AETA LAND HERITAGE CITY

Figure A: Project Location

Overview:

  • The Proposed Aeta Land Heritage City, an initial concept of a proposed 3,000-hectare integrated conversion and development project, proposed by the BGC Land888 Corporation (BGCLC}-Shanxi Construction Investment Group (SCIG), JV, is strategically located along the New Clark City-Clark International Airport Road, with an initial proposal to develop the first 1,242-hectares or more, a series of foothills on the eastern side of the Zambales Mountain Ranges, at Sitio Gayaman, Sacobia, within the Municipality of Bamban, in the Province of Tarlac, along the borders of the provinces of Pampanga & Tarlac, between the Clark Freeport Zone and New Clark City. It is about half a kilometer from the Subic- Clark-Tarlac Expressway (SCTEX) and the North Luzon Expressway (NLEX). Its proximity to the New Clark City in Tarlac province, and the Clark Freeport Zone, including Clark Global City, and the New Clark International Airport, in the province of Pampanga, makes it a convenient site for any spill-over development from both the CFZ and NCC, being at the central location, along the NCC-CRK Airport Road, aside from being a rest & recreation area for travelers to and from the New Clark City & Metro Manila (NCR). And from the Clark International Airport (CRK), it conveniently serves as a layover destination for the CRK Airport Hub, for international trans-continental and regional travelers in this Southeast Asian destination.

II. The Customary Laws of the Indigenous Peoples

Indigenous peoples consider land as granted and entrusted by one Creator to be harnessed, cultivated, sustained, and lived on by everyone. This concept does not recognize the idea of private property but abides by the spirit of collectivism. In the Philippines, as implied from its origin myths, the land and everything connected to it were created by the Supreme Being (known by various names such as Bathala, Kabunian, Magbabaya, Apo Sandawa, and in this case, for the Pinatubo Aetas , Apu Namalyari). Land is considered sacred owing to its divine origin and as such was not subject to ownership, sale, purchase or lease. Among the Philippine indigenous peoples, there was a common belief that land was held in usufruct and the community could not be deprived of its use.

Life is linked to land because both come from the Creator. Land includes all resources, both above and below its surface, water being among these. It has also often been said that the right to land includes the right to water. As in most traditional societies, ownership is communal. While use and access to resources are open to all, custom law disapproves of the abuse of these rights. Resources are used by the people based on their needs and they have the corresponding responsibility of regenerating the
same.

For the Aeta upland tribes, there were some “upland resettlement sites” also established, mostly along the Zambales side and adjacent as much as possible, to the upland environment, primarily to lessen the impact of cultural differences. But most of the Aeta tribes, occupying the lower areas on the Pampanga and Tarlac side, on or near the lowlands, were made to settle in the immediate evacuation and resettlement sites, together with the affected low land and urban population. Some Aeta population that used to live and work in the areas around Angeles City, Mabalacat City, the towns of Bamban & Porac and the U.S. Air Force Base (later to be known as Clark Special Economic Zone), or its adjacent flat lands, who have long before been exposed to the culture of the Kapampangans, and have been deep into the acculturation process. It did not take too long to make such adjustments, particularly those already speaking the Kampangan dialect. Many of their young generations have been attending public schools for some time before the 1991 (had assimilated the English, Tagalog (Pilipino) and local dialect, Kapampangan, as their medium of instruction). In fact during the subsequent Post-Pinatubo eruption period, Clark Development Corporation established the Clark Polytechnic Technical School, to provide the intensive training of skilled workers, particularly from the affected Aeta population, within the Pinatubo areas, to qualify for manufacturing and construction work, locally and abroad. This marked as the first stages in the acculturation process and integration into the normal Philippine society.

After that initial stage, caused by an unexpected unforeseen event resulting to an unconditional government’s “pragmatic” solution to this unforeseen socio-economic crisis, the focus will now shift to the development transformation, which will have to address the various fundamental environmental- economic issues.

By this time, the Philippines has since grown into a nation of more than a Hundred Million People close to getting into the 200 Millionth mark, to include the indigenous population all over the archipelago numbering to about 14 to 17 Millions. The country to-date, is considered to be one of the Top 20 most populous countries in the World. It could also be one of most productive economies, if on the average,
its people are literate and generally trainable, well-guided towards its national goals and direction, being capable, and economically productive. One of the first challenges is to establish “active citizenship” to many of its marginalized indigenous population. Let’s start with the most prominent, the “Pinatubo Aetas”, particularly, the Aetas along the Zambales Mountain Ranges, as distinguished from the Sierra Madre Mountain Aetas, generally known as the “Dumagat”, along the eastern mountain ranges of Sierra Madre in North and Central Luzon to Quezon and Bicol provinces, in the island of Luzon; on the Visayan island Panay and Negros islands, and as far as in the highlands of Surigao, in the island of Mindanao.

The acculturation process is known to have started sometime ago. Some of the Aetas have been integrated into society for years now. And some of its generations have achieved an “improved” way of life just like any normal Filipino. This shows a typical “Aeta” has moved forward and can evolve. The prominent exception would be the “Upland Aetas”, considered to be primitive tribes. Who have opted to live exclusively within the uppermost mountainous environment. This means that keeping them in the mountain environment, more often than not, is a detriment to their improving their way of life. But, during these trying times, where everyone is being deprived of the access to resources, protection against the hazards of nature, etc., if they keep on being segregated from the rest of the population. Deprived of the social and health services, of their benefits of basic infrastructures and protection from natural disasters, and the like, Subsidizing these, could be quite a heavy toll on Government and poses a huge challenge, so as to be sustainable. As part of this huge challenge, the Government could look forward to tapping this vital manpower resource, to become integrated into the Philippine society, educated to be of importance and economically productive, and responsive in this Democratic setting.
The most vulnerable are the poor among our common population and to name also, the unnoticed and/or ignored, our “IP”s or indigenous people, living in the most vulnerable conditions. If our laws are the instrument for the Government to provide the most equitable rights to everyone, the “IPRA Law” is when fully implemented, can provide these ultimate goals for the benefit of the “ICC/IP”s.

Learning from the experiences of various other countries in the Asia-Pacific Regions, the eventual destinations of similar tribes of the ancient Aborigines or Austronesian race, which have settled in these islands and continents, the first settlers among the chain of Pacific islands, New Zealand and the sub-continent of Australia. It’s about time that the Government consider the welfare of the so-called minorities; the ICC/IPs, our ancient settlers; the upliftment of their status in the Philippine society; their eventual integration, enjoyment of equal opportunities, maintaining the positive elements of their culture, the absorption of the positive aspects of the modern culture, as they traverse in their journey to active citizenship.

III. The Process of Recognition and Integration and the INPRA Law

For quite some time, Philippine indigenous peoples were referred to as a “cultural minority”, differentiating them from the majority of the Filipinos who have assimilated lowland cultures because of its colonial past. The Government sought to “integrate” the indigenous peoples into the “mainstream” Philippine society by enacting a law, the Charter of Commission on National Integration (1957), which subsequently evolved to the Charter of Presidential Assistant on National Minorities (PANAMIN) in 1978.

The position of the Philippine Government towards the indigenous peoples changed from one of “integration” to “recognition” with the ratification of the 1987 Constitution. The 1987 Philippine Constitution recognizes the existence of ICC/IPs, as peoples and their rights as gleaned from the following provisions, to wit:

  • Article XII, Section 5 – “The State, subject to the provisions of this Constitution and national development policies and programs, shall protect the right of indigenous cultural communities to their ancestral lands to ensure their economic, social and cultural well-being.

    The Philippine Congress may provide for the applicability of customary laws governing property rights and relations in determining the ownership and extent of ancestral domain.”

  • Article XIV, Section 17 – “The State shall recognize, respect and protect the rights of indigenous cultural communities to preserve and develop their cultures, traditions, and institutions. It shall consider these rights in the formulation of national plans and policies.”
  • Article XVI, Section 12 – “The Congress may create a consultative body to advise the President on policies affecting indigenous cultural communities, the majority of the members of which shall come from such communities.”

On the basis of the foregoing Constitutional mandates, Republic Act No. 8371, otherwise known as the “Indigenous Peoples’ Rights Act (IPRA)”, was passed on October 29, 1997 and it took effect on November 22, 1997. This law is a comprehensive statute which addresses the rights of indigenous peoples to social justice and human rights, self governance and empowerment, and cultural integrity, as closely anchored on their rights and values attached to their ancestral domains/land.

The IPRA Law contains provisions that recognize the primacy of customary rights over statutory rights. The Act further introduces the “indigenous concept of ownership” which sustains the view of that ancestral domains and all resources therein shall serve as the material bases of their cultural integrity. It generally holds that ancestral domains belong to the ICC/IPs and is community property belonging to all generations and therefore cannot be sold, dispose or destroyed.

However, according to Section 12*, Option to Secure Certificate of Title under Commonwealth Act 141, as Amended, or the Land Registration Act 496 – Individual members of cultural communities, with respect to individually-owned ancestral lands who, by themselves or through their predecessors-in –interest, have been in continuous possession and occupation of the same in the concept of owner since immemorial of for a period of not less than thirty (30) years preceding the approval of this Act and uncontested by the members of the same ICC/IPs shall have the option to secure title to their ancestral lands under the provisions of Commonwealth Act 141, as amended, or the Land Registration Act 496.

For this purpose, said individually-owned ancestral lands, which are agricultural in character and actually used for agricultural, residential, pasture, and tree farming purposes, including those with a slope of eighteen percent (18%) or more, are hereby classified as alienable and disposable agricultural lands.

The option granted under this Section shall be exercised within twenty (20) years from the approval of this Act.

The rights of the ICC/IPs to claim ownership and develop natural resources are not absolute. It is qualified by specific situations such as when there are existing property rights within the ancestral domains or when such rights were vested prior to the effectivity of the IPRA Law*. Property rights as used herein refers to “title” while “vested rights” would refer to those who do not necessarily possess title but have been granted the privilege to use, exploit or develop the resources. The latter would cover licenses, leases, grants or permits, which may continue to be in force until they expire unless earlier revoked for a cause. Renewal of these privileges shall then be subject to the free and prior informed consent of the ICC/IPs.

The ICC/IPs are given priority rights to harvest, extract, develop or exploit natural resources within the ancestral domains. Non-ICC/IPs, however, are not excluded from undertaking these activities, provide that there is a formal and written agreement with the ICC/IPs concerned.

Furthermore, Section 17, Right to Determine and Decide Priorities for Development – The ICC/IPs shall have the right to determine and decide their own priorities for development affecting their lives, beliefs, institutions, spiritual well-being, and the lands they own, occupy or use. They shall participate in the formulation, implementation, and evaluation of policies, plans and programs for national regional and local development which may directly affect them.

IV. Adjusting to the Needs of Times; “We shall Win-as-One”

With the recent and future industrial development of the flat lands of Central Luzon (the New Frontier after CALABARZON), the proliferation of cities such as in the Metro Clark Area (Angeles City, Mabalacat City, Clark Freeport Zone, and New Clark City to name a few), with the growing population, results in the growing demand for utilities and other social services. Water for example, where the Water Code of the
Philippines operating under a “Regalian” doctrine, and the IPRA Law still being instrumental for recognition of customary rights, the IPRA Law is being challenged by legal experts because it is being perceived as giving too much power to indigenous peoples which can be used to block major resource exploration such as mining, industrial forest plantations and water diversion for agricultural, domestic or
power-generation uses.

The pressure is increased as demand for water exceeds supply (growth of cities & industrial parks in the Metro Clark Area), prompting the Government to take greater control over water resources, particularly in the highlands, to ensure supply for the rapidly growing cities and industries in the low lands, at the expense of community rights.

Some contentious provision under question refer to the recognition of ancestral lands and domains and to the right of ownership of ICC/IPs over natural resources as part of ancestral domains. Indigenous peoples may have long been marginalized in Philippine politics and society. But this does not, however, give Congress any license to accord them rights that the Constitution withholds from the rest of the Filipino people. It would be appropriate to give them priority in the use, enjoyment and the preservation of their ancestral lands and domains, but not to grant them the perpetual ownership and control of the nation’s substantial wealth to the exclusion of other Filipino citizens, who have chosen to live and abide by our previous and present Constitutions. It is not only unjust but may be subversive of the rule of law.

In addressing the Call towards National Unity and Development, at the core of the objectives of this project, some provisions of the IPRA Law provides the “window” to correct some shortcomings that not only resulted in this perceived “reverse discrimination” effect of this law, when passively applied , but could generate a more relevant physical and social development, though its pro-active programs, towards ensuring the welfare of the ICC/IPs (Aligned with the concept of “Inclusive Economic Growth”), in this particular case, the Pinatubo Aetas. And through the implementation and realization of this project, means upholding the constitutional principle of “more equitable distribution of opportunities, income, and wealth” among Filipino Citizens, including our once marginalized population, the ICC/IPs.

Figure C: Proposed Development (Mixed-Use Development Concept Master Plan)

Figure C: Proposed Development (Mixed-Use Development Concept Master Plan)

1. The AETA LAND HERITAGE CITY, which is a mixed-use land development project, consisting of approximately 1,242-hectares to be converted and envisioned into a mixed-use commercial- esidential-industrial- agricultural development, as enabling component and the remaining land (1,933.56 hectares), as social component, to be assigned to the Proponent under Usufruct Agreement.

2. It is situated equidistant from the New Clark City and the New Clark International Airport (CRK Terminal 2). The project site is about 100 kilometers from Metro Manila and 5 kilometers from New Clark City, and about 60 kilometers from the Subic Bay Freeport;

3. The AETA LAND HERITAGE CITY, is designed to be a land gateway to the hinter lowlands of the Aeta Ancestral Domain. It shall be a business and market hub for agricultural and industrial production of this niche site. A transient rest area and alternative leisure destination, a rural business center along the NCC-CRK Airport Road. With connections to SCTEX-TPLEX-CLEX and NLEX;

4. It is not only a significant transient point to various destinations, but a regional satellite and staging point for various supply-chain networks, financial support servicing, and other services sectors; it shall also a show- window to the world of the potential of the Aeta manpower (the enhancement of their productivity), the wisdom behind this ancient culture, the power of knowledge and awareness, the will to succeed to achieve the national goals; its relative relevance in the success of nation-building; the noble virtue of “Oneness”;

5. The site also provides secured properly buffered areas with the serenity and tranquility for rest areas and residential living, and other accommodations with amenities, also adjacent to an assortment of newly- developed communities and residential subdivisions, a home to local and multi-national residents, employees and workers in the nearby Clark Freeport Zone and Clark Global City, and is just 7 kilometers (approximately 30-45 minutes) from the Clark International Airport and the New Clark City;

6. It is also easily accessible (just barely 20 kilometers away distance from the nearby Angeles City NLEX Toll Plaza through the NCC-CRK Road, SCTEX and the NLEX; a bare 30 minutes away from the New Clark City;

7. Other the enabling component, the rest of the land, the grown-upfarm and settlements, as part of the “usufructuary agreement”, to be developed as integrated agricultural land, and to be managed by the Proponent, shall accommodate the lots allotted for the existing number of households, as per census. The land shall be constructed with adequate roads for easy mobility between the community amenities & basic social and medical facilities, elementary and secondary satellite schools, housing units, livelihood support centers, as in post-harvest & packaging facilities; value-added facilities, such as cold storage and warehousing shall be added, in case the industry expands into the export trade;

8. The proposed integrated agricultural program of BGCLC-Shanxi CIG-Shanxi Hydraulics, JV, shall consists of:

  • (a) the relocated Aeta families’ (Census Listing of affected families for the first land acquisition (5 Aeta villages & 1 non-IP village: Phase-4: 433.56 hectares); provided adequate equivalent land & housing unit (as per consultation & concurrence by the beneficiaries (affected Aeta families);
  • (b) various options of standard typical modernized Aeta Dwelling shall be designed; the standard design shall provide improved comfort & convenience to the occupants, with the minimum maintenance, provided with basic utilities such as power (24-hour 110/220 Voltage), potable water (at basic service pressure of 20-30 psi on every household;
  • (c) Common Community facilities such as a multi-purpose hall for social and other community gatherings; a medical clinic facility with, available with nurses & attendant, on a daily basis & at least a 2x per week doctor (specifically pediatric services); a barangay sub-office for coordination of community and civic services;
  • (d) Common sports facilities such as an open basketball court (optional), lawn tennis/badminton court (optional) and an open space for other outdoor activities;
  • (e) Common Worship Hall or religious prayer hall (for Christians & other religious sects), as coordinated with the barangay sub-office;
  • (f) Livelihood & other facilities for cottage industries; such as warehousing for harvested commodities, fertilizers, insecticides & other farm accessories;
  • (g) Proposed mini-cold storage facility, with power utility augmentation;
  • (h) Proposed motor pool facility with minimum preventive maintenance capability + garage for service vehicles, agricultural/harvesting equipment, irrigation piping, pumps/sumps storages, etc;
  • (i) An elementary school building facilities, for day-care & primary school provisions (open for formal schooling, informal & extension programs);
  • (j) Satellite field research facility such as nursery and other interim breeding facility (animal-raising);
  • (k) Sites for controlled poultry & piggery; dairy facility (goat & cattle-raising);
  • (l) Community facility for packaging of farm products (for domestic/export processing);

9. The proposed grown-up farms, to be determined by a separate study, shall land to be negotiated with NCIP (under usufruct agreement) as land to be used by the Proponent (BGLC)-Shanxi CIG-Shanxi Hydraulics, JV, to be subdivided into “grown-up” farms based on an annual crop rotation; preferably for local and export production;

10. The enabling component, shall be acquired by sale/or long-term lease from the “owners” the individual Aeta families, with a Certificate of Ancestral Domain Title (CADT); after the conversion from CADTs to “title of alienable lands”;

11. The Land Transfer Certificates of Title (TCT) of the various families/clans of landowners, affected Aeta families/clan shall be available for verification/checking (as per coordination with the NCIP and/or the Joint Inter-Agency Development Council/Committee (JIADC); after the approval by the JIADC;

12. As a related project, a proposed landscaped park (area TBD), preferably with a large lagoon, and a museum and amphitheater; a leisure area dedicated for historical, cultural and social interaction with the Aeta tribes; this frontage shall be the gateway along the length of the NCC-CRK Airport Road. This shall be a venue for various seasonal cultural presentations, featuring the history of the ancient early settlers in the island of Luzon; the significance of the preservation of the culture and environment, and their resiliency to the challenges of the times, such as climate, political and economic changes. Visitors are expected to curiously learn about the history of these resilient ancient settlers of our archipelago, the culture they held on for centuries against various foreign colonizers, their knowledge about their mountainous environment.

13. With the changes in the climate and environment, we should be aware of these peoples’ call for a balanced land-use approach to the proposed changes in the physical configuration of the environment, and the economic upliftment, for the betterment of the lives of future generations of our indigenous brothers, the Aetas, in normal co-existence with the heterogeneous population in the growing regional area, the Metro Clark area; this anticipated recognition by local and foreign visitors would further improve our current and contemporary appreciation of this ancient culture, and may forge the wide acceptance into active citizenship of our minorities; the basic formula & strategy behind this philosophy, in facilitating this program shall be emulated in other areas for development throughout the archipelago;

14. The site, in general, could be perceived as a “Tagaytay of the North”, simulating the ambiance and cool sub- tropical temperate climate regime, without the perennial hazards of a volcanic eruption, the “Taal Lake feature”; an attractive destination for practically a half-year period (summer months); more conveniently accessible than Baguio City (another summer destination to the North); more tourist and leisure destinations (resorts and adventure theme and eco-parks) can be developed in the future phases, with the convenience of available infrastructures and gateways, such as the CRK and Subic Port, this is expected to potentially attract, with much interests, a substantial volume of local & foreign tourists, once substantially and fully developed; it could be the new tourist destination in what can be interestingly called “The New Frontier in the North”;

15. The proposed AETA LAND HERITAGE CITY of shall consists of 4 phases:

  • Phase-1: Enabling component; It shall consists of 592.73 Hectares; shall be a Mixed-use Commercial-Residential Zone. The site being at the forefront access along the New Clark City-CRK Airport Road, shall be fronted by the Heritage Park, commemorating the entrance into the Ancestral Domain of the Aeta tribes, at this end of Mount Pinatubo, at the foothills of the Zambales Mountains. The Heritage Park shall provide the historical venue depicting the journey of this ancestral tribe to the Island of Luzon, through ancient history, the colonial periods and to the present. A museum shall be established and amphitheater shall be to provide the venue to present the ancient culture of the Aetas in this part of the country and the elements of their culture that have played a significant role in the development of their resiliency to survive and evolved up to challenges of the current times; this shall be in recognition of the significance of the Aeta and their eventual integration into active citizenship;

    Being a roadside lay-over site, shall also consists of shopping centers, satellite services offices and service stations; lodging and accommodations shall be provided for the travelers, whether on business or leisure, to and from New Clark City; it can also provide a convenient alternative to the CFZ or NCC, as a specific tourist destination; providing adventure tours and theme park experiences, in the future phases;

  • Phase-2: Enabling component; It shall consists of 237.67 Hectares; comprises the (2) Mini Industrial Parks (in 2 phases); designed as a Science-based Industrial Park; shall be a future site for research and development activities of growing firms in the IT and computer development industry, other high-tech industries, such as in IT, communications, computer & space technologies, medical technology and pharmaceuticals, etc.;
  • Phase-3: Enabling component; It shall consists of 412.04 Hectares; shall be designed for sports
    development and particularly golf; the region has been the destination for regional sports
    enthusiasts and athletes, particularly from East Asian countries such as South Korea, Japan, and
    Mainland China, and Southeast Asian countries; other sports facilities shall be established such as in tennis, badminton, other lawn sports, and indoor sports & gymnastics; other sports facilities, such as aquatic sports, and an Olympic Stadium, are to be found about 30 minutes away, in New Clark City sports venues;
  • Phase-4: Social-Usufruct component; It shall consists of 433.56 Hectares (except for individual
    residential dwelling lots; under usufruct); includes the relocation and development of local Aeta
    communities (used to be located within the Gayaman-Bamban area), consisting of compositely engineered weather-resilient housing units (a typical culturally-design shall be developed) designed to accommodate a typical Aeta family, designed for adjacency to other Aeta families preferably belonging to the same clan or group of clans, fostering the “oneness” of daily living of the Aetas, preserving as much of the better traits and qualities of the Indigenous culture of the Aeta tribe;
  • Phase-4A: Social-Usufruct component; Recommended area: 1,500 hectares (+/-) shall be proposed for interim land lease (to NCIP); for a period (medium-term lease) as per negotiation; any proposed extension of lease to be arranged 1 year before its expiry date.

The aforementioned property (Gayaman-Bamban, Part A), consisting of 1,242 hectares, more or less, for conversion to alienable land; and 433.56+1,500 hectares, under UsufructAgreement with NCIP; surveyed area (in hectares) as determined from the certified field survey (by the Main Proponent);

  • The initial phases (phase 1, 2, & 3, & 4; 1,242 + 433.56 hectares) of land property known as part of the Ancestral Domain, for conversion; and the rest of the requested land under a Usufruct Agreement; administered by the National Commission for Indigenous Peoples (NCIP), shall be acquired, after the “Enabling components declared as “Alienable Land”, as per provisions of Section 12 of the “IPRA LAW” (R.A. 8371) plus a (433.56+1,500) hectares under a Usufruct Agreement, for use as agricultural land , and upon acquisition by the Proponent, BGC Land888 Corporation (BGCLC), shall pursue site development as per Concept Master Development Plan for Gamayan-Bamban Conversion & Development Project (BGCLC Master Development Plan & Detailed Feasibility Study by E.T. Ramoneda Engineering & Management Consultancy Services – ETREMCS), within 5 years. The proposed development shall be by phased within 5 years, as detailed by ETREMCS and as prescribed by the Deeds of Covenants, Conditions, and Restrictions (DCCR), as supplement to the Proposed Concept Master Plan, Deed of Sale (Sale Contract); this is for the preservation of the Master Development Plan (within the limits of the IPRALaw (R. A. 8371);
  • The “1,242, 433.56 & 1,500-hectare” properties shall be detailed from the Concept design (as per DCCR) into workable drawings for implementation by the Developer-Proponent (BGCLC-SCIG-SH, JV); the site development shall be implemented by the Developer in behalf of the Acquisition Company (BGCLC-SCIG- SH, JV or an SPV); proposed project management services (selected project management consultant) & master plan & design management consultant (ETREMCS);
  • Estimated Gross Development Costs: Land acquisition cost is estimated at PhP 2,500,000,000 (USD 45,000,000 ); the Total Value of the Proposed Land Development (except specified utilities), at the end of six (6) years is PhP 17 B (USD 303 M);
  • Upon acceptance of the required security instruments and signing of all relevant documents, Acquisition Company or an SPV Company (Owner-Developer and/or an SPV company) is allowed to execute the Mixed-Use Development project (Gamayan-Bamban Conversion-Development Project Part A), provided that all Works (as per Master Development Plan-Project Implementation Schedule A) are to be executed and completed in (6-10) years;
  • Upon approval by the Joint Inter-Agency Development Committee/Council (JIADC) Project has been awarded to the Land Developer (BGCLC-SCIG-SH, JV as Owner- eveloper and/or a third party company), by the Acquisition Company (BGCLC, as Owner-Developer or an SPV); the SPV proponent may be a Joint- Venture BGCL Corporation & foreign-owned companies (or as per Amended Public Services Act of 2022 (R.A.11659);
  • We may propose to set up an SPV (if a consortium or collaboration may be preferred; JV-SPV Development Company, with the Main Proponent (BGCLC-SCIG-SH, JV) holding a majority in the proposed Joint Venture Company.

Funding Requirements & ROI

  • In the case of an Acquisition Company (BGC Land888 Corporation-BGCLC-SCIG-SH JV) , or JV-SPV Development Company(in JV w/ BGCLC-SCIG-SH, JV), and/or Developer Company (third party): an Investment of US$  700 M as initial seed capital for the setting up of the JV-SPV Development Company; with the currency exchange rate of US$1=PhP 56.00; and current (2023) inflation rate of 8% is considered;
  • LAND ACQUISITION: US$ 44,500,000,for the funds required to arrange for the initial land acquisition (conversion by NCIP to alienable lands & to acquire the an initial 1,242 hectares, as Part A) , and to execute the Exchange Terms of Agreement; the terms of payment may be negotiated but should be completed within the same year payment is commenced;
  • At the request of the Owner and/or Developer, BGC Land888 Corporation (BGCLC-SHCIG-SH, JV),in case of application for bank loan or financing by a third-party; the Owner-Developer may provide for an front-loaded projection of total project cost estimates & value assessment/appraisal (future worth) of the completed project, including all development by the developer, private locators, interim development, utility provisions by the public utility providers (power, water, sewerage, telecommunications, fiber-optic and other special utilities, (also considered as utility locators), in joint-venture with the Owner-Proponent, BGC Land888 Corporation (BGCLC-SCIG-SH, JV), being a minority share-holder (at 20%), as franchise-holder, as locator.

The Feasibility Study Process shall consist of the following deliverables:

  • √ Pre-Feasibility Study (Project Summary);
  • Detailed Feasibility Study;
    • (a)Marketing Study & Business Plan;
    • (b) Detailed Cash Flow Projections;
    • (c) DCCR; Deed of Conditions, Conventions & Restrictions;
    • (d) Implementation Program;
      •  Delivery Process Study;
      • Planning & Design Development
      • Tendering/Bidding/Procurement;
      • Construction/Installation;
      • Dry-run/Testing & Commissioning;
      • Marketing/Turn-over;
      •  Revenue operations.

Consultancy/Management Services Options:

  1. FS/DFS/Master Planning;
  2. Detailed Engineering & Studies;
  3. Project Management Services;
  4. Construction Management Services;
  5.  Operations/Asset/Revenue Operations
  6.  Management/Consultancy.

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Bamban Gayaman Clark Ecozone Project is a masterplan of people and their environment, and vision of hope and prosperity where BGC Land888 Corporation adheres to our thoughts “We Create Life, “We Value Living.”