At what expense?

Greenhills East Village residents have been up in arms against a high-rise project by Shang Properties Inc. (SPI), a multi-tower high-rise condominium complex, situated right beside La Salle Greenhills.

Although the more than 70-story project, covering around 6,511 square meters, is situated within Barangay Wack-Wack in Mandaluyong, the site is only a few meters away from the border of San Juan.

If built, it will become the tallest structure in the vicinity, a colossal change from the modest scale that has defined the area for decades, not to mention the toxic dust, noise land logistical chaos in already one of the city’s most congested corridors, according to an article posted in financialdistrict.com.ph. The article added that environmental specialists also flag the risk of aggravated flooding, as vast swatches of concrete and glass replace what little permeable ground remains.

Residents have emphasized that with the project expected to take around nine years to complete, this could significantly disrupt the surrounding school zone, posing risks to children, the elderly and the broader community development.

They have also argued that the development violates existing zoning laws and contradicts Mandaluyong City’s own urban planning policies. They cited Mandaluyong’s Green Building Ordinance and Comprehensive Land Use which emphasized health, sustainability amd inclusive growth.

In its board resolution, the Greenhills East Village Association noted that Greenhills East Village was approved as a residential subdivision project since way back in the early ‘60s and Connecticut Street was classified as a low-density residential zone, with a maximum height limitation for structures and buildings of three storeys or 10 meters above the highest grade.

Then came Mandaluyong City Ordinance 664 Series of 2017 which reclassified the areas of Connecticut Street from Florida Street to Ortigas Street (C-2A zone) and EDSA, Florida St. and Connecticut St.(C-2B), thereby allowing the building of structures up to six storeys and 10 storys, respectively.

It said that the passage of zoning ordinances in Mandaluyong and other local government units has been zone with an eye only on height restrictions without sufficient regard for other factors, such as effects on population density, sewage and road infrastructure, air quality, peace and order and the sufficiency or insufficiency of the businesses or services to be addressed.

The group pointed out that one merely has to observe the daily worsening of traffic in the area, the resulting air and noise pollution, among others, brought about by the oversupply of businesses and commercial services already available.

It stressed that in fact, there are already four schools and four large malls within a 500-meter radius from La Salle Greenhills.

It cited a Supreme Court ruling in the case of Greenhills East Village Association vs E Ganzon Inc. (EGI) where the Court held that the real test of whether a land use serves the need of a district is not in the size or height of the buildings but in the sufficiency or surplus of the business or human activities in a given district to which they cater. “Land use is affected by the intensity of such activities. Extraordinary population density or overcrowding, brought about by competition for space in the scarce area of the district, is to be avoided,” the Court said.

EGI was then planning to build a 77-story mixed use building at the corner of EDSA and Ortigas Avenue near the subdivision.

Last July, the homeowner’s association issued a board resolution resolving to strictly enforce the height limits for any new commercial construction within the village at six storeys in C-2A zones and 10 storys for C-2B zones, regardless of any amendments to the height restrictions imposed under Ordinance 664 or its repeal or any exception and no permit to construct shall be issued by the association unless the existing provisions of the associations for construction of commercial buildings are complied with.

The same resolution provides that any development which increases the occupancy for each lot to more than 15 persons including the employees will be rejected.

The group reaffirmed its right to enforce local construction rules under Republic Act 9904 or the Magna Carta for Homeowners and Homeowners Associations.

Residents are suspecting that SPI is banking on exemptions that will be granted to allow the project to push through despite the hindrances.

An article by the Daily Tribune revealed that SPI also lacked several documentary requirements, including approval from the association and residents of Greenhills East Village, La Salle Greenhills, an environmental compliance certificate from the Department of Environment and Natural Resources, as well as permits and clearances from the Department of Public Works and Highways and the Metro Manila Development Authority.

Earlier, Sen. Erwin Tulfo, a resident of the posh subdivision, demanded the cancellation of Shang’s planned condo project, saying there was lack of transparency and consultation and that many of the residents learned about the project only through informal channels. He said there was no formal notice, no public hearing and no consent sought from the residents.

Tulfo asked for a full review and cancellation of the project’s permit by Mandaluyong City Hall. But the Mandaluyong City Council has denied having issued any permit for the proposed project.

Shang Properties has yet to air its side.

Development should not be pursued at the expense of quality of life.

Just look around us. The recent floodings have highlighted not only corruption involving flood control projects but also the utter disregard of LGUs in allowing the construction of structures that impede natural waterways and drainage. It was revealed by San Miguel Corp. chairman and president Ramon Ang for instance that a kilometer of Tullahan River had been covered by structures like housing and a school thereby blocking the primary drainage system for Quezon City and surrounding areas.

Local government officials should not only consider the revenues that these commercial buildings and structures will generate when they issue licenses and permit or change zoning classifications and restrictions but also the over-all well-being of their constituents.

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