This was the stand of the Sangguniang Panlalawigan as it remanded to the Sangguniang Bayan of Virac an ordinance rezoning three lots at the Immaculate Conception Cathedral that will form part of the proposed commercial area of the Diocese of Virac.
In its report following deliberations on July 31, 2025, the SP Committee on Land Use, Conversion, Zoning and Reclassification based its decision on a finding of the Provincial Planning and Development Coordinator that while the applied lot for rezoning is Lot No. 1067 with an area of 950 square meters, the Virac Local Zoning Review Committee recommended the inclusion of Lot Nos. 2488 and 2489, with an aggregate area of 145 square meters.
The LZRC had claimed that “it appears that the proposed lot for rezoning application is composed of three (3) lots.”
However, verification made by the PPDO with the Provincial Environment and Natural Resources Office (PENRO) showed that Lot Nos. 2488 and 2489 are classified as “road lots,” which it said are not subject to rezoning as these are used for public conveyance.
The Provincial Land Use Committee (PLUC) recommended that the Virac municipal council submit valud proof that the two lots are not road lots for it to be considered and included in the zoning.
The provincial board was acting on Municipal Ordinance No. 2025-09 of the Virac SB rezoning the three lots at the back of the cathedral at barangay San Pedro from “Institutional” to “Commercial-II” zone.
The area involved is where the two-story concrete building that housed the former Immaculate Conception Academy stands, along with several diocesan offices and a conference hall.
It is reportedly being transformed into a commercial building to be leased by mall developer LCC of Legazpi city.
Approved on June 27, 2025, or three days before the newly elected LGU officials assumed office, the ordinance indicated that the Bishop of Virac, Most Rev. Luisito A. Occiano, requested the rezoning of Lot No. 1067.
A cursory evaluation by the LZRC showed that based on the submitted documents, the proposed establishment is situated within three (3) lots, with the road lots included in the area to be rezoned after the measure underwent public hearing.
Considering the LZRC’s favorable recommendation of the rezoning application as well as its propriety and reasonableness “as a way of pursuing countryside growth and progress,” the Sanggunian approved the matter upon compliance with evaluation standards and other environmental requirements and regulations.
It stressed that its approval would pave the way for an additional commercial investment that will not only create a vibrant economic environment within the central commercial district but livelihood opportunities for local residents as well.
Incidentally, among the provincial board members who signed the SP committee report were former Virac councilors Xyrell Albaniel, who chairs the committee, and Giovanni Balmadrid.
The two SP members were among the nine Virac councilors who were listed as proponents of the remanded ordinance.