‘BGC of the North’? Camp John Hay plan draws mixed reactions over development vs. preservation

BAGUIO CITY, Philippines — The proposal to transform Camp John Hay into a major investment and tourism hub—likened by the Bases Conversion and Development Authority (BCDA) to a potential “BGC of the North”—has drawn mixed reactions from residents and visitors.

While some welcome the prospect of new investments, jobs and improved infrastructure, others worry that excessive commercialization could threaten the pine forests, cool climate, fresh air and peaceful atmosphere that make Camp John Hay and Baguio a popular destination.

The debate intensified after BCDA announced plans to bid out the long-term operations and maintenance (O&M) contract for Camp John Hay by October 2026, covering its legacy hotels and golf course.

BCDA President and CEO Joshua Bingcang said the agency is seeking a private-sector partner to manage the facilities and maximize the property's investment potential. The updated development plan is expected to attract more than P10 billion in investments, while generating jobs and supporting infrastructure improvements.

The plan has prompted comparisons with Bonifacio Global City (BGC) in Taguig, a major business and commercial hub developed through a master-planned approach. BCDA has said the Camp John Hay initiative aims to replicate aspects of BGC's economic development model in Baguio.

But the comparison has raised a key question among residents and visitors: Can Camp John Hay attract BGC-level investments without losing the natural, cultural and historical character that makes it distinctly Baguio?

A legacy of development

Camp John Hay's transformation began long before the latest BCDA plan. The property served for decades as a vacation and recreation facility for American servicemen before it was turned over to the Philippine government in 1991.

In 1992, Republic Act No. 7227, or the Bases Conversion and Development Act, created the BCDA to convert former US military facilities into productive civilian uses. In 1993, the John Hay Development Corporation (JHDC) was established as BCDA's implementing arm for the conversion of Camp John Hay into an environmental, economic and social development hub.

On July 5, 1994, then-President Fidel V. Ramos issued Proclamation No. 420, establishing the John Hay Special Economic Zone (JHSEZ).

Earlier that year, the Baguio City Sangguniang Panlungsod adopted Resolution No. 362, which set 19 conditionalities for the development of Camp John Hay. These covered environmental protection, community development, revenue sharing, local participation and the segregation of barangays within the reservation.

BCDA takes back management

A major turning point came on January 6, 2025, when BCDA took over about 240 hectares of Camp John Hay from Camp John Hay Development Corp. (CJHDevCo), following a Supreme Court decision issued in October 2024.

The takeover renewed questions about the implementation of the city's 19 conditions.

On March 11, 2026, the Baguio City Council called for a full audit of Camp John Hay's operations and asked BCDA to disclose its new master development plan and assess compliance with the 19 conditions.

13 barangays remain part of the debate

The development issue is also linked to the long-standing concern involving 13 Baguio barangays located within the Camp John Hay reservation.

On August 16, 2026, reports said the segregation of the 13 barangays was already underway, with BCDA President Bingcang expressing support during a House public hearing.

The barangays are Hillside, Camp 7, Country Club Village, Greenwater Village, Happy Hallow, Loakan Apugan, Loakan Liwanag, Loakan Proper, Upper Dagsian, Lower Dagsian, Lucnab, Santa Escolastica and Scout Barrio.

Baguio Rep. Mauricio G. Domogan, who filed House Bill No. 6437 in December 2025, said the Department of Environment and Natural Resources (DENR) was preparing its report. The bill seeks to allow qualified residents in the affected areas to eventually apply for land titles.

Domogan said the segregation is part of the city's 19 conditionalities. Another provision, Condition No. 16, calls for the eventual return of 247 hectares of leased Camp John Hay property to Baguio City after the lease expires.

Why ‘BGC of the North’?

Under its updated master plan, BCDA intends to introduce infrastructure that could support new investments and employment while preserving Camp John Hay's natural landscape.

The agency expects the property to attract more than P10 billion in investments.

The planned private-sector partnership will involve a long-term O&M contract. Landco Pacific Corp., a subsidiary of Metro Pacific Investments Corp., currently handles the interim O&M of Camp John Hay and its legacy hotels.

Meanwhile, John Hay Golf is temporarily managed by a consortium of Golfplus Management Inc. and DuckWorld Philippines, whose contract has been extended through the end of 2026.

For BCDA, the development is intended to strengthen Camp John Hay's role as an investment and tourism hub while preserving its distinctive character and natural environment.

‘We don't need another BGC’

Not everyone, however, is convinced.

Some residents and visitors questioned whether making Camp John Hay a BGC-like destination would undermine the very qualities that draw people to Baguio in the first place.

Among the concerns raised online are the potential loss of pine trees, fresh air, open spaces and the area's quiet, natural atmosphere.

One commenter wrote:

“People don't need BGC of the NORTH, people need Camp John Hay to be preserved.”

Another questioned the logic of creating a BGC-like environment in a city that attracts visitors seeking an escape from highly urbanized areas:

“Yung mga taga BGC, pumupunta ng Baguio para makalanghap ng sariwa at mabangong hangin, tapos madadatnan din nila dito i BGC din?”

Others, however, said development itself is not necessarily the problem. They stressed that any development should be sustainable, inclusive and environmentally responsible, while respecting the rights and interests of Baguio residents.

They also called for greater transparency, public consultation and community participation in major decisions involving Camp John Hay.

Development or preservation?

At the heart of the debate is not simply whether Camp John Hay should be developed, but what kind of development Baguio should accept.

BCDA's plan seeks to unlock the property's economic potential while maintaining its natural landscape. The upcoming O&M bidding is expected to usher in a new phase in the management and development of the area.

For residents and visitors, however, the question goes beyond investments and jobs.

It is about whether Camp John Hay can welcome new economic opportunities without sacrificing the pine trees, open spaces, heritage and natural character that make it one of Baguio's most distinctive places.

As BCDA prepares the terms of reference for the long-term management concession by October 2026, the debate over the “BGC of the North” concept is likely to continue—pitting calls for greater investment and employment against demands to protect Camp John Hay's environment, heritage and identity.