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  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Aug 3
  • 3 min read

Some may take the view that, because of our infrastructure deficit, more is always better — that any new road or bridge adds value. But this is far from the truth. Some roads and bridges bring more harm than good.


Urban planner Nathaniel von Einsidel, explains why. Nathaniel is a fellow emeritus of the Philippine Institute of Environmental Planners and principal urban planner of Concep Inc.


Roads are generally correlated with economic development. As an urban planner, I also see roads as physical manifestations of the economic and political decisions that lead to land use change. What bothers me is that while roads are considered part of the required infrastructure for increasing productivity in a city or region, their physical structure is accepted as a benign necessity in the promotion of progress. It especially bothers me that little attention is being given to the unintended consequences of road networks, or how their expansion affects the landscapes that they bisect, because roads and their concomitant traffic introduce pollutants, fragment populations of plants and wildlife, kill animals and cause behavioral changes both in animals and humans.


Roadways have dramatic effects on ecosystem components, processes and structures. The causes of these effects are as much related to engineering as to land use planning and transportation policy. The most significant ecological impacts of roads are habitat fragmentation, altered hydrology, and increased mortality and disturbance for wildlife. Additionally, new roads tend to catalyze changes in the land use of the areas they traverse, which may also bring about negative ecological consequences.


Roads affect the abiotic components of landscapes including its hydrology, the mechanics of sediment and debris transport, water and air chemistry, microclimate and levels of noise, wind and light adjacent to roadsides. Roads can disrupt natural water flow patterns, affecting drainage and filtration. Culverts and other drainage structures can fragment streams and rivers, hindering the movement of aquatic organisms. Roads also tend to increase erosion and sedimentation, impacting water quality and aquatic habitats.


Roads are also agents of change that have both direct and indirect effects on living organisms. Roads affect animal and plant populations directly by entirely obliterating the ecosystems in their path. Road construction directly destroys habitat, and the associated infrastructure like barriers and fences can isolate animal populations. This fragmentation can disrupt gene flow, leading to inbreeding and reduced genetic diversity in isolated animal populations. Roads also create “edge effects” where conditions near the road, such as increased light, temperature and wind, differ from the interior of the habitat.


For some species, particularly small, slow-moving animals that frequently cross roads, it can be fatal. Roadkill is a significant source of mortality for many animal species. Traffic noise and disturbance also deter animals from using habitats near roads, reducing their available space and potentially affecting breeding success.


While roads have many direct ecological effects on adjacent aquatic and terrestrial systems, as network structures, they also have far-reaching, cumulative effects on landscapes. Some major effects to landscapes that directly relate to roads include the loss of habitat through the transformation of existing land cover to roads, and road-induced land use and land cover change, as well as reduced habitat for wildlife.


Furthermore, vehicle emissions release pollutants like heavy metals and hydrocarbons into the environment, contaminating soil, water and air, impacting plant and animal health. Roads can also introduce pollutants into aquatic ecosystems, affecting water quality and aquatic life. Roads also act as corridors for the spread of invasive species, which can outcompete native plants and animals. Roads also alter temperature, humidity and light levels, creating different microclimates compared to surrounding areas. Roadside soils may have altered nutrient content, pH, and water content due to pollution and changes in drainage.


While roads affect both the biotic and the abiotic components of landscapes, they also catalyze changes in land use including human encroachment in ecologically sensitive areas. It is crucial to analyze and predict the potential ecological effects of alternative transport scenarios by applying transport geography theories and road ecology research methods to advance understanding about the dynamics between road systems and landscapes, and thus help lessen the negative ecological effects of roads on the environment.


Source: Manila Times

 
 
 

Property developers in the Philippines are integrating wellness features and golf courses into estate developments to capture demand from the growing retirement market.


Ayala Land Hospitality, which manages a portfolio of 4,000 rooms across its homegrown and luxury brands, aims to attract retirees by incorporating wellness across its leisure estates.


“We’re actually looking into that… we’re exploring assisted living, [and] all that comes with kind of our new outlook on wellness,” Ayala Land Hospitality Creative Director Paloma Urquijo Zobel de Ayala said on the sidelines of a forum hosted by the Philippine Hotel Owners Association, Inc. last week.


For its part, Filinvest Hospitality Corp. (FHC) is looking to attract the retirement market through its golf-integrated developments.


“In Mimosa, we have our Golf Ridge Estates, which is a condominium development that’s focused on the golf kind of lifestyle,” FHC Senior Vice-President Francis Nathaniel C. Gotianun said on the sidelines of the same forum.


“So, we have these kinds of leisure products that are trying to attract retirees.”

FHC manages seven hotels under brands such as Crimson, Quest, and Timberland Highlands.


Likewise, Filinvest Mimosa Plus Leisure City in Clark, Pampanga, houses two 18-hole golf courses managed by FHC.


The retirement market, which is composed mainly of former Filipino citizens and foreigners looking to settle in the Philippines, presents opportunities in the country’s residential and hospitality sectors, said David Leechiu, founder and chief executive officer of Leechiu Property Consultants, Inc. (LPC).


“The economic drivers for the retirement market are so compelling — we’ve been talking about it for 30 years,” Mr. Leechiu said in a separate briefing earlier this month.

“But why aren’t they coming? Because they are not convinced that we are ready to take them on,” he said.


As an example, he said golf courses are an effective way to “attract them [retirees] to come to the Philippines and [stay] until they are comfortable to live here.”


Mr. Leechiu also cited the need to improve the country’s infrastructure, security, and connectivity to encourage more retirees to invest and settle in the country.


About 3,812 foreigners are enrolled under the Special Resident Retiree’s Visa (SRRV), a non-immigrant visa that grants former Filipinos and foreigners aged 50 and above multiple-entry and indefinite stay privileges in the Philippines.


Data from the Philippine Retirement Authority also showed that the top SRRV applicants are Chinese, followed by Americans, Indians, and Koreans


 
 
 
  • Writer: Ziggurat Realestatecorp
    Ziggurat Realestatecorp
  • Jul 7
  • 3 min read

The Makati central business district (CBD) continues to enjoy its stature as the Philippines’ primary financial district. Major outsourcing, multinational, and large Filipino companies gravitate towards the country’s premier financial hub. This has been compelling national developers to expand in the business district despite the obvious lack of developable land in the business hub.


What’s interesting is that there are proposals to amend the zoning ordinance of Makati CBD. Among the Makati Central Estate Association, Inc.’s (MACEA) proposed changes include increasing the allowable floor area ratios (FAR) for office and retail developments. All lots will now be mixed-use. The new zoning ordinance also establishes the “superblocks” system, and a bonus FAR of 1.5 for lot owners that will incorporate breezeways and civic plazas into their developments.


Meanwhile, the Makati local government, major developers, and other stakeholders should also take into account the viability of expanding retail spaces; the city’s sustainability initiatives — given the popularity of healthy and sustainable workspaces; and the efficiency of mass transit systems (especially now that the construction of Makati subway has stalled) and parking spaces across the business district.


TAKING ADVANTAGE OF MAKATI CBD’S DWINDLING AVAILABLE OFFICE SUPPLY


From 2025 to 2029, Colliers projects the delivery of nearly 2 million square meters of new office space in Metro Manila, with Makati CBD accounting for 15% of the new supply. Among the new office towers likely to be completed during the period are Calistoga Office Building, Mckinley Exchange Corporate Center 2, PHC Buendia, The Gentry Corporate Plaza and the redevelopments of BDO, BPI, Metrobank and Chinabank HQs.


Assuming current market conditions continue, Colliers projects that Makati CBD may shift to a landlord’s market as early as next year, due to limited new supply over the next two years. While several major banks are developing new headquarters in the CBD, most of these are expected to be completed by 2029 onwards. The duration of a potential landlord’s market may be protracted unless a substantial portion of space in these HQs is made available for lease to the market.


With office availability dwindling and many existing buildings aging, redevelopment is becoming increasingly imperative to meet evolving demands. Colliers sees the MACEA’s proposed zoning amendments as a key catalyst in driving the redevelopment of the Makati CBD. These proposed changes include increasing the allowable FAR for office developments in Legazpi and Salcedo Villages, as well as permitting mixed-use developments along major thoroughfares. Colliers recommends incentivizing redevelopment projects — particularly those that integrate sustainability — as a critical step in future-proofing the CBD.


NEW CONDOMINIUMS LIKELY TO REPLACE OLD BUILDINGS


From 2025 to 2029, Colliers expects the completion of 20,700 condominium units in Metro Manila, with Makati CBD likely accounting for 12% of the new supply. Majority of these are luxury projects including Arthaland’s Eluria, Alveo Land’s Parkford Suites, and SMDC and Federal Land’s The Estate. Due to the lack of developable land in Makati CBD, property firms have been redeveloping old and existing properties into new residential projects. For instance, Ayala Land Premier redeveloped the Mandarin Oriental Hotel and LeParc Apartments into Park Central Towers and Park Villas respectively. Meanwhile, the Dela Rosa Carpark 2 will be converted into an ultra-luxury project called Laurean.


The proposed Condominium Redevelopment Act, a measure that was seen to complement new office and retail projects in Makati CBD failed to hurdle the last Congress. The bill is likely to be refiled in the next Congress which starts in July. We see Makati CBD benefiting from the measure’s enactment.


Makati CBD’s residential segment remains a cut above the rest. Its share to total unsold ready-for-occupancy (RFO) condominium units is only less than two percent of total unsold RFO across Metro Manila. Secondary and pre-selling condominium projects within Makati CBD are among the more expensive in the metro, especially those along Ayala Avenue and those located in Legaspi and Salcedo villages.


With the proposed rezoning and new projects in the pipeline, Makati CBD is definitely a hub to watch for in the years to come.


 
 
 

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