The situation in Guisad Surong shows the challenges the City faces in managing development in areas exposed to hazards, particularly where existing structures, land tenure, and building compliance overlap.
City Planning, Development, and Sustainability Office (CPDSO) head Arch. Donna Tabangin presented Guisad Surong as a case study during her presentation before the Baguio City Council on August 26, 2026 as the local legislative body continues its review of the updated Comprehensive Land Use Plan (CLUP) and proposed Zoning Ordinance.
Tabangin said the area has 479 structures but only 121 have building permits. This means the City has structural design and safety information for only a portion of the structures in the area.
The situation becomes more serious because portions of Guisad Surong are highly susceptible to landslides. Many of the structures in the affected area are also located on public land where the occupants do not have titled ownership or an active land-titling application.
A historical landslide in the area during the 1960s was also cited as part of the assessment. Based on discussions with the barangay, the possibility of identifying portions of the area as a no-build zone was raised.
Tabangin said further geological and geotechnical studies are needed to determine whether the ground in the area is moving or creeping and to establish the extent of the area that may need to be placed under stricter development controls.
The area is also highly susceptible to earthquakes. Tabangin explained that even low-grade ground movement could worsen landslide conditions, making the combination of geological hazards and existing settlements a major concern for land-use planning.
The case also illustrates the difficulty of addressing risk after communities and structures have already become established. While mitigation measures may be costly, the City needs reliable information on the location, condition, and safety of structures to determine appropriate interventions.
Tabangin noted that previous zoning systems did not provide the City with sufficient tools to regularly monitor actual development on the ground. There was no reliable and updated inventory showing which structures conformed to zoning requirements and which did not.
The updated planning framework seeks to address this gap by using digital tools, including the City’s Digital Twin, to establish a current baseline of existing development. This can help the City monitor changes and better assess whether development remains consistent with land-use plans and safety requirements.
The Guisad Surong case demonstrates why the updated land-use and zoning framework needs to consider actual site conditions rather than rely only on general zoning classifications. Hazard exposure, existing structures, land tenure, building compliance, and the capacity of the area to safely accommodate development all need to be considered in deciding how land should be used.
The proposed approach is intended not simply to restrict development but to ensure that development in areas such as Guisad Surong is guided by evidence, safety considerations, and the actual conditions on the ground. **Jordan G. Habbiling
