangays Wawa, and Concepcion are privately-owned. All utilities, except for
sewerage and waste disposal, are present in these informal settlement areas such as water, power,
transportation, and communication.
 • Commercial

Commercial establishments in Lumban comprise mostly of those engaging in merchandising

(71.38%), services (23.79%), hybrid (2.89%), and manufacturing (1.93%). The land covered by
these activities is about 9.42 hectares or 5.19% of the total urban use area. Most of these
establishments are located within the Central Business District except for the public market which
is in Brgy. Lewin, a rural barangay.

• Institutional

The institutional area is the land occupied by the government offices, educational and health
facilities, cultural, civic and religious structures. This area constitutes about 8.95 hectares or 4.93%
of the total urban use area (table).

• Parks and Recreation

The open space area covers approximately 1.21 hectares or 0.67% of the total urban use area. These
are areas occupied by the various sports and recreation facilities such as the municipal plaza, mini
park, and multi-purpose covered courts within the urban area (table).

• Infrastructure/Utilities, Transportation and Services

These are the areas occupied by roads and bridges, cell site and towers. Aggregate area is 42.5
hectares or 23.41% of the total urban use area.

2.1.1.2 Agricultural Areas

Agricultural areas cover majority of Lumban’s general land use. Lumban devotes about 85.8% of its
total land area or 3532.55 hectares to agriculture. This includes fruits and root crops (2,019 hectares),
irrigated riceland (1,300 hectares), and corn and vegetables (213.46 hectares).
Major crops planted in the agricultural areas located in rural barangays are rice, corn, cassava, squash,
eggplant, ampalaya, okra, sitaw, and tomatoes. The livestock population is 619 including cattle (344) and
carabaos (275). Livestock backyard farms are located in the following barangays: Concepcion, Balubad,
Lewin, Wawa, Maytalang I, Maytalang II, Bagong Silang, and Caliraya.
2.1.1.3 Forest Reserve

A portion of Lumban is covered by the Presidential Proclamation No. 573, series of 1969. Seven (7)
years after, Presidential Proclamation no. 579, series of 1976 was signed which excluded some parcel of
land under the forest reserve classification. At present, 130.92 hectares of the Caliraya-Lumot Rivers Forest
Reserve is located in the upland of Brgy. Lewin and is equivalent to 3.18% of Lumban’s total land area.

2.1.1.4 Tourism

These are found in portions of Brgys. Lewin, Caliraya and Bagong Silang with an aggregate area of
11.77 hectares or 0.29% of the total land area of Lumban. Tourism area is composed of restaurants, hotels,
and resorts. Two (2) of which are DOT-accredited establishments such as Caliraya Resort Club Inc., and
Yhamshe Hotel and Restaurant.

2.1.1.5 Water Bodies

There are three (3) water bodies in the municipality which constitute 254.53 hectares or 6.18% of
Lumban’s total land area. The Lumban River traverses through the eight (8) barangays – Balubad,
Maytalang I, Primera Parang, Segunda Parang, Sto. Niño, Maracta, Primera Pulo, Segunada Pulo,
Concepcion, and Wawa. It also connects the Pagsanjan River and the Laguna Lake.
Caliraya Lake is a man-made lake created in the late 1930s to generate hydroelectric power for Southern
Luzon. Until the present time, it still serves it purpose as a source of renewable energy but is also famous
for its eco-tourism since there are numerous resorts and restaurants around the lake.
The irrigation canal is a project implemented and maintained by the National Irrigation Administration
(NIA) which serves as the source of water of the productive rice lands in barangays Maytalang I & II. It
also acts as the boundary of the two (2) barangays. The canal has an aggregate area of 1.26 hectares.

2.1.1.6 Cemetery and Memorial Park

Cemetery is considered as other use and occupied an area of 3.15 hectares or 0.08% of the total land
area of the municipality. There are two cemeteries in Lumban, one (1) private and one (1) public. The
former is Lumban Memorial Park and the latter is Lumban Public Cemetery.

2.1.1.7 Agri-Industrial

Three (3) poultry farms are existing in the agri-industrial area – one (1) of which is located in Brgy.
Concepcion and two (2) are in Brgy. Wawa. The aggregate area of this land use is equal to 2.54 hectares
or 0.06% of the municipality’s total land area.
Table 1. Existing General Land Uses, 2020

EXISTING GENERAL LAND USES, 2020

CATEGORY TOTAL PERCENTAGE

TO TOTAL
A. Urban Use Areas 181.54 4.41%
1. Residential 103.50 2.51%
2. Informal Settlements 4.30 0.10%
3. Commercial 9.42 0.23%
4. Institutional 8.95 0.22%
5. Parks and Recreation 1.21 0.03%
6. Infrastructure/Utilities, Transportation and Services 42.50 1.03%
7. Industrial 11.67 0.28%
B. Agriculture 3,532.55 85.80%
C. Forest Reserve 130.92 3.18%
D. Tourism 11.77 0.29%
E. Water Bodies 254.53 6.18%
F. Cemetery / Memorial Parks 3.15 0.08%
G. Agri-Industrial 2.54 0.06%
TOTAL: 4,117 100.00%
Source: Offices of the MPDC and the Assessor
Figure 2. General Land Use Map, 2020

Source: Offices of the MPDC and the Assessor

2.1.2 Existing Urban Land Uses

Urban land uses include all land uses found in the nine (9) urban barangays namely: Bagong Silang,
Balimbingan, Maracta, Primera Parang, Primera Pulo, Salac, Segunda Parang, Segunda Pulo, and Sto. Niño.
The land uses existing in the urban barangays are urban use areas (62.09 has), agriculture area (28.82 has),
and tourism area (0.25 has).

• Urban Use Areas

Residential area is the largest land use which is equivalent to 36.81% or 33.56 hectares of the
existing urban land uses. It is followed by Infrastructure/Utilities, Transportation, and Services with 16.18
hectares or 17.75% of the urban land use area. The remaining urban use areas include commercial,
institutional, parks and recreation, and industrial.

• Agriculture Area

Agricultural areas are located in two (2) barangays. There is an aggregate total of 25.72 hectares
of rice land in Bagong Silang and 3.12 hectares of fruits and root crops in Segunda Pulo.

• Tourism Area

Only one (1) tourism attraction is located in the urban area which is the Fortuneland Resort in Brgy,
Bagong Silang.
Table 2. Existing Urban Land Uses, 2020

EXISTING URBAN LAND USES, 2020

AREA
CATEGORY PERCENTAGE
(in has)
TO TOTAL
A. Urban Use Areas 62.09 68.10%
1. Residential 33.56 36.81%
2. Informal Settlements 3.92 4.30%
3. Commercial 0.69 0.76%
4. Institutional 3.38 0.22%
5. Parks and Recreation 0.50 0.55%
6. Infrastructure/Utilities, Transportation, and Services 16.18 17.75%
7. Industrial 3.86 4.23%
B. Agriculture 28.83 31.62%
C. Tourism 0.25 0.27%
TOTAL: 91.17 100.00%
Source: Offices of the MPDC and the Assessor
Figure 3. Existing Urban Land Use Map
III. VISION

“LUMBAN: A peaceful, orderly, clean, progressive community and globally competitive commercial
hub in Laguna with established livelihood resource and sustainable environment fostered by a diligent,
enterprising, and morally upright citizen and administered by God-loving leaders functioning for the
ultimate welfare of the society.”

IV. MISSION

• To foster unity and collaboration among the leaders and the communities
• To promote collective advocacies towards generating and realizing sustainable developmental
programs
• To establish a progressive, crime-free and environmentally-sound Lumban

V. LAND USE TRENDS – HISTORICAL CHANGES IN LAND USES

The land use changes from 1984-1996 and 1996-2001 revealed significant trends in the development
of the municipality.
In 1996, according to the last CLUP (1996-2001), Lumban was considered as the third largest
municipality in Laguna. Initially, it has a total land area of 9,685 hectares which is approximately
equivalent to more than 5% of the province’s total land area. After several years, a disputed area with the
adjoining municipality of Cavinti was resolved. The said disputed area was eventually awarded to Cavinti.
Therefore, as of 2020, the remaining total land area of Lumban decreased by almost 60% and now became
4,117 hectares. The succeeding paragraph will further explain how the existing total land area of Lumban
was derived.

Table 3. Comparative Land Uses, 1984 and 1996

1984 1996
Land Uses
Area (Has) % of Total Area (Has) % of Total
Forest Land 2238 23.12 616.80 6.37
Agricultural 4375 45.20 5142.59 53.10
Land
Open Grassland 1400 14.46 43.83 0.45
Built-up areas 113 1.17 837.04 8.64
Industrial areas - - 773.68 7.99
Parks/Open - - 48.35 0.54
space
River/Swamp 1554 16.05 1738.45 17.64
Other - 514.26 5.27
Total 9,680 100.00 9,685 100.00
VI. COMPARATIVE/COMPETITIVE ADVANTAGES

Lumban belongs to the 4th District of Laguna and shares the goals of the Provincial Development and
Physical Framework Plan (PDPFP). The municipality is striving for self-sufficiency, balanced growth and
equitable distribution of development benefits for its urban and rural constituents. Lumban has a generally
clean surrounding. Developments put in place likewise ensure the protection of its environment.
It is just nine (9) kilometers away from the provincial capitol and its proximity makes it easier to
coordinate with other government/private entities located in Sta. Cruz. The local government has strong
coordination and linkages with both government and private agencies; hence, it is a recipient of various
projects/programs that redound to the benefit of its constituents.
The municipality has a vast tract of agricultural lands, about 86%, devoted to agricultural production.
For food security, adequate support is being extended by the local government in terms of providing
agricultural technical knowledge to the farmers. SAFDZ areas have been delineated for the purpose. While
it is inevitable that agricultural lands may be reclassified to non-agricultural uses, it is envisioned that with
proper agricultural modernization technologies, production level can still be achieved.
Lumban adheres to the agro-industrial strategy of the provincial plan without neglecting the tourism
industry. Its barong embroidery industry still enjoys a respectable position in barong tagalog exportation.
Prospective buyers really specify that they want the barongs that are hand-made in Lumban, even if they
command a price. For religious tourism, the San Sebastian Parish Church is among the churches being
considered during the Lenten Season. Aside from this, several festivals and tourism spots attract local and
foreign guests. Festivals include Burang Lumban Festival, Feast of San Sebastian Martyr, and Lupi or the
closing of the Feast of San Sebastian which made Lumban as a recipient of the ATOP-DOT Pearl Awards
for being the Best Tourism Event – Religious Category. Lumban also actively participates in the annual
provincial Anilag Festival.
As to eco-tourism, the Regional Tourism Master Plan has tagged as 1 st priority the development of Lake
Caliraya.
The people of Lumban are hardworking and fit well in a work setting environment. They are highly
motivated, good-nature and easy to get along with. Literacy rate in the municipality is 99.58%; and they
use English as a widely spoken language. There is ample labor force for the various establishments that
may locate in the area. The implementation of the Mandanas ruling is a welcome news and is being seen as
a factor to boost commercial activities and alleviate the standard of living of the Lumbenos.
Lumban has a share in the national wealth because of the presence of the CBK hydropower plant. Some
residents get employed in the power plant.
VII. WEAKNESSES: PRIORITY ISSUES AND CONCERNS

Priority issues and concerns were elicited during the sectoral workshops conducted:
SOCIAL
1. Congested municipal cemetery
2. Inadequate school buildings, school area and space, and overcrowded classrooms
3. School sites have no proof of ownership / deed of sale or donation / for perpetual use
4. Small office to serve the client (MSWDO)
5. Lack of water source and weak pressure of different fire hydrants within Area of Responsibility
(AOR)
6. Presence of Informal Settlers in some rural barangays (
7. Presence of Informal Settlers in intermittent creeks located in Brgy. Concepcion &Brgy. Wawa
8. Informal settlements in lakeshore barangay which is prone to flooding (Brgy. Wawa)
9. Presence of doubled-up households
10. Absence of shelter/holding area for Children in conflict with the law
11. Absence of shelter for Senior Citizen care center
12. Proliferation of residential subdivisions without certificate of registration and license/s to sell
13. Not all households have their own CR facility. (% HH)
14. No municipal sanitary landfill
15. Congested municipal cemetery
16. Inadequate school buildings, school area and space, and overcrowded classrooms
17. School sites have no proof of ownership / deed of sale or donation / for perpetual use
18. Small office to serve the client (MSWDO)
19. Lack of water source and weak pressure of different fire hydrants within Area of Responsibility
(AOR)
20. Presence of Informal Settlers in some rural barangays

ECONOMIC SECTOR
1. Decreasing percentage of cropland areas
2. No DTI Negosyo Center & BOSS (Business One Stop Shop) whole year round
3. No pasalubong center
4. Increasing Prices of Agricultural Farm Inputs
5. Low prevailing price of palay
6. Some tourism establishments do not submit data on tourist arrival

INFRASTRUCTURE SECTOR
1. Insufficient Concrete Road (Concepcion, Wawa, Balubad, Maytalang II) – Farm to Market & Brgy.
Roads
2. Half of total households have no water connection yet (only 10 brgys are covered by the LWS)
3. Poor network coverage of service providers
4. No bridge (Población to Brgy.Wawa-Concepcion & Concepcion - Maytalang II)
 5. Lack of streetlights
6. Few households do not have electricity
7. Exhorbitant electricity fees

DECREASE IN TOTAL LAND AREA

The previous total land area in 1984 revealed an aggregate area of 9,680 hectares while in the 1996
land use plan, total land area utilized for the planning exercise recorded a total land area of 9685 hectares.
For 2020, utilizing the GIS technology, a total land area of only 4,117 hectares was generated. This is
the same area being used for IRA purposes by the Department of Budget and Management. The remaining
area was claimed by the Municipality of Cavinti.
 VIII. FUNCTIONAL ROLE OF THE MUNICIPALITY OF LUMBAN

Pursuant to Laguna PDPFP: 2010-2020, Lumban is categorized as a tertiary growth municipality,

providing for the very basic services, facilities, and utilities that its population require on a regular basis,
such as health center, elementary and secondary schools (Jr. and Sr. high schools), etc. Its catchment area
shall be the municipality in its entirety. It shall serve primarily for agricultural products as one of the centers
at the higher order for more specialized types of economic function and service or those which they could
not normally provide at its level.

IX. DEVELOPMENT THRUSTS AND STRATEGIES

The process of establishing the development thrust and spatial strategies are critical in determining the
future development of Lumban. This involves the understanding of what is appropriate, feasible and possible
development options for the municipality.
Given the functional role of Lumban, the development thrusts identified are agri-ecotourism and
commercial developments.
For agricultural development, development strategies would include intensification of crop
diversification. In collaboration with the private sector and the Department of Agriculture, additional solar-
powered irrigation facilities shall be established to intensify agricultural production. The agricultural areas
within the liquefaction areas shall still be devoted to crop production.
It is envisioned that within the planning period, commercial establishments are expected to sprout
along the highway in Brgy. Maytalang I and Brgy. Lewin. The business locators shall secure the necessary
permits as prescribed by the different national and local agencies.
For spatial strategy, the existing irrigated rice lands shall be declared as SAFDZ area and these are
found in Brgy. Wawa.
Brgy. Caliraya has been identified for eco-tourism purposes. Specifically, the portion of Caliraya
Lake under the juirisdiction of Lumban shall adhere to environmental laws in pursuing eco-tourism
activities. Any structure in this area would still require clearance from the National Power Corporation aside
from complying with the requisites being imposed by the Department of Tourism (DOT) and the Department
of Interior and Local Government (DILG). Commercial establishments shall be encouraged to upgrade their
communications facilities in response to social media communications and in keeping up with the times.
A proposed site in Brgy. Lewin for the transfer of the local government center has been identified
across the existing Public Market.
 X. DEVELOPMENT CONCEPT / STRUCTURE PLAN

The development areas for agriculture, eco-tourism and other urban uses areas have been considered.
Irrigated ricelands in Brgy. Wawa will be identified as SAFDZ areas. A solar pump irrigation system
has been provided for the use of the various beneficiaries engaged in farming.
The Poblacion shall retain its functional role of being the Central Business District (CBD).
Commercial development will boom towards the urban influence areas of Barangays Maytalang I and Lewin.
The local government center is being proposed to be transferred to Brgy. Lewin across the public
market.
For Socialized Housing Area, the Bagong Silang housing project is also retained; however, since it is
located in Brgy. Concepcion, there is a need to change the name of its Homeowners Association. For the
households in the dried creek, the LGU shall assist the beneficiaries in securing Transfer Cerficate of Titles
(TCT) for their occupied lots.
As to road improvements, continued maintenance of the existing urban shall be coordinated with the
Municipal Engineering Office. Additional roads in the rural areas have been computed too.
A sanitary landfill is likewise being recommended to be situated in Brgy. Lewin (upland) subject to
compliance to the provisions of RA 9003.
For the infrastructure sector, a bridge is being proposed connecting Brgy. Concepcion and Brgy.
Wawa. This will shorten travel time and lessen transportation costs of the increasing population in both
barangays. Also being recommend is road that would connect Maytalang I to Maytalang II.
Figure 4. Structure Plan Map
XI. THE LAND USE PLAN

GENERAL LAND USE PLAN

The proposed general land use was based on the computation of the sectoral requirements and standards as
prescribed by the national laws.

• Urban Uses
By 2030, the total urban use area is expected to increase by 21.68 hectares. An area of 203.22 hectares
of land shall comprise the urban use area and is 4.95% of the total land area of the municipality.

• Agricultural Area
Due to the population increase and the corresponding food requirements, an area of 1,295 hectares has
been identified as SAFDZ area for food security.
The remaining area of 2,213.54 hectares shall still be devoted to agricultural crop production.

• Forest Reserve

By virtue of Proclamation No. 573, the Caliraya-Lumot Rivers Forest Reserve in the municipalities of
Lumban and Cavinti was established with an aggregate area of 11,999 hectares. Of this area, 130.92
hectares are within the jurisdiction of Lumban. Executive Order No. 224 transferred the administration
of the reserve to the National Power Corporation (NPC).

• Rivers and Lakes

The existing bodies of water with an area of 254.43 hectares shall be retained. This is necessary to
facilitate the natural drainage of the municipality through the rivers and creeks that traverse it.

Strict adherence to the provisions of the Water Code shall be implemented.

• Cemetery / Memorial Parks

Currently, the public cemetery is already overcrowded. A 2-hectare expansion is proposed in the land
across the existing public cemetery.
Table 4. Total Land Utlization

TOTAL LAND UTILIZATION

PROPOS
ADDITIONA
EXISTING ED LAND PERCENT
PERCENT TO L LAND
CATEGORY LAND USES, USES, TO
TOTAL REQUIREM
2020 (in has) 2021-2030 TOTAL
ENTS
(in has)

A. Built Up / Urban Uses 181.54 4.41% 21.68 203.22 4.94%

1. Residential 103.50 2.51% 0.48 103.98 2.53%
2. Informal Settlements 4.30 0.10% -4.30 0 0.00%
3. Socialized Housing 0.00 0.00% 10.00 10.00 0.24%
4. Commercial 9.42 0.23% 6.00 15.42 0.37%
5. Institutional 8.95 0.22% 3.00 11.95 0.29%
6. Parks and Recreation 1.21 0.03% 0.00 1.21 0.03%
7. Infrastructure/Utilities,
Transportation and 42.50 1.03% 6.50 49.00 1.19%
Services
8. Industrial 11.67 0.28% 0.00 11.67 0.28%
B. Agriculture 3532.54 85.80% -1319.20 2213.34 53.76%
C. SAFDZ 0.00% 1295.00 1295.00 31.45%
D. Forest Reserve 130.92 3.18% 0.00 130.92 3.18%
E. Tourism 11.77 0.29% 0.00 11.77 0.29%
F. Water Bodies 254.53 6.18% 0.00 254.53 6.18%
Lumban River 71.47 1.74% 0.00 71.47 1.74%
Caliraya Lake 181.81 4.42% 0.00 181.81 4.42%
Irrigation 1.26 0.03% 0.00 1.26 0.03%
F. Cemetery / Memorial
Parks 3.15 0.08% 2.00 5.15 0.12%
G. Agri-Industrial 2.54 0.06% 0.00 2.54 0.06%
H. Sanitary Landfill 0.53 0.01% 0.00 0.53 0.01%
TOTAL: 4117.0 100.00% - 4117.00 100.00%
Source: MPDC Office
Figure 5. General Land Use Plan, 2021-2030
XII. LAND AND WATER USE POLICIES

Although the proposed land use is intended to serve regulative plan, the delineation of land
uses and the general statement objectives/ purposes of the plan are too broad to affect the
implement in order to attain the desired development objectives for the municipality. For the land
use plan to be more effective, it needs to be supported by pertinent and more specific development
policies. These development policies may readily be applied in guiding orderly development in
the municipality or these may later be translated into more detailed and enforceable development
regulations or control ordinances.

It is the ultimate aim of the municipal government to conserve the natural resource endowment
and to optimize uses of land in Lumban. To realize this objective, the municipality intends to
pursue the following general policies on land development.

1. The municipality shall be zoned according to rational and best uses and developments
thereat shall be regulated regularly.
2. Loosely settled areas shall be consolidated first before carrying out developments of new
major areas of urban uses.
3. Early and full development of lands in conformity with the zoned uses shall be encouraged/
promoted.

• Residential Areas

1. In general, the development of residential areas shall be objectively controlled so as to

achieve and maintain a safe, healthy and pleasant environment for people to live in.
2. Residential areas shall be developed into viable neighborhood units by making provisions
for and encouraging location of educational, religious, recreational, health and essential
3. Community services and facilities including home occupations and industries.
4. Subdivisions development shall be regulated and subject to existing rules and regulations.

• Commercial Areas

1. Commercial development shall be regulated to promote a safe, healthy and pleasant

environment and at the same time complementary to the development schemes of the
municipality.
2. Development of commercial activities shall be encouraged through the provision of proper
investment atmosphere in appropriate locations.
3. Commercial and related functions shall be distributed so as to serve the needs of
development as well as the municipality’s populace.
• Agri-Industrial Areas

1. All commercial scale agro-industrial activities shall be concentrated in the identified agro-
industrial zone.
2. The operation of agro-industrial activities shall be regulated/ monitored to minimize
pollution and other adverse environmental effects.
3. To boost the development of the municipality’s agro-industrial activities, adequate
infrastructure support such as feeder roads, water and power supply shall be provided.

• Agricultural Areas
1. Optimum utilization of lands shall be encouraged.

• Non-Conforming Use of Land

1. Any lawful non-conforming use of land or building at the time of the approval of this plan
and accompanying zoning shall be allowed to continue. (Refer to Zoning Ordinance for
details).
2. Any development permit(s) for non-conforming use approved in accordance with the
municipality’s prevailing policies and regulations prior to the approval of the plan shall be
considered current and valid for a period of two years from the enforcement plan.
Nevertheless, a written approval of the Sangguniang Bayan shall first be secured before any
development may be carried thereon.
3. The Sangguniang Bayan at its discretion and upon the recommendation of the Zoning
Administrator may permit the change of non-conforming use to provide the proposed use
will not adversely affect the adjoining areas and the visual amenities of the municipality or
if the proposal complements the intended use of the zone.
4. When a non-conforming use of land or building has been discontinued and/ or abandoned,
such land or building shall not thereafter be used with the provision of the plan.
5. When deemed necessary for public interest and/ or beneficial to the development interest
and welfare of the municipality, the Sangguniang Bayan may affect the discontinuance of a
non-conforming use by the purchase of the subject property/properties or by suitable
agreement/ arrangement with the owner.
• Land Use Plan Implementation
Approaches for Implementation

a.The Local Development Investment Programming

The LDIP is a process for planed financing if the investments in the plan. In the
process, the LGU particularly the Local Development Council and the Local Finance
Committee shall determine how and in what ways the various strategies and goals of the
Local Development Plan will be financed as specific projects over what periods of time.
These are the capital and none-capita; projects programmed on a planned investment basis.

The capital investments concern planned financing of asset forming, tangible or capital
improvement expenditures in infrastructure (e.g. roads, buildings, bridges, public markets,
water systems, housing, etc.)

The non-capital investment concern planned financing for the installation or

improvement of services and systems in which new methodologies, reorganized, tasked and
trained staff, research operations and applied results as well as intervention augment the
efficiency of the LGU as well as improve the quality of life of its citizens.

Because the financial resources of the municipality are scarce, the LGU can exercise
prudent, planning and scheduling. The cost of resource can be reduced with their benefits
expanded to meet the LGU needs and thereby serve more citizens. The objective is to obtain
the lowest price for maximizing the social and economic benefits accruing to the citizens of
an LGU.

b. Private Investments
All private investments refer to projects initiated by the private sector. The sector should
be provided with incentives and/ or disincentives to realize the objectives and desired outputs
of the development plan.
c. Government Policies
The municipality can adopt nationally initiated monetary and fiscal policies in order to
influence local development.
d. Regulations take root in the following inherent powers of the state:
Police power

This entails guiding, regulating and controlling (and even prohibiting) certain land use
decisions in the public interest. An example is the enhancement of zoning ordinance,
which is practically the translation of the lad use into law.
 Power of eminent domain

This involves the taking of private lands by the government for public purpose,
provided that it observes the requirements of due process and just compensation.
Some innovative techniques for land acquisition are as follows:

Land Assembly. This refers to the acquisition of lots varying ownership

through, among others, expropriation or negotiated purchase, for the planning
and development unrestricted by individual property individual property
boundaries.

Land Exchange. This refers to the process of bartering land for another piece
of land and/ or shares of stock of equal value in government or Quasi-
government Corporation.

• Tools for Implementation

Strategies Used To Concentrate Development In the Urban Area

a. Tax on Idle Lands. Impose higher tax on idle or unutilized lands than the basic
real property tax.

b. Increase or selectively apply idle land tax in the urban areas to redirect
investments to inner barangays.
c. Impose special levy to unoccupied rentable floor spaces of multi-storey
buildings.

d. Expand the meaning of “ideal land” to include underutilized urban lands.

e. Urban Enterprise Zone. The establishment of urban enterprise zones seeks

counteract the centrifugal locational tendencies of manufacturing industries
and jobs. This can be counteracted by providing package of incentives to
encourage preferred industries to locate within enterprise zones in the urban
area.

• Strategies to Keep Urban Fringe in an Open Character

a. Greenbelt Development

This includes the preservation of agricultural lands, as well as maintenance

of open spaces and other low-density land uses.
 b. Compensation Schemes to Farmer-Landowners

This is one way to counteract “juicy offers” for farmer-landowners to sell

out and convert their agricultural land to urban use.

d. Reservation of Development Rights

• Reserve the right to use the land in certain designates areas in the hands of
the government.

• Development rights refers to the right to the right to use and/ or develop
land improvements thereon, including putting them to more intensive use,
conversion to a more profitable use, increasing density and the like.

• Approval of development proposals within designated areas must be in

accordance with the land use plan (issuance of of development permits or
locational clearances).

• Sale or transfer of development rights to private groups who will ensure

that agricultural lands are protected.

• Strategies to Achieve Equitable Access to Land

a. Capture the unearned increment in land values through the imposition of any of
the following:
• Betterment Levy
• Land Transfer Tax
• Capital Gains Tax
b. Reduce speculation in land trading through:
• Land Banking - This refers to the acquisition of land in advance of actual
need for the purpose of acquiring lands at existing use value and disposing
them in a manner which would influence land price formation and promote
planned development.
• Increased capital gains tax on land transactions in identified critical areas
to such level as it would render land speculation unprofitable.
• Strict enforcement of relevant provisions of the laws, e.g. P.D. 11517
(Urban Land Reform Law) and RA 7279 (Urban Development and
Housing Act).
XIII. PRIORITY PROGRAMS AND PROJECTS

SOCIAL SECTOR:

• Purchase of lot for the construction of additional school building

• Identification and building/construction of additional water source of Lumban Water System to
increase the pressure of different fire hydrants within the Area of Responsibility of Lumban.
• Informal settlers along the NPC Road in Brgy. Bagong Silang

ECONOMIC:

• Building of additional spaces in public market

INFRASTRUCTURE SECTOR:

• Farm to Market Road - Brgy. Balubad to Brgy. Caliraya

• Identification, building and construction of additional water source of LWS to extend its
operation to urban influence areas and some rural barangays
• Continuous maintenance and construction of additional drainage canals in different barangays
• Road connecting Concepcion and Maytalang II
• Bridge connecting Concepcion and Poblacion