LICERIO ESTATES
LOT 593 LICERIO ESTATES BORACAY
LICERIO ESTATES BORACAY
CONTENTS LOCATION
REGIONAL SPECIFIC
SITE DESCRIPTION ATTRIBUTES BOUNDARIES EXISTING DEVELOPMENT TOPO CHARACTERISTICS ACTUAL PHOTOS
MASTERPLAN CONCEPT CONCEPT RATIONALE FRAMEWORK & LAND USE LAND ALLOCATION ( AREA TABULATION ) FUTURE PROVISIONS POSSIBLE DEVELOPMENT SCENARIOS ( VISUALIZATION )
LOT 593 LICERIO ESTATES BORACAY
Boracay is famous for its White Beach located on the westcoast of the island facing the Sulu Sea.
But there are also other beaches around the Island. Already being promoted as an alternative to the heavily congested and more familiar White Beach, is Bulabog beach, the island’s back beach which is located on the east side. It is is fastly being recognized as a must-see tourist destination on the world map. This once quiet beach front community has developed into the epicenter in Asia for traditional windsurfers and those engrossed in the extreme sport of kiteboarding.
LOT 593 Sibuyan Sea
Bulabog Beach White Beach Tablas Strait
LOCATION
The area has a perfect weather conditions for wind-water sports & recreation. Throughout this October to May the beach produces high winds combined with small rolling waves and lots of flat water making it a perfect location for kiteboarding. Nearly two kilometer long Bulabog Beach is a shallow water lagoon, that is protected by an outer reef. Aside from its climatic attributes, Bulabog sand is a golden color and the sun rises on this side of the island, so early mornings are the most stunning.
LOT 593 LICERIO ESTATES BORACAY
On-ground View of Bulabog Beach
Aerial View of Bulabog Beach
It is a fascinatig sight to watch Bulabog Beach from afar during the kite surfing and sailing seasons.
The colorful events and the calming beauty of Bulabog Beach is an ordinary scene from any point within Lot 593.
It has a wide and high perspective of the Southern stretch of Boracay Island throughout Bgy. Manoc-manoc, and even beyond to mainland Aklan. It has 180 degree view of the water, across Sibuyan Sea to Tablas Strait.
LOT 593 LICERIO ESTATES BORACAY
At the north, the peak of Mt. Luho and all its forested wonder is likewise a sight to be appreciated..
LOCATION
Kite surfing at Bulabog Beach
Bulabog Beach as seen from Mt. Luho ( Lot 593 buildings partly visible )_
Lot 593 is situated in Bgy. Balabag, facing East Boracay Island, and bounded in the East-South-
east by Sibuyan Sea.
The topography resembles a cliff formation, and is a segment of Mt.Luho’s elevation, with its highest point raised by as much as
120 metres from mean sea level, naturally overlooks the Bulabog beach,thus making it one of the locations with the best view the Island has to offer.
LOT 593 LICERIO ESTATES BORACAY
FAIRWAYS & BLUEWATERS
Lot 593 has a total area 1.545 hectares.
The technical description is characterized by a 60-meter long, 3-meter wide passageway, acting as the single, but controlled access to the road.
LOT 593
The east and south side where the lowest points are is bounded by water.
15,446 m2
BULABOG BEACH The northwest corner has the highest elevation of the property. The profile is a steep,undulating topography.
LOT 593 LICERIO ESTATES BORACAY
LOCATION
PORTION OF LOT 594 PORTION OF LOT 592
4 1 BARANG AY ROAD
1 2 3 4 5 6-12
11
3
2
ENTRANCE GATE 3-METER PASSAGEWAY GUARDHOUSE 3-M INTERIOR ROAD LOCATION OF GENSET/ TRANSFORMER/ METERING ROOM BUILT LOTS/ EXISTING PRIVATE HOMES
PORTION OF LOT 592
EXISTING DEVELOPMENT
12
6
9
10
8 5
7
SIBUYAN SEA
LOT 593 LICERIO ESTATES BORACAY
ACTUAL PHOTO
The property is not entirely vacant. Several portions were previously sold through an agent. However,development control was not properly in place, resulting to incoordinated road layout, nonuniform lot partitioning and sizing, unrestricted construction, and disassociated owners. No sense of developer control or overall administration is present, so as to
optimize the full potential of the land.
3D MODEL OF CONTOUR & EXISTING BUILDINGS The challenge for the masterplan is to reorganize the
development to reap maximized returns.This entails proposing a new functional framework that can accommodate possible development that is consistent with its use, in pursuit of the tourist or retiree market, and the aim of achieving efficiency of delivering services through an organized administration.
LOT 593 LICERIO ESTATES BORACAY
TOPO PROFILE
120 MTS
100 MTS
80 MTS
SOUTH PROFILE
ELEVATION SHOWN IS BASED ON ACTUAL SURVEY
TOPO PROFILE
LOT 593 LICERIO ESTATES BORACAY
120 MTS
100 MTS
80 MTS
NORTH PROFILE
ELEVATION SHOWN IS BASED ON ACTUAL SURVEY
LOT 593 LICERIO ESTATES BORACAY
TOPO PROFILE
PANORAMIC VIEW FROM POINT A TOWARDS SIBUYAN SEA
B
A
C
FROM POINT C LOOKING TOWARDS THE GUARDHOUSE
ACTUAL PHOTOS
THE GUARDHOUSE
LOT 593 LICERIO ESTATES BORACAY
PANORAMIC VIEW FROM POINT A TOWARDS BULABOG BEACH
FROM GUARDHOUSE TOWARDS THE GATE
E
D
FROM POINT D TOWARDS THE GUARDHOUSE
LOT 593 LICERIO ESTATES BORACAY
FROM POINT D TOWARDS POINT E
ACTUAL PHOTOS
FROM POINT E LOOKING WEST
FROM POINT H LOOKING DOWN
FROM POINT E TOWARDS SOUTHWEST
E F
G
FROM POINT G LOOKING EAST
ACTUAL PHOTOS
H
LOT 593 LICERIO ESTATES BORACAY
FROM POINT I TOWARDS EAST
FROM POINT I TOWARDS SOUTH
I
J
K
LOT 593 LICERIO ESTATES BORACAY
FROM POINT K TOWARDS EAST
L FROM POINT J TOWARDS EAST
ACTUAL PHOTOS
1
2
THE ROUNDABOUT,SHOULD BE FUNCTIONALLY IMPROVED. ASIDE FROM MAKING THE GUARDHOUSE HAVE BETTER ABILITY TO MONITOR BOTH INCOMIING AND OUTGOING TRAFFIC, THE AREA CAN BE A PUBLIC PLACE THAT IS FULLY LANDSCAPED, AND WHERE A VIEWING PLATFORM CAN BE CONSTRUCTED. THIS IS TO HAVE A WELCOMING MONUMENT AFTER GOING THROUGH THE PASSAGEWAY. AN IDEAL LOCATION FOR RETAIL SHOPS/CONVENIENCE STORE BUILDING, WITH OFFICES ABOVE.
IMPROVEMENT OF EXISTING ROADS
7
SMALLER LOTS FOR TOWHOUSE/PRIVATE RESIDENTIAL DEVLOPMENT
7 2
5 1
3
6
THE EXISTING ROAD IS NOT STRATEGICALLY LOCATED AND DOES NOT HAVE THE PROPER SLOPE FOR SAFE MOBILITY, IT SHOULD BE REPLACED BY A WIDER, IDEALLY SLOPED,CENTRAL ROAD.A 9-METER RIGHT OF WAY IS SUGGESTED TO ACCOMMODATE 2-LANE TRAFFIC W/ ADEQUATE PEDESTRIAN SIDEWALK SPACE AS WELL AS PLANTED STRIPS FOR NATURAL SHADING.
4
6
5
5
3 6
4
NEW CENTRAL ROAD
5
LOTS FOR LUXURY CONDOMINIUM OR RESORT HOTEL DEVELOPMENT. THE NEW LOT PARTITIONING SHOULD CONSIDER OWNED LOTS & BUILDING FOOTPRINT ALREADYVSTANDING.
LAND USE
GREEN AREAS
7 5
RETAIL UTILITIES BUILT LAND AVAILABLE LAND FOR RESD’L DEVELOPMENT
REDEVELOPMENT STUDY
LOT 593 LICERIO ESTATES BORACAY
A B F C BREAKDOWN OF LAND AREA GREEN SPACE COMMERCIAL UTILITIES OCCUPIED LAND AVAILABLE LOTS A B C D E F ROAD NETWORK
400 m2 255 m2 275 m2 5,281 m2 7,205 m2 300 m2 1000 m2 1200 m2 200 m2 2,485 m2 2,020 m2 2,030 m2
2.5% 1.7% 1.8% 34%
TOTAL
15,446 m2
100%
LOT 593 LICERIO ESTATES BORACAY
47%
13%
D E
AREA TABULATION
TOWNHOUSE HOTEL/LUXURY CONDOS
RETAIL SHOPS & OFFICES
GUARDHOUSE
HOTEL/LUXURY CONDOS
HOTEL/LUXURY CONDOS
TOWNHOUSE HOTEL/LUXURY CONDOS UTILITY YARD
MASTERPLAN CONCEPT
LOT 593 LICERIO ESTATES BORACAY
CONNECTION TO ADJACENT PROPERTIES OR DEVELOPMENT IF PROJECT INTEGRATION IS POSSIBLE
EXPANSION OF PASSAGEWAY TO 2-LANE TRAFFIC,POSSIBLY THROUGH PURCHASE OF ADJACENT PORTIONS
CONNECTION TO ADJACENT PROPERTIES OR DEVELOPMENT IF PROJECT INTEGRATION IS POSSIBLE
LOT 593 LICERIO ESTATES BORACAY
THE PROVISION FOR WATERFRONT FACILITIES SUCH AS CONTINOUS BOARWALKS,DOCKS, AND BAYSIDE CAFES TO ENHANCE THE WATER EDGES W/ ADDED ACTIVITIES. ALTERNATIVE ACCESS ( WATER TRANSPORT ), RECREATION & VALUE
FUTURE PROVISIONS
MASTERPLAN VISUALIZATION
LOT 593 LICERIO ESTATES BORACAY
LOT 593 LICERIO ESTATES BORACAY
MASTERPLAN VISUALIZATION
LOT 593 LICERIO ESTATES BORACAY
FOR INQUIRIES, PLS. CONTACT
ATTY. LUCAS C. LICERIO + 639179667224 + 639175501194 lclicerio@yahoo.com
LOT 593 LICERIO ESTATES BORACAY
LICERIO ESTATES BORACAY