COMMUNITY, WEALTH AND THE ENVIRONMENT:

Examining Implications of Agricultural Land Use Conversion

within the City of Dasmarias



A Research Report presented to the
Faculty of the Social Sciences Department
College of Liberal Arts







In Partial fulfillment of the Requirements in the Course
Principles 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
countrys 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
Dasmarias City Comprehensive Land Use Plan
Dasmarias, 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 Dasmarineos.
Land Use Conversion under the Agrarian Reform Law
By 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, Philippines
DANILO C. CARDENAS
Socio-Economics Research Division
PCARRD, Los Baos, 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 Dasmarias
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 Philippines
PHILIP F. KELLY
Southeast Asian Studies Programme
National University of Singapore
10 Kent Ridge Crescent, Singapore
Key issues on land use,

By examining the process of land use conversion in Manilas 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. 1
Dasmarinas Land Use 1999
Land Use
Classification
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 Dasmarias 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-Dasmarias 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 Dasmarias 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, theres 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. Theres 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 RHUs 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 Dasmarias 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. Its 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.2
2010 Projected Land Requirement
Land Use Classification
Total Land Requirement
(hectares)
Percentage (%)

Residential 8,733.768 48.93
Commercial 172.700 0.97
Institutional 621.069 3.48
Industrial 3,726.412 20.88
Parks and Recreation 14.600 0.08
Roads 4,471.694 25.05
Dumpsites 62.107 0.35
Cemetery 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.3
Agricultural 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.4
Economic Analysis of Land Conversion


Table no.5
Reason for Land Conversion


Table no.6
Residential Areas converted from Agricultural Lands

Source: MPDO, City of Dasmarinas



Table no.7
COMPARATIVE 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
> 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
the growing
population of
Dasmarinas
> Development of
more Institutional,
Medical, Commercial
and Industrial Facilities
> economic growth

Table no.8
Land 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 didnt 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 hasnt been an issue to most of the Citys
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.