Land use evolves depending on the benefits that its use provides the community. The Comprehensive Land Use Plan (CLUP) and its implementing tool, the Zoning Ordinance (ZO), are, together, a vital key to land use management and control. Institutional policies and implementing rules issued by the city government should conform to the provisions of its CLUP. When the land use change differs from that specified in the land use plan, it becomes a non-conforming land use – a deviation. This scenario is imminent in the case of Iriga City.
In 2002, the City prepared its first CLUP. The existing Zoning Ordinance was enacted in 1998. The result of this has been that land use changes are not consistent with the City’s CLUP and deviations from its guidelines have taken place. This has serious implications for the future development of the City.
This study has sought to identify land use changes in Iriga City, including deviations and trends, resulting from socio-economic developments, demographic changes and institutional gaps, and, subsequently, to make recommendations for the local government unit to properly address them. The findings of the study indicate that a poor rural economy and lack of basic services have driven people to the urban area, in the vicinity of the Central Business District of Iriga City where the public market, hospital, government offices, stores, and malls are located. Failure of the city government to address discrepancies in the CLUP as well as the lapse in issuing a new zoning ordinance corresponding to the CLUP have greatly contributed to deviations/changes in land use.
Relative to land use trends, the large and strategic area allocated for residential expansion makes the City an attractive residential or business area as an alternative to the highly developing Naga City. If this happens, development will trigger urbanization in Iriga City.