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PLANNING FOR A SUSTAINABLE ZIWANI

ESTATE

BY

BENEDICT MULWA MAITHYA

B65/0382/2006

A PLANNING DEVELOPMENT PROJECT SUBMITTED IN PARTIAL

FULFILLMENT OF THE REGUIREMENT FOR THE DEGREE OF

BACHELOR OF ARTS IN PLANNING

UNIVERSITY OF NAIROBI

July 2010

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DECLARATION

This Planning Development Project is my original work and has not been presented for a degree in any other University.

Signature………………………. Date ………………………………..

BENEDICT MULWA MAITHYA

(Candidate)

This Planning Development Project has been submitted for examination with my approval as the University Supervisor.

Signature …………………………. Date ………………………………………….

MR. ZACHARIAH MALECHE

(Supervisor)

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DEDECATION

This work is dedicated to my parents, Mr and Mrs. Maithya. For bringing me up responsibly, Mr Zachariah Maleche for seeing me through financially, Elizabeth Mwende and Bernice you are important component of my life.

I thank god for you all

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ACKNOWLEDGEMENT

I would like to sincerely thank the coordinators for this Development Project, led by

Mr. Maleche Zachariah (my supervisor), and Ms. Abonyo, for their continuous

guidance and dedication to see us through the execution of this Development Project.

Besides, the entire teaching staff, department of urban and Regional Planning for the

encouragement. God bless you richly.

Special appreciation to my Supervisor, Mr. Zachariah Maleche, for your time, critic

and directions to ensure production of work to this standard. I recognize the assistance

of David Wanjala, David Zinny in the process of data collection. I thank God for you.

Lastly, the Planning Class 2010 for your ideas and critic. You are just wonderful. We

shall forever be on

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ABSTRACT

This development project endeavors to show case the housing problems experienced

in Ziwani estate a low income residential estate neighborhood.

This project responded to the concerns of the people of Ziwani during the research

project, it comes form the background of the recommendations of the research project

that was based form the field findings.

This project has reviewed various, regulatory guidelines, standards, policy documents

that provide vital information in guiding the eventual designs that have been

indentified in this project, and several case studies have been studied in order to

provide an insight in the tackling of the similar problems elsewhere in the world.

This project has further done site analysis in order to have an in depth understanding

of the problems in Ziwani so as to guide in the production of realistic models and

designs to solve the problems indentified.

The development project has further developed various redevelopment strategies that

will help in the redesigning the new image of the estate and the proffered design has

brought detailed plans, programme framework and three dimensional models the

preferred choice has been settled for because it is more realistic and achievable in the

circumstances and performance of the economy.

Legal and regulatory aspects that guide the redevelopment process have been

indentified and the various institutions that will be involved in the redevelopment

process of Ziwani Monitoring and evaluation during the implementation period is

proposed to be carried out anticipatively which have been achieved by use of

implementation schedules.

Lastly this development project hopes to contribute to the academic circles by acting

as reference to upcoming planners, colleagues and other relevant institutions that are

interested in the provision of quality housing and affordable housing.

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Contents

TITLE PAGE..............................................................................................................i

DECLARATION ...................................................................................................... ii

DEDICATION ......................................................................................................... iii

ACKNOWLEDGEMENT ........................................................................................ iv

ABSTRACT .............................................................................................................. v

LIST OF FIGURES .................................................................................................. ix

TABLE OF MAPS ................................................................................................... ix

LIST OF PLATES .................................................................................................... ix

LIST OF TABLES .................................................................................................... x

CHAPTER ONE ....................................................................................................... 1

1.0 Summary Of The Main Findings In The Development Project. ........................ 1

1.1 Summary Of The Main Recommendations Of The Of The Planning Research Project ................................................................................................................... 1

1.2 Planning Development Project Title: Redevelopment Of A Sustainable Ziwani Estate. ................................................................................................................... 2

1.7 Methodology ................................................................................................... 4

CHAPTER TWO: ..................................................................................................... 7

literature Review ................................................................................................... 7

2.1 Contextualising Redevelopment ................................................................... 7

2.2 Policy Analysis. ............................................................................................... 8

2.3.1 Design Principles: Physical Planning Handbook And Zoning. ................. 10

2.3.2 Land Allocation .......................................................................................... 11

2.3.4 Land Policy Principles ................................................................................ 11

2.3.5 Guiding Values Of The Process Redevelopment ......................................... 12

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2.4 Case Study I .................................................................................................. 14

Major Factors Leading To The Redevelopment Of The 6 Apartment ................... 15

Experience Gained In The Redevelopment Process.............................................. 18

Lesson Learnt From The Study ........................................................................ 20

Case Study Two .................................................................................................. 22

Key Principles In The Redevelopment Of Melrose Commons.............................. 24

Lessons Learnt From The Study Relevant To The Redevelopment Process Of Ziwani Estate. .................................................................................................. 25

2.4.2 Conceptual Frame Work ............................................................................. 26

CHAPTRE THREE ................................................................................................ 28

Situational Analysis ............................................................................................. 28

Background To The Study Area........................................................................... 28

3.0 Geographical Location ................................................................................... 28

3-1 Neighbourhood context of the study area ................................................. 28

3.3 Historical Background of old Ziwani residential neighbourhood ................ 31

3.4 Physical and natural environmental characteristics of the study area. ............. 32

3.1.6 Housing ...................................................................................................... 36

3.6.4 Infrastructure Services ................................................................................ 39

3.7.1 Role of various stakeholders in redevelopment approach ............................ 42

3.7.2 The Legal and Regulatory Framework .................................................... 43

3.7.3 The Financial-Framework ....................................................................... 44

3.7.4 Emerging issues .......................................................................................... 44

CHAPTER FOUR: .................................................................................................. 46

design And Implementation Of The Project ......................................................... 46

Implications of situational analysis ...................................................................... 47

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Development Of Spatial Plans ............................................................................. 48

4.2 Alternative one: comprehensive redevelopment approach .............................. 48

Alternative two: 4.3.3 Phased Redevelopment programme .................................. 54

4.3.4 Strengths of the plan ................................................................................... 55

4.3.5 Weaknesses of the plan ............................................................................... 56

3.6 Emerging issues ......................................................................................... 56

4.3.7 Preferred alternative: comprehensive redevelopment integrated model............ 57

4.10 Housing ........................................................................................................... 59

4.14 Phasing ............................................................................................................ 62

4.15 Role of stakeholders in the implementation process. .................................... 63

4.16 costing ..................................................................................................... 64

CHAPTER FIVE ..................................................................................................... 66

Monitoring And Evaluation ................................................................................. 66

5.0 overview ........................................................................................................ 66

Stages of monitoring and evaluation ................................................................ 68

5.4 Implementation guideline. ............................................................................. 68

5.4.1 Site and environmental management plan ................................................... 69

Conclusion and recommendations........................................................................ 71

AREAS FOR FURTHER RESEARCH ........................................................... 72

BIBLIOGRAPHY ............................................................................................... 73

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LIST OF FIGURES

Figure 1 Conceptual frame works ........................................................................... 27

Figure 2: 3-1 ............................................................................................................ 28

FIGURE 3Figure 3-2 Segregation of residential area in Nairobi, 1909 ..................... 30

TABLE OF MAPS

MAPS 1Map 4-2:section of layout plan for comprehensive redevelopment plan ...... 53

MAPS 2Map 3.4: Phases of redevelopment ............................................................. 55

MAPS 3Map 2-1 a map showing the lay out of the preferred integrated comprehensive redevelopment plan ......................................................................... 58

LIST OF PLATES

PLATES 1.the original site of 6north apartments ..................................................... 21

PLATES 2.-2 the floor plans ................................................................................... 21

PLATES 3Plate 2-3.the neighbourhood character of the 6 North apartments ........... 21

PLATES 4Plate 2.4 the developed buildings of the estate. ....................................... 22

PLATES 5Plate 3-1: Secondary drainage ................................................................ 33

PLATES 6Plate 3-2: Trees ...................................................................................... 33

PLATES 7Plate 3-3: Grasses ................................................................................... 33

PLATES 8Plate 3-5: Extensions .............................................................................. 37

PLATES 9Plate 3.6-: Commercial facilities ............................................................. 38

PLATES 10Plate 3-7: Ziwani A.I.C church ............................................................ 39

PLATES 11Plate 3-8: Condition of the infrastructure .............................................. 41

PLATES 12Figure 3-9,solid disposal in on the road side ......................................... 42

4-2 detailed site plan plate 4-3 aerial view of the redeveloped estat. ........................................................................ 53

PLATES 14 plate 4-5 conceptual typologies middle income housing Plate 4-6 a cross section developed middle income houses ...................................... 53

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PLATES 15Plate 4-3b: spatial plan of the redeveloped estate .................................. 58

PLATES 16Plate.4-3a Ziwani estate ........................................................................ 58

LIST OF TABLES

TABLES 1Redevelopment process ............................................................................ 7

TABLES 2Table 3-1 Inter-war Municipal Rental Housing ...................................... 30

TABLES 3Table 3-3: Marital status of the respondent ............................................. 35

TABLES 4Table 3-5 Income status of the respondents ............................................ 35

TABLES 53.1.5 Land use analysis .......................................................................... 36

TABLES 6Table 4-1 The expected out put and indicators........................................ 46

TABLES 7 4-6 The following is the implementation schedule ................................. 61

TABLES 8Table 4.6 costing and resource requirements. ......................................... 65

TABLES 9Table 5.1 Indicators of project success ................................................... 66

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CHAPTER ONE

1.0 Summary of the main findings in the development project.

• Deteriorated house units. The housing fabric in Ziwani is at the worst as the

houses are worn out and in bad state of disrepair.

• Malfunctioning infrastructural and community facilities. Most of the basic

infrastructural facilities are not functioning as most of the sewerage system is

blocked and has not been repaired for long period of time.

• There is a lot of land which is not utilized land in Ziwani, leading to idle

land which is mostly used as dumping sites by the residents and the other

spaces just grow grass with no care given to it.

• Deteriorated temporary extensions. These extensions are now the main

feature of ziwani these are done to accommodate the ever increasing

population of the estate, the extensions pose a new form of danger to the

environment and the residents.

• Poor solid waste disporsal.Solid waste is not well managed leading to people

resulting to up hazard kind of solid disposal leading to very bad levels of

environmental pollution.

• Serious lack of security despite their being a police post in the area.

• Inadequate housing stock The current population of the Ziwani is

approximately 12000 people, and the estate was initially planned to have only

3000 people this means that there is a serous deficiency in the provision of the

housing function.

• Lack of privacy between the adult parents and their children because of the

being compelled to share single rooms.

1.1 Summary of the main recommendations of the of the planning research project

The research established a problem of dilapidated and decayed residential estate, this

situation requires multifaceted approach in the in addressing this problems.

The approach takes planning perspective in addressing this malice. It puts together and into

acute perspective the visions of the residents and the actors while observing with concern the

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role played by the city council, the civil society, the private sector players and the people of

Ziwani. The main recommendations include.

Comprehensive redevelopment. This will endeavor to completely demolish all the housing

fabric and come up with new designs that are more realistic to the housing challenges of this

century.

Rehabilitation approach. This entails the renovation of the infrastructure of all the existing

housing fabric to a more usable state. It assumes that the buildings and its infrastructure are

well and can be used again for a reasonable period of time.

Privatization approach. This will involve the selling of the e3atate by the city council to an

able private investor, who will develop the estate who will then provide the housing function

according to the market forces. This option will ignore the plight of the residents Ziwani and

therefore not the best.

1.2 Planning development project title: Redevelopment of a sustainable Ziwani estate.

1.3 Justification of the project.

The redevelopment approach is the best option given the kind of housing that is ziwani estate

is unacceptable and has completely been overtaken by events. It no longer serves the housing

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Function properly. It is therefore necessary to redevelop ziwani estate so as to make the estate

able to accommodate the pressure of population increase which has resulted to people

building their own unacceptable houses like the mabati houses. This has changed the image of

the estate to that of a slum (unplanned settlement). The serious changes in the neighborhood

of the estate comprising of upcoming shopping malls in the Eat sleigh area. The

redevelopment of the Punwani area to high-rise type of houses pressurizes Ziwani to

redevelop to meet the challenge of urban sprawl and population increase that the current

housing fabric can not accommodate. The possibility of Ziwani being part of the CBD of the

city is high in the coming years and serious consideration need to be given in the direction of

development in Ziwani is to take.

1.4 Location and coverage.

The project site is located within Ziwani estate. It starts form the Kariokor roundabout in the

chiefs’ camp bounded by Muga Street to the east, Gen Waruinge Street to the north and

Kinyanjui Street to the north, the area coverage is approximately 20,000M2

1.5 Goals and objectives

Overall objective

To achieve a sustainable integrated residential estate in Ziwani.

Specific objective

• To adequately improve the housing units and its related infrastructure.

• To ensure optimal utilization of available land.

• To develop strategies that realistically solves the housing problems in Ziwani.

1.6 Assumptions of the development project

This development project assumes that the housing problems in Ziwani estate are manageable

and can amicably be improved.

That the people of Ziwani estate are uncomfortable with the current housing situation and

wish to change to a better and dignified housing.

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1.7 Methodology

This is the procedure used in conducting the study which includes the techniques and

instruments that will be used to collect and analyze the data required for the purposes of this

study. It also outlines the sources of such data, the time frame for collecting the data, the

subjects from whom the data is to be sourced from, the cost of the research process and the

expected output.

For the purpose of this study, the populations from which primary data will be sourced include the residents of the area, (i.e. business enterprises and households adjacent to the estate). Other sources of primary data include the Nairobi city council, relevant government ministry, Construction Company. 1-13 Methodology for the Project Study This gives an account of how the study was carried out to the practical stages

involved in the execution of this project, from data collection to the actual realization

of project objectives through implementation.

1.7.1 Data Types and Needs

Data for this development project is classified into two broad categories. This

basically refers to primary and secondary data. Primary data includes site specific data

that involves the development character of the area, current design features,

physiographic characteristics of the area opportunities and constraints for the

development of the site and the general traffic flow analysis. However, secondary data

entails information gotten from written literature that dictates the development of the

study area. This data includes case studies whose improvement characteristics are

similar to the study area, planning policy, design guidelines and standards.

The primary data will be sourced directly from the field. The techniques employed for

the same purpose include;

- Use of Written Questionnaires which will be administered to respondents.

The written questionnaires are to be presented to the relevant subjects to be

filled or administered from door to door within the settlement.

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- Conducting Oral Interviews which involves questioning respondents either

individually or as a group and their answers written down.

- Observation involving systematic selection, watching and recording of

characteristics and behavior of subjects and phenomena relevant to the study

at scheduled intervals. This process will entail carrying out site inventories to

establish baseline information as well as the entire built up area.

- Questioning Key Informants for information concerning construction of the

bypass in the study area. Such include municipal council officials and ministry

of roads officials.

- Mapping and Photographing to mark out the layout of the study area and to

enhance the situation of space organization where the bypass passes.

- Secondary data will be obtained through literature review of available

works on construction and effects on adjacent area. Such include reports,

books and journals, government publications maps and other scholarly

documents from relevant authors. The sources of the above secondary

sources include libraries, government offices, media and the Internet.

1.7.2 Data Sources

Primary data that is made up of site specific as mentioned above was collected

directly from the study area and its immediate environs. Secondary data (the details of

which are mentioned above) was collected from written literature. These sources did

include official government publications, design manuals, physical planning

handbook, Acts of Parliament, journals and internet.

1.7.4 Data Analysis

The data collected was critically analyzed so as to find out the extend to which the

current situation is a problem if no interventional measures are taken in terms of

answering the two questions of how and when it is a problem. Besides, there was

focus on opportunities and constraints for the development of the study area. This

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therefore involved Cost Benefit Analysis, use of SPSS and general spatial

comparison.

1.7.5 Data Presentation

The data collected is presented in the form of this project report, photos, tables, maps

and sketches, Plans and spatial models at varied scales.

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CHAPTER TWO:

LITERATURE REVIEW

2.1 CONTEXTUALISING REDEVELOPMENT

Redevelopment is a major component of urban renewal. It is perceived as the rehabilitation

of rundown areas of the city by redesigning improving the functionality of the of the existing

fabric,remoldelling of the existing buildings while at the same time conserving the

environment (Abbot,1987)the major tools for urban renewal are rehabilitation and

redevelopment. Redevelopment is therefore the ultimate tool for urban renewal, it comes

when rehabilitation and conservation fails to achieve the desirable change and also the

accommodation of the changing technology. It involves complete demolition of an area with

new layout and different designs.

Redevelopment has social and economic benefits as it creates new opportunity to provide

proper structural layouts and facilities and is able to provide functional zone, in the social

aspects redevelopment creates an employment opportunity. The economic regeneration

programmes are possible and the local Authorities are able to expand the revenue base as

areas become more manageable

The redevelopment process takes the following shape

TABLES 1 Redevelopment process

1ST STAGE 2ND STAGE 3RD STAGE 4TH STAGE

ASSEMBLAGE OF LAND RELOCATION SITE CLEARANCE CONSTRUCTION

SOURCE: Mwaura, 2004

The major challenge of redevelopment is the interest that this kind of project generates from

the various quarters of the society these may act as major impediments in the redevelopment

process they include, Political interests and influence, laxity in plan approval and poor

implementation practices, and weak financial institutions. Displacement of the low income

groups which attracts great political interferences as they are perceived to protect the interests

of the threatened groups who are actually their potential voters.

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2.2 POLICY ANALYSIS.

2.2 .1 Agenda 21

Agenda 21 recognises and stresses the need for urban development to be improved especially

the residential areas so as to improve and dignify their lives. This fields the proper urban

management by the application of the urban guidelines especially in the land management.

The areas of major concern include the urban environmental management, infrastructure

management and municipal finance and administration. It calls for the city planning strategies

that address the environmental and social issues by reducing the full costs of the

environmental and other services of high standards especially those that are essential like

adequate and safe water supply, sanitation, waste management, roads, telecommunications

among other concerns like security and others, this will be the guiding principles in the

redevelopment of ziwani.

2.2.3 Sessional paper No.3 on the National housing policy for Kenya, 2004

The paper was made in 2004 and it recognised the housing demand in Kenya grossly

outstripped the supply, on redevelopment, the policy encourages integrated approaches to

housing provision giving emphasises on the protection of the environment. It encourages

proper estate management to avoid reduction of housing stock, development of the local

authorities and corporation between the government and the neighbourhoods associations.

Other actors that are indentified as crucial in the provision of housing developments will

participate in the redevelopment process of Ziwani estate include and other old residential

neighbourhoods :the central government, non-governmental organisations, the private sector,

financial institutions,corporatives and all the professionals in the built environment and the

research institutes.

2.2.5 The Nairobi Metropolitan

The metropolitan plan for Nairobi and its environs realise the need for organised planning for

the residential neighbourhoods that matches the challenges of the 21st century. Ziwani being

in this region has a big role to play as it is one of the prime residential Estates near the city’s

CBD and therefore when viewed with a bigger perspective of the metropolitan then in the

redevelopment of the Ziwani estate must consider the important the important role that this

Estate is about to play in the city and also from the metropolitan function. Emphasis on new

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housing to accommodate the changing need of the metropolis demand as the numbers that

need to be housed soar, deliberate effort should be made in order to avoid an imminent chaos

of housing. The enactment of the housing bill, 2008, a bill that is so crucial in the tackling the

serious housing needs in Nairobi.

2.4 legal frame works

2.4.1 The constitution of Kenya and land acquisition act 295

The constitution offers protection in the land acquisition act from deprivation of property at

section 75; it states that

‘No property of any description shall compulsorily taken of acquired except in the interest of

defence, public interest, public order, public morality, public health, town and country

planning or the development of property so as to promote the public benefit’.

The land on which Ziwani is located can therefore be, if need arises, be acquired by the

government for the development exercise as for the above reasons redevelopment being one

of the reasons squarely in the public benefit if Ziwani is to be developed to meet the standards

that are required the 21st century.

2.2.2 The Local Govt Act 1968

This act provides for the creation of local Government under the local authorities are made

with defined rules and regulations upon which they operate within their confines. This act

empowers every local authority of all levels to disallow and control devepment of land use

and building in certain ways in the interest of proper and orderly development inn any of the

given local authorities jurisdiction.(section 166).The local authorities are too empowered to

:make laws in respect to all matters necessary for maintaining health, safety and well being of

the residents of the locality, prohibit and control the subdivision lf the of land and existing

buildings into smaller areas; regulate sewerage and drainage and may cause sewers drainage

and pipes to be made,laid,deepened and or maintained. This act will be crucial in the

development of the infrastructure and sewr4age system in the estate.

2.3 The Public Health Act

The public health act makes the necessary provisions for securing and maintaining health of

the public residential area .Particularly section 26 of the act deals with the neighbourhood

development regulations. It provides for proper lighting, ventilation and removal of rubbish

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from settlement areas, drainage of land, streets or premise and disposal of the Dwellings on

the land.

This will be one of major guiding legislations in the redevelopment of Ziwani estate as this is

projected to be a development of mixed use and how this integrated function will fit into each

other will be of major consideration to the planners and all those who are involved in the built

environment.

2.2.4 The Environmental Management And Co-ordination Act (EMCA, 1999)

The act requires that environmental impact assessment be done before its redevelopment.

Section 68 NEMA is responsible for the carrying out of the audits of all activities that are

likely to have significant effect on the environment.

Environmental impact assessment refers to the critical appraisal of the effects of the project

on the environment before it implementation. In redeveloping Ziwani estate this will be very

important in evaluating the effect of the activity on the surrounding.

2.2.5 The Physical Planning Act 1996 (Cap 286)

The physical planning act (cap 286) is the statute in which physical planning derives it

legitimacy. To embark on this project a physical development plan need to be prepared to

provide a wide framework upon which development in the selected area would adhere to.

Redevelopment plan as provided in the physical development act, provides a broad land use

frame work illustrating and co-ordinating policy or renewal and guiding both the public and

private redevelopment activity. The act provides for extensive consulting to all the parties that

are likely to be affected directly or indirectly by the redevelopment process.

The roles for the authorities to the development exercise of Ziwani estate includes, ensuring

proper execution of the redevelopment project

2.3 Regulatory Guidelines, Planning and Design Standards

2.3.1 Design principles: physical planning handbook and Zoning.

These provide development guidelines on both urban and rural developments. It’s important

to mention that the existing physical planning hand books in Kenya have not been gazetted.

These planning handbooks offer guidelines which are important in the redevelopment process

in Ziwani estate.

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There are also Zoning regulations that from the City Council of Nairobi which give the

guidelines for regulations on land use by the there broad categories of classifications such as

residential and commercial use.

The physical planning handbook 2002 provides for the residential neighbourhoods should be

adequate in terms of basic community facilities and boarded by principles through roads. The

population. Of ma neighbourhood should be able to provide essential services to the physical

entity.

2.3.2 Land Allocation

Ziwani estate is belongs to a medium density residential estate should have land use

allocation as below given the special location upon which it stands within the precinct of the

CBD of the City of Nairobi.

Given the times and changes that are happening within the CBD of the city of Nairobi, where

most official functions are locating outwards. Ziwani estate might not be able to

accommodate the all of the mentioned housing typologies, and the most recommended is a

multifamily dwellings so that this ca be able to take care of the large population that is in

Ziwani today and the influx which will be attracted by the redevelopment of Ziwani to a

modern estate where gentrification is likely to occur given the closeness of the estate to the

city and every mi8ddle income person would want to locate next to the work areas and would

want to avoid the renown traffic jam of Nairobi city at all costs

2.3.4 Land Policy Principles

Land Policy Principles address the essential values, which the society seeks to promote and

preserve. The principles have been drawn from various sources including the deliberations of

the Constitution of Kenya Review Commission (CKRC), the report on the Commission of

Inquiry into the Land Law System in Kenya (the ‘Njonjo Commission’), the report of the

Commission of Inquiry into the Illegal/Irregular Allocation of Public Land (‘Ndungu

Commission’) and the proceedings of the National Civil Society Conference on Land Reform

and the Land Question. These will be some of the basic considerations in the redevelopment

process in Ziwani process. They include:

a) Equitable access to land; b) Secure land ownership; c) Effective regulation of land development; d) Sustainable land use; e) Access to land information;

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f) Efficient land management; g) Vibrant land markets; and

h) Transparent and democratic administration of land.

2.3.5 Guiding Values of the Process redevelopment

In view of the emotive nature of the land question and redevelopment in Ziwani estate, the

redevelopment process according to the physical planning act should to be:

a) Consultative

b) Participatory

c) Interactive

d) Inclusive

e) Consensus building

f) Timely and professional

g) Transparent

h) Gender sensitive

I) Innovative

j) Cost effective.

2.3.6 Site Planning Elements

Site planning is concerned with the preparation of the site for development before the actual

layout is done. The major concern is the physical environmental characteristics of the area

and the adjacent land developments are taken into consideration. Physical planning handbook

of 1992 provides for medium density residential estate like Ziwani, in its consideration of the

site as a site to be planned should influence the nature of re-planning in the design stage.

1) Cu -de-sacs

These are dead end streets, they usually do not give access beyond a given point in most

circumstances there should be a provision to not more than 10-12 residential plots it should

not be more than 60m in length and should have a turning radius of at least 15m in the inner.

2) Loop Street or crescent:

This is a variation of the cul-de sac but eliminates the necessity of a dead end and therefore

provides a continuous circulation in the residential areas and ensures easy access of properties

without road frontage.

Design standards for the provision of drainage systems.

Clause30 (1) of the drainage and latrines rules, a subsidiary law of the local government Act,

provides for the requirement of the construction of drains as

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A) Drains of 100mm internal diameter 1:40 and

b) Drains of 150mm diameter at 1:60

2.3.7 Design standards for the provision of public purpose facilities in the residential areas.

The public purpose facilities are an integral part of a residential neighbourhood. They include

health facilities, police post/patrol, base, religious facilities among others.

Health facilities

The preferred location of such facilities should be easily accessible by an ambulance and be

provided with basic infrastructural services such as water and electricity.

Police stations

Locations of police stations depend on the functionality of such stations. If administration is

the dominant feature of the station then they will be located in the district or main centres, but

generally y they should locate near the residential neighbourhoods.

The space requirements are as follows:

Police post…………… 5 Acres

Police post……………..2.0 Ha

Patrol base……………..0.2 Ha

In Ziwani estate the existing poli8ce police station will be demolished in order to design it

according toe the standards.

Religious institutions These include churches mosques, temples and shrines. Although they are essential place of

worship also comprise of other social–cultural facilities such as schools and dispensaries.

Hence when planning for them it is important that important provisions be given in for the

expansion an inclusion of these other functions. Due to the increased functions and use of the

church compounds during weekdays as education or health facilities. It is important to locate

them within the residential neighbourhoods. It is recommended that these facilities be

centrally located so as to be accessible by majority of the residents of such lines

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2.4 Case study I

2.4.1 Redevelopment of the 6 North apartments low income residential Estate in St.louis, Missouri. The 6 North Apartments

Background

This estate was constructed in 2006, The residential/mixed-use and mixed-income building is

located at the corner of Laclede Avenue and Sarah Street in St. Louis’s central west end. This

project majorly targeted low and middle income earners

The social economic and design of The 6 apartment

6 North Apartments is a three-story, 80-unit residential/mixed-use and mixed-income building

in a multifamily residential building. All of the project’s one- and two bedroom apartments—

as well as its common spaces, corner coffeehouse, street front live/work units, and gated

parking lot—are fully accessible by both disabled and nondisabled persons.

Major features incorporated at 6 North include stepless entries, open floor plans, front-loading

washers and dryers, front-mounted controls, adjustable-height counters and shelves, roll-in

showers, offset plumbing controls, lever door handles, rocker light switches, and high-

contrast colour and texture schemes.

The project contained 56 percent market-rate and 44 percent affordable units. It has been fully

leased, and eight units currently are occupied by households with at least one disabled

member.

The Site Considerations

6 North is located on an urban infill site one block from the St. Louis University campus (to

the east) and about six blocks from the Barnes/Jewish Hospital complex and the Washington

University Medical School campus (to the west). It also lies within a few blocks of Forest

Park (the second-largest municipal park in the United States), the Centre for Emerging

Technologies (a business incubator), and CORTEX (the region’s first wet labs dedicated to

converting biomedical research into usable technologies). Set at the convergence of multiple

bus routes and within a mile (1.6 kilometres) of a light-rail station, the site is easily accessible

by public transit.

15

Major factors leading to the redevelopment of The 6 apartment

Built in 1915, the St. Louis County Producers’ Market Building—a wholesale retailers’

produce market consisting of a brick edifice and five open steel shed structures—sat on the

site. After the farmers market closed in the mid-1970s, the building was used as office and

warehouse space. By 2003, it had been vacant for many years, and only one of the steel sheds

remained.

The building was demolished that year, but the steel shed was salvaged and retained in what

has become the 6 North parking lot. This large, metal Tinker Toy–like structure essentially sat

at the centre of the tight, urban site, requiring contractors to work around it as they built the

new project.

The types of unforeseeable problems often found in urban infill sites presented themselves at

6 North; for example, even after extensive testing showed no soil problems, contractors found

a 30-by-30-foot (9.2-by-9.2-meter) sink hole created by an old grease pit, which had to be

filled with concrete.

Decay was discovered in the steel shed structures below asphalt level, and some of the steel

had to be replaced; round concrete pillars also were placed around the bases of the steel

supports to add stability.

The owner contributed $50,000 toward public infrastructure improvements along Laclede

Avenue, which were completed while 6 North was under construction.

Development And Construction Process

The 6 North project was the brainchild of Paraquad, Inc., a private, nonprofits centre founded

by disability advocates Max and Colleen Starkloff in 1970 that is dedicated to providing

independent living services for those with disabilities. Since 1997, Paraquad had owned and

managed the Boulevard Apartments on Forest Park Avenue, which provided subsidized

housing for disabled residents.

In 2000, the U.S. Department of Housing and Urban Development (HUD) condemned the

structure because of safety and other issues. After determining that renovating the structure to

meet current HUD requirements would be prohibitively expensive, residents were moved to

other buildings, and Paraquad and local politicians began the search for replacement housing

that would allow disabled residents to live independently.

16

$1 million was secured for the redevelopment project in the fiscal year 2002 VA-HUD

appropriations bill and an additional $500,000 in HUD funding in 2003. Rather than

incorporating a specific number of units that would be accessible to disabled residents, the

entire structure would be equally accessible to individuals of all ages and abilities. By

removing the stigma of “handicapped” or “special needs” housing which was the view of

many resident outsiders, UD offers a more mainstream approach to providing housing that

meets everyone’s long-term needs.

Conceptualisation of the of design process

The UD concept was considered from the beginning, encouraging the design and

development team to explore a wide range of creative options to ensure that UD features were

incorporated into every aspect of the project, often in ways that made them invisible to the

able bodied.

This open-minded attitude was an important factor in keeping the project on target, on time,

and within budget. Trivers Associates, a multidisciplinary architecture, planning, and urban

design firm, to design 6 North were contracted to do the design work. The design process

began in May 2002, and five months later, Construction commenced in October 2003, took 14

months, and the project was completed in December 2004.

The principles of sustainable development applied in The 6 apartments.

The centre, in collaboration with a consortium of practitioners from throughout the United

States, developed seven principles of universal and sustainable design.

The principles were as itemised

v Equitable use. The design is useful and marketable to people with diverse abilities.

v Flexibility in use. The design accommodates a wide range of individual preferences

and abilities.

v Simple and intuitive use. Use of the design is easy to understand, regardless of the

user’s experience, knowledge, language skills, or current concentration level.

v Perceptible information. The design communicates necessary information

effectively to the user, regardless of ambient conditions or the user’s sensory abilities.

v Tolerance for error. The design minimizes hazards and the adverse consequences of

accidental or unintended actions.

17

v Low physical effort. The design can be used efficiently and comfortably and with

minimal fatigue.

v Size and space for approach and use. Appropriate size and space are provided for

approach, reach, manipulation, and use, regardless of the user’s body size, posture, or

mobility.

Planning And Design Process

The decision to make 6 North the first 100 percent UD multifamily project created extensive

opportunities as well as significant challenges throughout the entire redevelopment process.

The site plan and unit designs had to be accessible to, usable by, and attractive to a wide

range of potential users, including those with mobility issues, audio and/or visual disabilities,

and children and adults of all ages.

The design and development team began meeting early in the design process and worked

together throughout the design and development phases.

No parking was provided for retail users, although ample street parking generally is available,

and two street spaces were reserved for disabled patrons.

Although the original building on the site was completely demolished, the design of the new,

three-story, red brick structure reflects the industrial vernacular of nearby buildings, and its

massing and style complement the surrounding neighbourhood. Grade difference issue was

resolved through the installation of planting strip, which separates the more public section of

the sidewalk from that directly in front of the live/work units.

Approvals Redevelopment Works

The community was quite nervous about what would be built on the 6 North site. Although

the existing abandoned buildings were considered an eyesore, neighbours were concerned

about the size and uses of what would replace it. The transitional neighbourhood contains

both industrial and residential uses (including single-family and multifamily housing), and

residents wanted walk-able retail uses but worried that housing for low-income and special-

needs residents would lower their property values. Recognizing the importance of creating

activity on the street, the design team addressed these concerns by placing live/work units

(which could be used as retail, office, or a combination of commercial and residential space)

at street level, along the Sarah Street facade. These units are occupied by service-oriented

commercial uses that currently include a stationary store, a catering service, and an

18

architectural office. Two live/work units at the corner of the building were combined to create

the Six North Coffee Company, which has become a popular gathering place for

neighbourhood residents.

Throughout the design process, members of the redevelopment team consulted with the local

alderman, the Central West End Association (a non-profit organization dedicated to

maintaining and enhancing the area as a desirable and diverse urban residential, business, and

institutional neighbourhood), and various other area and neighbourhood groups on the

building’s design and the need for retail services. The tax abatement entitlement process also

required public hearings and approval by a subcommittee of St. Louis’s board of aldermen.

Gains Of The Redevelopment Process

Removing the blighted building on a key corner in a transitional area of St. Louis and

replacing it with residences and street-level businesses has increased redevelopment activity

on adjacent land parcels and spurred a substantial increase in the city’s income and property

tax bases, as new residents and businesses are attracted to the area. And 6 North continues to

serve as a demonstration project for universal design; designers, developers, and planners

from throughout the country and around the world still visit the site to learn about the

feasibility of and challenges involved in creating redevelopment projects elsewhere.

Experience Gained In The Redevelopment Process

• Flexibility was key to obtaining the approval of the community while keeping the

project financially and physically viable.

• After a retail tenant (the coffee shop) was identified, two planned live/work units

were combined to create space for this tenant and another was transformed into a

fitness centre for the building’s residents.

• Cost is always a consideration when building affordable housing, but because 6 North

was a demonstration of the full range of redevelopment principles, the project

averaged about $7,000 more per unit than a traditionally designed project.

• Although preserving and building around the steel farmers market shed was

expensive, time consuming, and problematic, the development team believes that

retaining it was ultimately beneficial to the project. The structure, now lit at night,

serves as a landmark and a reference to the property’s past.

• While the design and development team did not specifically plan 6 North as a smart

growth or new urbanist project, smart growth, and new urbanist goals clearly

19

complement each other, and 6 North addresses many smart growth/new urbanist

objectives through its mix of uses, density, urban infill development, and

accessibility.

Table 2.10 project Data and land use information is summarised in the table

below from A_F

PROJECT DATA

LAND USE INFORMATION

Site area (acres/hectares): 1.66/0.67

Percentage complete: 100

Gross density (units per acre/hectare): 48/119

Number of off-street parking spaces: 87

LAND USE PLAN

Use Acres/Hectares Percentage of Site

Buildings 0.66/0.27 39

Streets/surface parking 0.70/0.28 42

Landscaping/open space 0.30/0.12 19

Total 1.66/0.67 100

RESIDENTIAL INFORMATION

Unit Type

Number of

Units

Area

(Square Feet/

Square Meters)

Percentage

Leased

Initial Rental

Prices

A: Market rate

One bedroom, one bathroom

12 743/69 100 $850

B: Market rate


14 657/61 100 $685

C: Market rate

Two bedrooms, two bathrooms

16 1,050/98 100 $975–$1,100

20

D: Live/work


3 1,100/102 100 $1,100–$1,600

E: Income restricted


21 640/60 100 $474–$628

F: Income restricted

Two bedrooms, two bathrooms

14 930/86 100 $617–$756

REDEVELOPMENT SCHEDULE

Planning started: May 2002

Site purchased: May 2003

Demolition and construction started: October 2003

Sales/leasing started: September 2004

Project completed: December 2004

Source: www. The 6 North Apartments.com

Lesson learnt from the study

• That redevelopment programme in Ziwani estate should be in phases in order to

achieve minimum displacement of people.

• The residents of Ziwani estate will be required to participate in the redevelopment

process in order to avoid any misunderstanding and confrontation that might arise

during the construction process.

• Low cost housing units can be achieved through the unity of all the stakeholders and

the and also with the help of the government.

• The beneficiaries of such redevelopment projects should actually be the targeted

group in these case Ziwani residents.

• Its only proper partnerships that can actually work in the redevelopment process

given the huge amount that need to be committed for such projects and this can also

be applied in Ziwani estate to achieve results.

• In the redevelopment process there is need to have different incomes groups be

planned together with the low income people ,this will give a chance to the have

mixed income residential estate which is more viable in the case of ziwani

21

PLATE’s 1.the original site of 6north apartments

Source www.java scripts .com

PLATES 2.-2 the floor plans


PLATES 3 Plate 2-3.the neighbourhood character of the 6 North apartments


The steel structures that dominated the original site

The floor plans of the new designed buildings

The neighbourhood character of the estate

22

PLATES 2.4 the developed buildings of the estate.


Case study two

Residential redevelopment of Melrose Common South Bronx of New York

This was a housing project to provide housing for the low income earners area in the South

Bronx of New York In August, 1990, On paper, the plans appeared fine - proposing the

creation of 2,600 new units of housing, 250,000 square feet of new commercial space, the

creation of a centrally located 4 acre park, and a realignment of the street system. Most son

the people who lived here were people, primarily of African American and Latino descent,

with a median family income of less than $12,000 a year - couldn't have been less suited to

the proposed plan

The people of the neighbourhood knew that a plan was being developed and that it would

lead to a certain amount of displacement (the Draft Environmental Impact Statement

identified 78 homeowners, 400 tenants and 80 businesses with 550 employees that would be

displaced). There was further possibility that large tracts of land would be bulldozed to make

room for new housing which most of the current residents would never be able to afford the

new housing. A comprehensive view of the plans, however, was never shared with

neighbourhood residents, and people had to rely upon rumours as their only source of

information however the residents were not formally informed about these aspects of the

plans.

People in the community began to gather together to discuss the developments in their

neighbourhood. Public meetings were held in which homeowners, tenants and businesses

The magnificent buildings of the new estate and its immediate surrounding environment.

23

united in their anger over the lack of consultation on changes that would affect all aspects of

their lives. The neighbourhood residents decided one crucial thing - they were not going to

allow the city to roll over them given the location of their residential estate to the city, and

they were going to become an active part of the development in their area.

From this vision came the formation of Nos Quedamos - meaning "we stay" - a committee of

the Bronx Center project made up of neighborhood citizens dedicated to organizing and

planning for Melrose Commons. When the draft of the city's plan was finally presented to the

community, the residents of the South Bronx had numerous objections.

The people's concerns included:

v The affordability of the proposed developments;

v The in- opportunity for existing businesses to expand

v The inclusion of services (health care, senior citizens, youth, libraries) not present in

the community

v The inappropriateness of the designated open space;

v The realignment of the street pattern that did not account for the way the streets were

actually used;

v The quality of the proposed construction and the appropriateness of the building

materials; and the future of the community for further expansion of municipal

services.

With the initial assistance of the Bronx Center project, Nos Quedamos quickly became a

diverse, inclusive group of community residents as well as municipal representatives. At the

request of the Bronx Borough President, the community was allotted time to formulate an

alternate development plan. Furthermore, the Departments of City Planning and Housing,

Preservation and Development agreed to abandon the existing plan and to sit down with the

community on a weekly basis to develop a new plan that was truly representative of the

people's needs and concerns.

A combination of working sessions and community meetings allowed residents to dialogue

and express their opinions on the neighborhood planning. "Outsiders" to the neighborhood

were also often given walking tours of the area to obtain a better perspective of the issues at

play. The Bronx Center community organization assisted greatly with technical and design

aspects of the revitalization plan.

24

The goals that emerged from these participatory working sessions were broad and directly applicable to the unique Melrose Commons neighbourhood:

• To provide a framework for the redevelopment of the area that respects the existing

community by bringing the community in as a partner in the development of the plan

• To provide services - health, cultural and educational, recreational and commercial

opportunities that are currently not available and to reinforce those that currently exist

and are desirable

• To support economic development anchored on the existing strengths and successes

that community residents, businesses and institutions have achieved

• To become a desirable place to live and conduct business for individuals from outside

the community who wish to locate here

Key principles in the redevelopment of Melrose Commons

• To cause no involuntary displacement of people

• To create open space that responds to the community's concerns of program and

security

• To respect the street patterns and movement systems within the community

• To turn Melrose Avenue into a "Main Street" in the community

• To permit a mixed income community to develop

• To develop a variety of housing options; And

• To encourage opportunities for residents and businesses to increase their earning

potential and expand their economic activities.

Essentially, people strove to promote development that would be sustainable, would

complement the existing infrastructure and the regional location, and would provide for future

growth and evolution. Ultimately, the people wanted to design strategies to buy people into

the neighbourhood rather than out of it.

Due to this collaborative planning process, Melrose Commons now has a comprehensive

mixed-use, mixed-income community plan that will help sustain the neighbourhood as it is

implemented, and, once fully in place, will be self-sustaining. The basis of the new

development plan values people's "sense of place" in Melrose Commons. As little

displacement as possible was the goal of the revitalization project, and in cases where

displacement had to occur for the plan to go forward, relocation within the community was

25

paramount. According to this plan, residents get credit for time spent in the neighbourhood

and their homes are valued resources rather than expendable buildings.

The residential redevelopments are designed to preserve the historical richness of the

community and provide affordable options for the people; multi-use open space that is visible

from the sidewalk and linked to existing schools or community garden; "greening" of

industrial areas with recreational space development; business development that will employ

community members enterprises such as an after school centre, health care services and

recycling projects.

Though the physical and economic foundation of Melrose Commons has been greatly

strengthened, the most important effect of the revitalization project has been the restoration of

people's sense of community and civic responsibility.

Through its work, Nos Quedamos established and has maintained a unique collaboration

between institutions of higher education, city and private sector planners; architects;

businesses; and local, national and international non profit and nongovernmental

organizations. This sustained and diverse collaboration has produced an unprecedented

amount of information sharing and resource exchange, benefitting all involved.

As the plans for the neighbourhood continue to be enacted, the residents of Melrose

Commons will ensure that their voices are heard by their community representatives as well

as their elected public officials.

Lessons Learnt From The Study Relevant To The Redevelopment Process Of Ziwani Estate.

1. To cause no involuntary displacement of people in Ziwani.

2. To create open space that responds to the community's concerns of program and

security

3. To respect the street patterns and movement systems within the community

4. To permit a mixed income community to develop

5. To develop a variety of housing options; And

6. To encourage opportunities for residents and businesses to increase their earning

potential and expand their economic activities.

7. To incorporate both the residents, political, business, and professionals in the

redevelopment process to facilitate the acceptance of the suggested redevelopment

plans.

26

2.4.2 Conceptual frame work

Clear understanding of the redevelopment process is critical as it reduces friction among those

who are directly affected and those indirectly affected the structure that is most precise in the

redevelopment. From the ongoing it is clear that the redevelopment process is a serious

process that needs to be handled with a lot of consultative mind. This process should therefore

consider primarily the wishes of the residents of the Ziwani estate.

Essentially, people of Ziwani estate will strive to promote development that would be

sustainable, would complement the existing infrastructure and the regional location, and

would provide for future growth and evolution. Ultimately, the people wanted to design

strategies to buy people into the neighbourhood rather than out of it.

Although the original buildings on the site will completely be demolished, the design of the

new, three-story, should reflect the industrial vernacular of nearby buildings, and its massing

and style complement the surrounding neighbourhood. Therefore it is important note that the

redevelopment of Ziwani estate should provide a framework respects the existing community

by bringing the community in as a partner in the development of the plan and to provide

services - health, cultural and educational, recreational and commercial opportunities that are

currently not available and to reinforce those that currently exist and are desirable.

It should also support economic development anchored on the existing strengths and

successes that community residents, businesses and institutions have achieved hence

becoming a desirable place to live and conduct business for individuals from outside the

community who wish to locate in this estate.

A unique collaboration between institutions of higher education, city and private sector

planners; architects; businesses; and local, national and international non profit and

nongovernmental organizations will be important in the redevelopment of Ziwani estate . This

sustained and diverse collaboration has produced an unprecedented amount of information

sharing and resource exchange, benefitting all involved.

Due to this collaborative planning process, Ziwani will have a comprehensive mixed-use,

mixed-income community plan that will help sustain the neighbourhood as it is implemented,

and, once fully in place, will be self-sustaining. The basis of the new redevelopment plan

values people's "sense of place"

27

Figure 1 Conceptual frame works

Source:Auther 2010

Population increase

Degenerated environs

Dilapidated house units

Grounded infrastructure

Non involvement ofNGOS, CBO,

NCC, in estate management

NEED FOR REDEVEPMENT

WAY FORWARD

Planning standards and design issues

Community participation in redevelopment process

Policy issues

Use of relevant policies to inform the process.

Institutional issues

Indentifying the major stakeholders in the redevelopment process

Increased densities with proper accessibility

Variety of typologies, with increased security through the fencing of the estates

Proper utilisation of land with increased plot ratios and coverage’s for higher densities

Aesthetic estate, with proper waste management system

Green environment through planting of trees along the fences, road network and any available spaces as well as planting flowers

SUSTAINABLE AND PROPERLY FUNTIONING RESIDENTIAL ESTATE

Under utilised land

28

CHAPTRE THREE6

SITUATIONAL ANALYSIS

BACKGROUND TO THE STUDY AREA

3.0 Geographical Location

Old Ziwani is located in Ziwani sub-Location, Ziwani location, in Kamukunji constituency in

Nairobi province. It is located less than a kilometre from the city Centre. The area is bounded

by Gen Waruinge road to the north and to the East, Ziwani market to the West, and the

Gikomba market to the south. It occupies an area of approximately 50 acres out of the overall

area of Ziwani of. Approximately 100 acres. The location of the study area is shown in the

maps below.

Figure 2: 3-1 regional location of the study area.

Source author 2010

3-1 Neighbourhood context of the study area

Ziwani estate borders Kariokor residential neighbourhood to the North, Pumwani to the East,

Pangani to the south and Hindu crematorium and Muslim cemetery to the North east.

Ziwani

29

Plate 3-1: Neighbourhood context of the study area

-

Source Google map

3.2 Development of East land estates

In 1918, Nairobi b was granted municipality status in. By the mid 1920's Nairobi was planned

as a settler capital with emphasis being laid on residential zoning strategy, but with racial

segregation (Mwama, 2002). The Africans with a population of 18,000 (60 per cent of the

total population) were expected to live in Pumwani and Ziwani location in an area that was

less than 5 per cent of the total area of Nairobi. (Emig and Ismail, 1980). Mwaura (2002)

notes that this marked the first attempts of planning for Eastland’s as a residential area for

low-income Africans.

In the mid 1920's, the area east of the Race Course Road eventually became the official

African residential area, as the plan for a settler capital had advocated. During the interwar

years, between 1919 and 1945, the colonial government whose policies were geared towards

rental housing, provided accommodation for Africans who were increasing in the city.

Starehe boys centre fields

Kariokor area

Starehe boys centre main admin centre

Pangani area

Gikomba market area

Ziwani Estate

30

FIGURE 3Figure 3-2 Segregation of residential area in Nairobi, 1909

Source: Mazingira Institute 1993,p 2

TABLES 2 Table 3-1 Inter-war Municipal Rental Housing

Estate No. Of Units Year Built Unit Size . Typology

Bondeni 110 1928 Single rooms Row Housing

Kaloleni (FQ) 46 1928 '1& 2 room units 1 & 2 Storey

Gorofani 896 1928-1950 1 & 2 room units Walk-ups

Ziwani 77 1929 Single rooms Row Housing

ShauriMoyo 1,022 1939-1946 Single rooms Row Housing

Ziwani 553 1941 2 rooms & Kitchen Row Housing

Starehe (infill) 318 1942 2 rooms & Kitchen Row Housing

Kaloleni 602 1946 1 & 2 room units 1 & 2 Storey

Total 3,683

Source: Adopted from Shihembetsa 1995 and Mwaura 2002

31

This region (Eastland’s) was also zoned out for African population based on the economic

justification that Africans were better if their residential areas were close to the source of

employment -the industrial areas and within town. The economic advantage in this

proposition was that commuting distance would be short and therefore they could easily walk

to and from the work places (Baini 1990)

3.3 Historical Background of old Ziwani residential neighbourhood

Ziwani traces its origins to 1930s. At the time it was put up to house African employees and

was known as the Nairobi Native Location. With its closeness to the city centre and the

railway tracks, Ziwani was considered ideal for the African workers.

Building houses for its employees to save on topping up their salary with house allowance

wasn't the only reason that drove City council to put up houses for its workers. Convenience

also played a key role. The Council wanted its workers, especially those who could be

summoned to work at any time, to live closer to the office. For instance low income workers

who worked as clerks, drivers, lived in Ziwani or Land mawe while the middle-African

workers lived in Makongeni. All the three estates were located just a few kilometres from the

city centre and were occupied by Africans.

Europeans, who were mainly in top-level management of the corporation, occupied spacious

homes in the Kileleshwa, Hurlingham, Upperhill and Parklands. Ngara and Pangani were

reserved for the Asian community.

(Minute from volume two of Nairobi Staff Quarter Ziwani Housing Estate, of 10th March,

1940.)

Government policy during the colonial era demanded that estates be mapped out and allocated

along racial lines. It was these guidelines that were used by the then City council to allocate

houses to their employee’s hence low income workers were housed in Ziwani Estate in the

1930s.

These houses were categorised into two classes. Class 1-3 houses were occupied by senior

staff, while Classes 4-6 type of houses were for junior employees. Usually, Class 1-3 houses

were larger in size of the rooms especially the living rooms and even had spacious

compounds compared to those in the second category (long block of small housing units

measuring 10 feet by 10 feet with communal bathrooms and toilets) to two bed-room houses.

32

One could never find an African living in Parklands or Ngara or an Asian or European living

in Ziwani. The situation only changed after Kenya got its independence and middle income

Africans workers and Asians moved into areas that were previously for Europeans while the

low income workers maintained their areas for example Ziwani.(minute from volume two of

Nairobi Staff Quarter Ziwani Housing Estate of 10th March, 1940.)

3.4 Physical and natural environmental characteristics of the study area.

The development project is based on the provision of housing facilities that are inn line with

the physiographic nature of the study area. These aspects include the climate, topography and

the existing drainage patterns.

3.4. Relief and topography

The study area lies at an average altitude of 1,620 meters above sea level and is generally

sloping from South to North and drains to the man-made drainage systems along Gen

Waruinge road. The contours are widely spaced hence the topography of the area is described

as relatively flat.

3.5 Geology

The Nairobi phonolite rock type covers a large part of Athi plains and extending Northwards

to Nairobi National Park and kiambu. Ziwani residential neighbourhood is located within this

region.

3.6 Soils

The study area is characterized by black cotton soils. The black cotton soils fall under the

Upper Athi Basin whereby the Athi Plains phonolites have weathered into black cotton like

substance of up to 3 feet in depth.

3.7 Drainage

The area is drained by a system of secondary drainage channels, which consist of open

channels located along the roads within the estate. The secondary drainage channels are in

poor condition as there are blocked with polythene papers hence the area is flooded during

rainy seasons. The excess of the flooding drains to the Nairobi River.

33

PLATES 4Plate 3-1: Secondary drainage

Source: field survey 2010

Also the area is poorly drained especially during rainy seasons due to the presence of poorly

drained black cotton soils which has high water retention capacity leading to stagnation and

water logging within the estate.

3.8 Vegetation

The vegetation in the study area consists of grasses and trees as shown below although not

natural most of these is planted vegetation:

PLATES 5 Plate 3-2: Trees

Source field survey 2010

34

PLATES 6 Plate 3-3: Grasses


The physiographic characteristics the development area is about to bring major development

challenge s as the area is poorly drained with black clay soil and is therefore the planning and

the designs of the area need to realise the nature of land that they are dealing with to avoid

collapse of the tall buildings due to weak geology of the development area.

3.9 Population and demographic characteristics

3.10 Population growth of Nairobi

Ziwani lie in Nairobi whose population has been increasing, during the 1999 census Ziwani

had a population of 7115 persons. (Kenya National population census, CBS)

3.1.1 Population structure and composition.

55% of the population is male while 45% is female (population census 1999). The age sex

distribution in different cohorts show high domination of the working age population

accounting to 42% while the population below 15 years and above 55 years accounting to

44% of the total population.

3.1.2 Cultural characteristics of Ziwani estate

Ziwani estate shows a mix of many communities of the Nation the Luos who the majority are

taking about 51% of the resident population followed by other communities like the Kikkuyu,

kamba, luhya and the minor communities. Each of the communities has enough space to

practise and to propagate their culture without interfering with the other,this has brought

about cultural cohesion and harmonious living within the communities living in this Estate.

35

3.1.3 Marital Status

Fromm the research project 71.7 % of the residents are married or has a family to take care of

while 28.3 % were single.

TABLES 3Table 3-3: Marital status of the respondent

Status Frequency Percent

Valid Single 17 28.3

Married 43 71.7

Total 60 100

Source: field survey, 2010

3.1.4 Employment status

From the research project majority of the people earn between Ksh.5, 500-10,500. Most of

them are involved in different informal activities. A number of them are employees from

different employers raging from the government employees from various ministries and

private sector some go for wok as far as industrial area a good number of them are engaged in

informal activities to supplement their incomes. Table 3-4: Income status of the

respondents by percentage

TABLES 4 Table 3-5 Income status of the respondents

Category percentage

Below 5,000 14%

5,000-10,000 75%

10,000-14,500 7%

Above 15,000 4%


The smallest percentages of people who earn above Ksh.15, 000 are employed as policemen

in Ziwani police post. These results are be useful in making a decision on the level of

affordability including the willingness and ability to pay for any planning intervention

exercise which could result in increased rent levels.

36

TABLES 53.1.5 Land use analysis

Land use percentage

Housing 40

Open spaces 35

Infrastructure and transportation 10

Informal commercial activities 5

Urban agriculture 3


It is important to note that the urban agriculture and informal commercial activities are

practised on the open space hence they are part of the open space

3.1.6 Housing

House units in the study area are the main land use in the study area taking about 51% of the

total land. This is inclusive of the temporary houses extensions put up to by the various

households. The temporary extensions are as a result of the increase in the population creating

a demand for more houses.

The main housing typology is row housing which are double and single rooms, they

constitute numerous detached blocks of houses,

Due to the fact that the single rooms measures 10 by 10 feet, their capacity is very low hence

some of the residents have built extension on the space meant for veranda as illustrated

3.1.7 Community facilities

The existing nature of the social and community facilities in Ziwani estate call for re-

planning. From he field study the location, adequacy and conditions of these services and

facilities which include health services, education facilities, commercial facilities, religious

facilities, social halls, open spaces and police station. The result of location analysis is as

indicated in figure 4.6 below:

37

PLATES 7 Plate 3-5: Extensions

Aerial photo showing serious extension of houses.

Source: field study 2010

3.1.8 Location of community facilities

The physical planning handbook points out those nursery schools in low income housing

should be within easy walking distance which is between 250-300 meters and they should not

front roads. The nursery school in Ziwani area abides by this provision because it's located

between 200-300 meters. The primary school is located outside Ziwani estate about one 400m

from Ziwani estate.

3.1.9 Commercial Facilities

The main service providers are informal sector entrepreneurs. The sitting of shopping

facilities in strategic places is an opportunity since about 86% per cent of the respondents

seek for the services within the estate. Majority of residents feel that the facilities be

integrated with housing and transportation network either vehicular or pedestrian circulation

38

PLATES 8 Plate 3.6-: Commercial facilities

Source: field survey, 2010

3.6.1 Education facilities

The education facilities are assessed in terms of the adequacy and condition of the nursery

school and primary. The physical condition is good. it is quite clear that the minority (26 Per

cent) of the respondents utilize the existing facilities while the majority (32 per cent) takes

their children outside Ziwani residential estate, although at a walking distance. It is

recommended that there is need to increase the capacity of the facilities based on the urban

population growth rate.

3.6.2 Religious Facilities

The provision of religious facilities is rated by about 93 per cent from the field study as good.

Although there were some who were Muslims sought for these services outside the estate

because there is no mosque provided while majority have their religious facilities located

within the estate and the city centre. The levels of adequacy are extremely high while their

conditions are also good.

This street is has numerous shops that serve the people of Ziwani and even other people from surrounding areas.

39

PLATES 9 Plate 3-7: Ziwani A.I.C church


3.6.3 Recreation Facilities

There are no specific recreational facilities in the estate

However this does not cater well for the entire family needs. As a result respondents seek

recreation facilities outside Ziwani estate especially within the city centre. Any planning

intervention need to adequately plan for recreation facilities within the estate and it should

cater for all members of the families.

Sports facilities are provided at the social halls where boxing, badminton, table tennis, darts

playing, and other indoor games are catered for.

3.6.4 Infrastructure Services

3.6.5 Electricity and Street light

There is minimal provision of power in this estate because only a few houses have access to

power and form the field research most of the installed house have been made through

personal tenant effort especially those that have stayed in those houses for more than 20

40

Figure3.7. Some of the social economic activities in Ziwani Estate

Mzee Onsongo fruit vendor (retired civil servant) came to Ziwani in 1957), during field study

(Source field study 2010)

Some of the informal kiosks in Ziwani Artisans making metal items (not licensed.

Part of the extension of the main buildings used as an hotel vis-à-vis residential

One of the numerous Green grocer in Ziwani estate to supplement the income of the Residents .

41

3.6.7 Roads

Roads in the estate are well provided for but most of then as repair to them has been missing

for many years of neglect are their worst condition. A similar problem is noted for the

pedestrian footpaths.

PLATES 10 Plate 3-8: Condition of the infrastructure

Source: field survey, 2010.

3.6.8 Storm water drainage

Storm water is collected in open concrete drains. The condition of the storm water drainage

channels is bad or very bad. The problem with the storm water drainage channels has multiple

causes such as vegetation overgrowth, dumping of solid waste material on them and over-

siltation. This situation often leads to blockage of storm water drainage and flooding during

the rainy seasons:

3.6.9 Sewer drainage system

These are also in bad condition as there are over full of foul water due to blockage, broken

sewer drainage pipes or misuse of the toilet facilities by the residents.

3.7 Solid Waste Management

Solid waste management in Ziwani estate is bad or very bad. This is attributed to the fact that

Ziwani residents lacks a central place for dumping their solid waste hence the residents ,dump

their waste in the open spaces as illustrated from figure 3-9 below.

42

PLATES 11 Figure 3-9,solid disposal in on the road side

Source: Auther 2010

3.7 The Institutional Framework/stakeholders

The common objective of stakeholders is to ensure that they are committed and

understand the benefit and values of redevelopment approach. Example of

stakeholders involved will be:

§ The residents of Ziwani estate

§ Local government/ Nairobi city council

§ Local administration (chief)

§ Community elders/ leaders

§ Political leaders ( Member of parliament and area councillor)

§ Formal and informal private sectors

§ Donors ( bilateral, multi-lateral agencies)

3.7.1 Role of various stakeholders in redevelopment approach

A. The residents Ziwani estate

Ziwani estate is an institutional housing estate originally developed by the city

Council for housing of its workers mainly the low income groups. In the

redevelopment project the residents will be important as they will be expected to

cooperate during vacating the house units so that redevelopment process will take

place. Also they will be required to attend meetings for decision making since they

will be the beneficiaries.

Solid waste dumped along the roads by households

43

B. Local government/ Nairobi city council

Ziwani houses are within the jurisdiction of Nairobi city council (NCC). NCC is

therefore required to approve the development plans for Ziwani houses to ensure they

abide by the stipulated city council standards. Also the involvement of NCC in the

redevelopment project will lead to legal and proper enforcement of by-laws .

C.Community elders/leaders

The community leaders and elders will be responsible in mobilizing the local people

in order to have the policies of redevelopment project implemented while the project

will be carried out.

D. Political leaders (Member of Parliament and area councillor)

It is true that in any project that involves people within a given constituency, there is

need for political will from the area Member of Parliament and area councillor. The

two will be important in influencing the decision of their constituents to follow a

particular route in development. In redevelopment project the two will be considered

necessary in the search for funds for the project in collaboration with NCC.

Informal-and informal private sectors

These institutions will help in project funding in collaboration with NCC.

3.7.2 The Legal and Regulatory Framework

The legal and regulatory framework for redevelopment approach will need the

following Acts:

The Physical Planning Act (1996), the Local Government Act (Cap 265), the Public

Health Act Cap 242), the Building Code Adoptive by-laws (1968), and the

Constitution of Kenya. As rightfully recommended by Murigi (1998), the inclusion of

all these legislative provisions in a single comprehensive Act will reduce problems of

coordination, interpretation and scattering of regulations in widespread Acts. This will

facilitate quick reference without recourse to other Acts.

44

The legal framework will seek to institutionalize the aforementioned involvement of

all stakeholders in the participatory planning and decision-making process in order to

make redevelopment possible.

3.7.3 The Financial-Framework

The redevelopment approach will require huge financial outlay in order to be

successful. The NCC together with political leaders (Member of Parliament and area

councillor), formal and informal private sectors and donors (bilateral, multi-lateral

agencies) will finance the redevelopment process.

3.7.4 Emerging issues

It is important to note with deep concern the development problems being

experienced in Ziwani estate. The vital areas that require immediate as action are

The houses units are already archaic and no longer serving any reasonable housing

functions and needs to be redeveloped.

Community facilities and infrastructure such as the roads, pedestrian walk way,

sanitation facilities solid waste management and storm water drainage are in bad state

of disrepair and therefore their is need to rehabilitate them or built them a new in the

redevelopment process.

This therefore justifies the need for planning interventions in the form of

redevelopment to in order to solve these challenges as well as provide integrative

mechanism of many other functions as is the case in the 21st century, accommodating

all aspects of sustainability to cater for the future generations.

This process, in the light of the redevelopment principles which according to the

physical planning hand book indicate the need for the redevelopment process to be:

Ø Equitable use. The design to be useful and marketable to people with diverse

abilities.

Ø Flexibility in use. The design will accommodate a wide range of individual

preferences and abilities.

45

Ø Simple and intuitive use. Use of the design will be easy to understand, regardless of

the user’s experience, knowledge, language skills, or current concentration level.

Ø Perceptible information. The design will communicate necessary information

effectively to the user, regardless of ambient conditions or the user’s sensory abilities.

Ø Tolerance for error. The design will minimize hazards and the adverse

consequences of accidental or unintended actions.

Ø Low physical effort. The design will be used efficiently and comfortably and with

minimal fatigue.

Ø Size and space for approach and use. Appropriate size and space are provided for

approach, reach, manipulation, and use, regardless of the user’s body size, posture, or

mobility.

This will be guided by the Ziwani residents concerns which include:

v The affordability of the proposed developments

v The in- opportunity for existing businesses to expand

v The inclusion of services (health care, senior citizens, youth, libraries) not present in

the community

v The inappropriateness of the designated open space;

v The realignment of the street pattern that do not account for the way the streets are

actually used;

v The ability and quality of the proposed construction and the appropriateness of the

building materials;

v The future of the community for further expansion of municipal services.

v The ability of the proposed change to support economic development anchored on the

existing strengths and successes that community residents, businesses and institutions

have achieved

v To propensity of the proposed redevelopment to become a desirable place to live and

conduct business for individuals from outside the community who wish to locate

here.

46

CHAPTER FOUR:

DESIGN AND IMPLEMENTATION OF THE PROJECT

The indicators of the design of the project will be acid tested by the way the it is going

to improve the living standards of the residents of the Ziwani estate in achieving the

major aspects of concern like the ,privacy, provision of infrastructure facilities and

proper utilisation of and an aesthetic estate, bearing in mind the major changes likely

to affect the further development of the estate given it proximity to the city centre,

proper means of waste disposal and increased dignity of the people by better living

environment free form the imminent danger of diseases from polluted environs. The

expected output as been summarised in the table below.

TABLES 6Table 4-1 The expected out put and indicators

Objectives Expected output indicators To adequately improve the housing units of the house units and its related infrastructure

-Construct good high-rise buildings with at least two living rooms. Construct a nursery school and primary school. -Construct pedestrian walk ways, road network system and storm water drainage. -Water and electricity installation. -Construct sanitation facilities each block of buildings having a separate but integrated drainage and sanitation system. -Fenced estate. -Plant grass on open spaces. -Plant good trees along the fence and pedestrian walkways.

-Increase privacy between the children and the parents. -Reduced walking distance to educational facilities -Improved living standards of the residents. -Reduced environmental degradation -Reduced human waste on the environment -Higher accessibility into and within the estate. -Improved health and safety improved environment and adequate water supply -Good looking estate, Reduced noise in the estate and Reduced soil erosion

To ensure optimal utilisation of land

Construct buildings that have plot ratio of 80% and the same ratio on plot coverage

Minimal open space

To adequately provide for solid waste

Having a central place within the estate for solid waste dispersal; hence NCC will be collecting the solid waste from there, or give the work to a private firm who might do the job better.

Reduced environmental degradation Reduced solid waste on the environment.

Source: Author 2010

47

Implications of situational analysis

The situational analysis was an eye opener to the development problems being

experience in Ziwani estate. The situation is for all purposes of definition bad .If the

situation is left as it is Ziwani will run down further to ‘a hell of a place’. Given its

relativity to the CBD, this will be a shame and failure of the various institutions to

secure a sustainable estate which reflects Nairobi city as a city in the sun.

Ziwani is expected to house a mix of people in the future, these calls for rethinking in

its redevelopment. The spatial organisation of ziwani should therefore reflect this

future. And in the replanning of Ziwani should provide for all people of different class

and disability if need be, this calls for an all inclusive kind of planning.

It is indeed necessary that this situation of housing menace being experienced in

Ziwani estate be reversed as this estate is now ripe for redevelopment to have a good

image of an urban residential estate. The conceptual, frame work shows the tht si

necessary for the development process to be achieved in Ziwani.

Ziwanis housing problem is not resoundingly a big problem for the authorities to

solve but I observe that it requires a determined mind to solve this problems. It is

therefore time to organise and not to agonise.

The residential redevelopments will be designed to preserve the historical richness of the

community and provide affordable options for the people; multi-use open space that is visible

from the sidewalk and linked to existing schools or community garden; "greening" of

industrial areas with recreational space development; business development that will employ

community members enterprises such as an after school centre, health care services and

recycling projects. Hence bringing development including employment opportunities for the

people.

Due to participative planning process, Ziwani will have a comprehensive mixed-use, mixed-

income community plan that will help sustain the neighbourhood if implemented, and, once

fully in place, will be self-sustaining. The basis of the new development plan values people's

"sense of place" in Ziwani. As little displacement as possible will be the goal of the

revitalization project, and in cases where displacement had to occur for the plan to go

forward, relocation within the community will be paramount. According to this plan, i suggest

48

that the residents get credit for time spent in the neighbourhood and their homes are valued

resources rather than expendable buildings.

Development Of Spatial Plans

Redevelopment may involve ether either retaining the existing land uses or coming

up with changed land use altogether. But in this redevelopment project to will involve

the changing if the land use altogether. According to the zoning regulations of the city

council Ziwani falls under the Eastland’s which is a comprehensive residential zone

therefore the while area will be taken as one plot and the coverage of the lots will be

at 80% accordingly.

This approach works with the reality that the current housing units, community

facilities, and infrastructure are highly dilapidated and require immediate action and

.it also acknowledges the fact that land that the facilities are standing on are not

optimally utilised and the this calls for the advocating for the total demolition of the

built fabric to give ay for the reconstruction of the new housing facilities using the

following alternatives.

4.2 Alternative one: comprehensive redevelopment approach

This will involve the demolition of the current housing fabric and replacing such with

new developments and housing fabric will be developed.

This alternative will house both the middle and the low income housing .the hopes

typologies will have different designs to accommodate the different kind s of people

who will be able to afford the different hose rents as the market may dictate. The

middle income group the houses will be have design of apartments of three floors

while those of low income group will have their floors increased to four or

five.100m2 -120m2 will be the minimum area of the one apartment of the middle and

low income levels respectively.

Houses will be integrated with commercial facilities on the ground floor while the

upper flows will be purely residential.

49

Other commercial activities together with the public purpose facilities such as police

post. Dispensary and mosque will be provided centrally within the estate for the easy

access by the resident of the estate.

4.2.1 The land utilisation by percentages

As provided for in the planning hand book the following considerations will be made

Residential 41.5%

Industrial 7.5%

Educational 15.6 %

Recreational 13.2 %

Public purpose 15.0%

Commercial 3.9%

Public utilities 3.0%

The commercial purpose will be provided for on the ground floor of the housing units

will the industrial will be provided for this will m man that the bigger percentage will

be usurped by the residential land use.

4.2.2 The land use plan for Ziwani estate.

Residential 41.5%

Industrial 7.5%

Educational 15.6 %

Recreational 13.2 %

Public purpose 15.0%

Commercial 3.9%

Public utilities 3.0%

4.2.3 Residential function

The minimum area provided for in the housing bill of a two bed room house is

35.5m2 is considered as the minimum size. This housing unit is based on the fact that

house hold families requires at least two bed rooms for sleeping ,one sitting room and

a cooking space and conveniences. (shihembesta and Olima ,2000)but for enough

space and considering the changes with time the researcher has considered 80m2 per

unit to the minimum size for the low income group and for middle income group to

be 100m2.

50

Therefore the number of units to be accommodated in the area can be calculated as

follows.

Total area of land............................................................ 30 acres

Net area for residential development 15.96 acres

The land ratio for the low income and middle income group is 2:1 respectively.

4.2.4 Accommodation for the low income group

Land set aside for low income group 10.64

Size of one unit 80m2 0.02 acres

Ground coverage 80% one unit ground coverage +open space 0.025 acres

The total number units expected out of this are 1,702 units.

The total number of the apartment’s blocks will be 106 apartments

The selected 20 units along the road network system will house the commercial

activities at the ground floor. This will total to 20*4 =80 units

The houses that will be accommodated will be 1650 units.

The approximate population to be accommodate will be 2008*5 Approx 10,000

NB it assumed form the research project that each household will contain 5 households.

B) Accommodation for the middle income group.

Land set aside for the middle income group 5.32 acres

Size of one unit 100m2 0.025 acres

Ground coverage 80% i.e. one unit +open space 0.03 acres

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The total number of the population to be accommodated will therefore be (5.32/.

0.3*5)...532 units NB it is assumed that each of the apartments will have five floors.

The selected 20 flats located along the road side will hous3 the highly needed

commercial centres and the total shall be 20*4=80 commercially acceptable premises.

This will be expected to house a population of about 2500 people. It important to note

that the total number of people that are going to be housed by this programme will be

over 11000 people. Taking into account the disparities in the household numbers.

2) Educational Land Use

From the physical planning hand book 15.6% of the total land is meant for education

purposes. The land set aside for education purses in Ziwani estate is (15.6%*30)4.68

acres. Both the nursery and the primary school will be provided his is because the

number of residents to be accommodated will increase and therefore they will require

an education facility for their children according to the standards.

A) Nursery School

According to physical planning handbook one nursery school of 150-300 children will

be required for a population of 2500.Ziwani estate, with a planned population of

11,000, will also require one nursery school because it is situated next to the city

centre hence some people would prefer taking their children to the nursery schools

which are located either within or around the city centre.

A triple stream classroom will be provided in order to enrol more pupils. The nursery

school will be horizontally built for the safety of the young children.

The minimum land needed for the nursery school is approximately 0.23 Ha/0.575

acres.

52

B) Primary school

With the planned population of 11000 Ziwani estate will also require one primary

school because it is situated next to the city centre hence some people could prefer

taking their children to the primary school which is located either within or around the

city centre

The primary school will be vertically built for optimal utilization of land and it will be

a day school. The minimum land needed for the primary school is approximately

1.642 hectares/4.105acres

3) Public Purpose Land Use

The land set aside for public purpose in Ziwani estate is 15.0% of 50 acres. These

facilities are health facility such as dispensary, religious facilities such as mosque and

churches, police base and social hall. Between a church and a mosque, the latter will

be provided as the estate is 500m from the city centre hence the Christian will sue the

churches which are provided within the city. Both the mosque and the church will be

located on separate locations this to avoid interference form each other as each quite

different ways of worshiping, the police and dispensary will be located centrally so as

to ease the trouble of having to accessibility in times of great need and urgency

53

Layout plans for the comprehensive redevelopment

PLATES 12Plate 4-1 spatial plan for the redeveloped area plate 4-2 detailed site plan plate 4-3 aerial view of the redeveloped estat.

Plate 4-4 Perspective of the newly developed estate-street

Along the flats section PLATES 13 plate 4-5 conceptual typologies middle income housing Plate 4-6 a cross section developed middle income houses

Plate 4-7 Font view

Source courtyard housing project 2010

MAPS 1Map 4-2:section of layout plan for comprehensive redevelopment plan

Scale 1:200

Commercial facilities

Buffer zone

Walk able lanes

Motor court residential

N

54

Alternative two: 4.3.3 Phased Redevelopment programme

This will make use of phased kind of redevelopment in which the estate will be

redeveloped in phases. This strategy is the best given the kind of finance that will be

needed to completely do a complete redevelopment plan. This plan will be based on

the criteria of the availability of funds to develop a given region of the esate.This will

also ensure that there is time for the sourcing of funds form different financiers and

will therefore be the best given the circumstances of not having sufficient funds by

thee city council to totally redevelop the whole estate.

Inventory and identification of the sections to be redeveloped will be based on the

evaluation of the sections of the estate starting with the worst rundown section. This

kind of phased redevelopment will be infrastructure based after the houses have either

been redeveloped or rehabilitated.

This plan will make use of the grid lay out as is the most appropriate given that the

terrain of the area is generally flat. There will be a buffer hat confines this estate as it

is in respect to this layout. This buffer will be used to effectively plant trees which

will act as the necessary carbon sinks for the activities that will be happening in the

estate. The housing will be flats, laid out in straight files to make long streets and

cross junction where the roads meet.

The estate will have various entrance .the main being where the main road interjects

the road entering the estate from Waruinge Street. The commercial centre will be put

at the entrance so that people can be able to do their shopping before getting to their

house. And also to be used by the other residents of neighbouring estate without

compromising on their security. The facilities will be centrally located so that they

can equally accessible by all the area estate together with the major residential areas.

This will enable the school to be able to utilise the open grounds and major

recreational area for the sports field. Other facilities around the area include a small

commercial block and the chief’s camp and the meeting hall.

55

MAPS 2 Map 3.4: Phases of redevelopment

Source: Goole map, edited by Author 2010

4.3.4 Strengths of the plan

This plan makes use of phased rehabilitation and will use simple layout and making

use of this model is easy in almost all the aspects. This creates easy estate orientation

The third phase to be redeveloped

The fourth part to be rehabilited

The second phase to be rehabilitated

The last section to be rehabilitated.

The first part to be rehabilitated

N

First and last sections to be redeveloped

2nd section to be redeveloped

Fourth section to be redeveloped

Third section to be redeveloped

Source: Author 2010

56

and increases the navigability of the estate. The housing design will be favoured by

this layout. Flats will be able to accommodate more people and most preferred.

The presence of the buffer surrounding the estate provides control of negative effects

form the surrounding estates. This will also include the through traffic

4.3.5 Weaknesses of the plan

This is an ancient layout that badly fails in creation of lively and liveable spaces.

There is monotony created in the long streets. It favours the T and X junctions that are

not in designed for the motorists who may be compelled to speed up even when at

crossroads. This lay out is poor while creating a housing mix. Even other basic

housing typologies s detached units were to be used; a sense of place and uniqueness

of the layout may not be achieved. The recreation area takes after a block that is

difficult to create visually attractive and appropriate designs. This layout lacks a

discernable centre.

3.6 Emerging issues

The shape of the estate present an opportunity for many designs to be used as the area

is flat and can be adopted to match any of the designs that take a shape of rectangular

design this makes it easy tin the construction process because the designs are easy to

follow-through given the curvilinear design may not be the most applicable given that

the plot size is small and curves usually leave a lot of spaces unutilised making it

inappropriate for the sit for such designs.

The cul-de-sacs, grid layout and the curvilinear design can be intermixed favourably

to achieve variety and good taste of design.

It is noted that there is need to redevelop this estate to have a sense of place and

identity and that discourages trespass and enhances security. It is important to note

that good redevelopment may as is the case of Ziwani might need high integration so

that this will be a shift from the earlier types of planning where it was not allowed to

have mixed functions within the same area designed for a particular function. This is

57

going to maximise on the design standards and also be able to utilise all the space by

us of mixed use of various designs.

4.3.7 Preferred alternative: comprehensive redevelopment integrated model

This integrates the elements of models to achieve a desirable layout and housing

design. At the stretch for Gen Waruinge Street to the estates core, the grid pattern is

utilised. This lay out is favourable as the land is not much constrained by the shape.

Where the estate gets wide it can be able to accommodate a recreation facility like a

garden. Around the commercial centre are the community facilities which include

schools police post and religious facilities.

Recreation spaces are set at various spaces that each housing unit can access the some

open space .There is also on plot recreational spaces either located at the courtyard or

around the housing units. A buffer is put around the estate to keep away the noise that

and air pollution from the highly industrialising Eastleigh and the busy Waruinge

Street. Due to the limitations in space and the buffer has been made to have a short

stretches. It accommodates the flats, semidetached and detached houses.

This model is the preferred model because it is more realistic and can be able to

absorb the development of the future development of the estate and it is more

accommodative to the current modern designs and that it will not purely be residential

but will be integrated with other functions that supplement and are complementary

with the urbanist residential designs.

58

MAPS 3Map 2-1 a map showing the lay out of the preferred integrated comprehensive redevelopment plan Zdxvzxvxcb vcvbbn

Form right ,(clockwise)the region of ziwani showing the region to be redeveloped, the spatial plan of the redeveloped area, part to house middle income residents, flats for low income well planned houses,detatched houses, semidetached ,and the commercial area where there will be supermarkets, chain stores and the other retail businesses for the residents and the outsider.

The Ziwani Estate

PLATES 15Plate.4-3a Ziwani estate

PLATES 14Plate 4-3b: spatial plan of the redeveloped estate Plate 4-3c,middle income houses.

Plate4-3d.flats Plate4-3f, commercial centre of the redeveloped

Scale: 1:1200

Key

Source Author 2010

Source Author 2010

PULBLIC SPACES

COMMERCIAL

BUFFER

RESERVE

DEVELOVABLE AREA

59

4.3.8. Land use plan details

The project area is 50 acres .the land uses plan has been generated using the

evaluation of the provided physical plann9ing handbooks. Some percentage have

however been revised to fit in the case of Ziwani. The major changing factor is the

buffer zone which is not considered in the physical planning handbook and must be

provided for to control the air pollution and noise pollution from the nearby

crematorium and the busy Waruinge street as it goes to the busy ‘Capital of the

Somali’

4.3.9 Detailed action plans

A buffer is put to prevent the externalities form the city centre, Eastleigh area,

Pumwani, Gikomba market as was established during the research done in the area.

A. Noise from the passing vehicle especially heavy tracks carrying goods to the

highly vibrant area Eastleigh

B. Air pollution from the nearby crematorium and the numerous garages in the area.

C. Reduced security caused by the trespassers and the chang’aa brewing area which

has hiked cases of petty theft cases in the area.

In response to these problems a buffer zone has been provided all round the estate.

4.10 Housing

The plan will be of mixed housing layouts which will include semidetached units and

the detached units. it was established during the field study that the resident of the

Ziwani estate does not come form one employer and is therefore and gets it people for

the infinite population form the city. However it is clear that most of the residents are

low income earners of average income of about 10,000 per month. For this reason the

flat s will take the bigger percentage of the population as it provides cheaper housing.

More people will be accommodated s the space for such a function has been provided

for.

60

The detached and semidetached houses are important in achieving housing mix and

creating liveable areas for some middle and high income groups. These units will be

for some middle income groups and will provide necessary generation of reasonable

revenue.

4.11 Flats

The plan proposes the development of flats of above three floors. This means that the

houses will require lifts and will be able to accommodate many people. The densities

will be relatively high. The flat accommodated by the plan will be of 60 units and

above.

4.12 Semidetached housing

There will be semidetached house units at the western part of the project area. These

units will be laid out to cul-sac sections. There will be at least 40 semidetached units

accommodated by the plan.

4.13 Detached housing

The dethatched housing units as well as the semidetached ones will be sued to achieve

the intended housing mix but limited space there number should be low.

4.12 Commercial areas

The commercial points will be located at the entrances. There will be however a

commercial block that will serve as the central point around the community facilities.

61

TABLES 7 Implementation Objectives and strategies

Source: Author 2010

Objectives

To create a functional estate with a sense if identity and secure living.

Provide the necessary infrastructure

To provide ultra basic services to the people.

To overcome the challenge of space availability and constrained Zones

To optimise the use of land

Strategies

• Utilizing the elements of design to cerate a functioning neighbourhood

• Making necessary linkages between the area and neighbourhood cohesion

enhancement.

• Setting proper waste management systems

• Creating equally accessible community facilities.

• Creation of a environmentally sound environs for the residents of the new Ziwani

estate

Programmes/projects

• Making available basic facilities like schools

• Commercial facilities accessible to all the people in the area.

• Strategically providing heath facilities and making the services available to the

people.

Creation of high density area. The plot coverage of 50%and plot ratio of 80%,giving more

emphasis to vertical development of flats

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4.13 Implementation schedules

4.14 Phasing

This will be one of the most challenging aspects of the redevelopment process. given

that the whole estate will have to be demolished. This report proposes phasing of the

implementation which will be phases as follows.

Stage one

v Formulation of the working plan

v Making the relevant negations with the authorities

v Community sensitisation

v Dividing the estate into action areas and the zones for phasing.

v Creation of makeshift structures for relocation for the first group affected byt

the project.

v Relocation of the people affected by first section of the development.

Time period 6 months

Stage two

v Demolition of the section one part

v Acquisition of the construction material

v Actualisation of the plan on the land.

v After the first constructions the make shift structures are no longer needed

Time period 1 yr.

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Stage three

v Resettling of the first group

v Moving the second affected people into the constructed flats

v Demolishing of the second section

v Developing the second section majorly of semi detached units.

v Period :1 and half yrs

Stage four

v Moving the third group

v Construction of the of the last part of the-single dwellings

v Undertaking beatification –trees planting, road remarking, creation of usable

spaces, project evaluation.

Time 1 and half yrs

4.15 Role of stakeholders in the implementation process.

The city council of Nairobi

This institution is empowered to by the local government act as well as the physical

planning act to control the development within its area of jurisdiction .to this effect

then the council will authorise the development pan for Ziwani and provide licence

for the same. The council will be the lead person in the monitoring of the and

implementation of the plan to make sure that it conforms to the standards. After the

development is completed the council will work together with other service providers

64

to ensure proper functioning of the estate. The services to be offered by the city

copu8ncil will include .garbage collection and the maitnatinace of streets.

Service provision companies

These companies will help the ever failing services of the city council to provide

services they include: Nairobi water and Sewerage Company, the Kenya power and

lighting company, Telecommunications Company of Kenya, each company will

provide the services they are mandated by law to provide. Currently there are the

ongoing projects for the fibre optic networking. An opportunity is thus created at the

estate redevelopment for the excavation will not be done twice.

The area residents

The areas residents will be charged with the enormous responsibility of owning the

project and giving voluntary services in the creation of the implementation

framework. They also will work as labourers during the construction of the estate.

After the completion of the project beautification will be done jointly by the Kenya

Railways Corporation, the city council of Nairobi and jointly with the area residents.

The donor community

The project will be made open for the donor’s and non governmental organisations to

offer development ideas, monitor the development of the project art various levels and

offer financial assistance to the maintenance o the project.

4.16 costing

The project implementation cost may vary depending on the strength of the currency, the

manner of job tendering and also the political climate of the country; the following are the

cost estimates for the project.

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TABLES 8Table 4.6 costing and resource requirements.

Part of costing Particulars Estimates

Plan authorisation Council authorization 50,000

Environmental impacts

assessment charges

200,000

Relocation cost Construction of makeshift

structures

1.5 million

Demolition cost 1 million

Material cost Stones and cement 8 million

Roofing and steels 12 million

Transportation cost 2 million

Labour cost for the professionals and

casual labourers

Professionals

casuals

4 million

8 million

Flats: exitimates of one unit Cost 60 flats 200,000,000

Semidetached units 1 unit Cost for 40 75,000,000

Roads/infrastructure 15,000,000

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Tree planting and beautification 3,000,000

Miscellaneous 2,000,000

Total (approximate cost) 350,000,000

Source: Author 2010

CHAPTER FIVE

MONITORING AND EVALUATION

5.0 overview

The redevelopment process actually goes beyond the construction of the project and

the resettlement of the people into the made housing units. It is important to

appreciate the role of the monitoring of the project after its completion. The

evaluation of the project success and failures can be evaluated by certain indicators by

looking at the expected out put and on various neighbourhood planning dimensions.

TABLES 9 Table 5.1 Indicators of project success

Planning dimension Expected output indicators

Environment pollution. Controlled pollution

Proper waste management

(solid and liquid waste.

Variety of green spaces.

A function a buffer

Between the estate and the

other action areas.

Availability of tree planting

Better waste management

strategies

Housing Good design

Accessibility

High populace

accommodation

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Facilities provision

Water and sanitation

Privacy assurance

Good housing design

Well integrated residential

estates.

Infrastructure Sufficient water provision

Well connected power

Functioning sewerage system

Good usable roads

Well defined roads

Well defined pedestrian path

Clear cyclist lanes

Security Functional estate entrances

Improved security

Controlled movement of

people

police post

Social dimension A coherent social society Community hall social

groupings

Aesthetics Good and clear organisation

of space

Good housing mix and

functional linkages

Economic Well maintained estate Generate revenue for the city

council

Health dimension A healthy environment Proper solid waste

management

Availability of health

facilities

Controlled air and noise

prolusion from the passing

vehicles.

Source: Author 201

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Stages of monitoring and evaluation

Monitoring and evaluation of the project will be done at various stages in the

redevelopment of the state. The fist stage will be at site inspection, while planning to

layout the developments. This will be important in ensuring that from the start, the

project fully conforms to the standards of planning and starts as planned.

The other stages of monitoring will be within the development process. Here the

council will check that environmental management plan and the extent to which the

development follows the plan. Monitoring will continue to the end of the

development.

Monitoring helps the planner and the developer in making necessary changes in case

there a change of circumstance-for instance, the plan may conflict with another plan

on Ziwani proposing that Ziwani be extended to take Gikomba estate area. With

consultation with the council, appropriate decisions may be made.

After the construction, an estate management plan will be used to see that the running

of the estate is consistent and that the estate remains remains clean and well provided

with services.

5.4 Implementation guideline.

The implementation of the plan will be coordinated with proper relations created

between the residents and the management authorities. Important elements for

implementation and settlement of the residents include:

1. There will be registration of residents before moving, demolition, and

reconstruction of the estate can begin. This will make sure that those that occupy the

estate gets places to live before the other parts can be rented out.

2. A resident participation plan will be created. This will involve the willing resident

in the redevelopment activity. It will also create an opportunity for residents to own

the new developed estate.

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3. A settlement plan will be made in respect to the set phasing of development. The

fist part to be developed will have people moved and temporarily settled at the

expansive railway reserve

4. Since the estate is gated, security arrangements will be made so that the managing

Authority,i.e the city council can have security personnel that will be monitoring in

and out movement of residents

5. The rent to be set for the currently residing persons will be maintained so that this

does not displace people. For the bigger remaining part, new rents will be set and

charged taking into account the development cost recovery plan.

6. There will be encouraged formation of community groups that would work towards

fostering security, and increasing community cohesion where the needy can easily be

identified and helped.

5.4.1 Site and environmental management plan

In order to counter the negative effects on the environment brought about by this

project, an environmental plan is needed in order to compact the effects. The details

of the plan include the specific environmental challenges, the action to be taken to

curb theses effects and the actors to be protected will be the health of the residents,

workers and the people in the neighbouring estates.

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Table 5.2 site and environmental plan

Environmental challenge Action /measures actors

Destruction of vegetation

and ground cover

Tree planting

Grass planting

Landscaping

City council of Nairobi

Residents

Soil erosion and water

pollution

Building of water drains

Avoid use of chemicals on

the soil

Safeguarding designated

open spaces.


Dust pollution Hoarding at development

Ensuring that working when

protected by the construction

gears eg dust musk’s

The city council of Nairobi

Contractors

Residents of Ziwani

Noise pollution Hording at developments Construction team

Solid waste management Proper disposal and

excavation of soil


Source: Author 2010

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Conclusion and recommendations

Redeveloped Residential Neighbourhoods should offer a creative, well-developed

Concept that allows residents an opportunity to experience a unique living

environment, not currently offered in other residential developments. A redeveloped

residential estate should therefore provide for a mix of different housing types and

allow developers the flexibility to provide for diverse housing types within one

development without sacrificing the existing image and character of the surrounding

area. Hence offer residents of different housing types an opportunity to interact with

one another on the same sidewalks, public open spaces, parks, and community

buildings. Equally important, while offering a variety of housing types, is large

enough not to adversely impact adjacent existing residential developments.

Nevertheless a minimum of three dwelling types is necessary to assure diversity while

making use of a variety of architectural styles and layouts, including dwellings with

front porches or stoops. The perimeter of the residential Neighbourhoods should be

sensitive to existing developed residential properties.

The redevelopment of Ziwani is an example of urban regeneration. It has purposely

designed to solve neighbourhood challenges especially in an area that is so

strategically located near the heart of a city like Ziwani. Most of the areas that suffer

these challenges are inner areas which are found in many major urban settlements

with the main problem of neglect being majorly in the third countries. It is therefore

important to note that while this plan is particularly designed for Ziwani estate it is a

city model for the neighbourhoods and can be applied in and similar circumstances.

The success of the plan is indeed a combination of various efforts .these must be joint

efforts and will by the project owners that is the city council of Nairobi and other

development partners and the residents who are the major beneficiaries of the project.

It is important to mention at this point in time that Ziwani estate lies in the

metropolitan area of Nairobi. At present there lacks a comprehensive plan that gives

direction to a bigger framework to guide the development of Nairobi for the Nairobi

metropolitan growth strategy is archaic .of much importance now is to make

metropolitan plan, with the guideline s that all the development within the city must

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conform to. This will be a key in achieving vision 2030 that aims at making Kenya a

middle income country and globally competitive nation.(I’m a bit cynical)

As the challenges of Ziwani takes after the challenges faced by many similar estates

within Nairobi. This plan therefore recommends that these ideas of neighbourhood

development be borrowed form this plan and tested for other areas, this will among

other things work towards harmonising development within Nairobi city.

AREAS FOR FURTHER RESEARCH

commercial area planning as Ziwani estate is near the CBD of Kenya’s capital as to

the possibilities of Ziwani becoming Incorporated as part of, the CBD given the trend

in the growth of the city on Narobi.street planning is also part of an area that needs to

be planned as Ziwani the streets are at there worst ways to improve this situation will

be a welcome idea.

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BIBLIOGRAPHY

1) Emig, Soren and Ismail, Zahir (1980), Notes on the Urban Planning of Nairobi, Copenhagen: School of Architecture, Royal Academy of Arts. 2) Kenya, Republic of, Local Government Act, cap 265, Nairobi, Government Printers. 3) Kenya, Republic of (1986) Public Health Act, cap 242, Nairobi, Government Printers. 4) Kenya, Republic of (1996), Physical Planning Act, cap 286, Nairobi, Government Printer. 5) Kenya, Republic of (1992), Physical Planning Handbook (Draft Proposal),Nairobi: Department of Physical Planning, Ministry of Lands and Settlement. 6) Kenya, Republic of (1998), Aerial Photograph of the city of Nairobi, Nairobi: Survey-of-Kenya. 7)Kenya, Republic of (1994), 1989 Population and Housing Census, Volume I, Population Distribution by Administrative Areas and Urban Centres,Nairobi: Central Bureau of 5tatistics/Ministry of Finance and Planning.

8)Kenya, Republic of (2001), 1999 Population and Housing Census, Volume 1, Population Distribution by Administrative Areas and Urban Centres, Nairobi Central Bureau of Statistics/Ministry of Finance and Planning 9)King’oriah, George K. (1980), Policy Impacts on Urban Land use patterns in Nairobi: Kenya 1899-1979 Unpublished PhD thesis, Terre Hante: School of Graduate Studies, Indiana State University. 10) Mazingira Institute (1993), The Information presented on various aspects of the city of Nairobi in graphs, charts and maps. Paper presented to Nairobi City Convention, 27-29 July, Charter Hall, Nairobi,Kenya. 11) Ministry of Lands and Housing, (2004), Sessional Paper No.3 on National Housing-Policy-for-Kenya.Nairobi. 12) Ministry of Lands and Housing, Sessional Paper No.6 on Environment and Development.Nairobi. 13) Minutes from volume two of Nairobi Staff Quarters Ziwani Housing Estate, 1978 17) Minutes from volume eight of Nairobi Staff Quarters Ziwani Housing Estate, 2005 14) Minutes from volume nine of Nairobi Staff Quarters Ziwani Housing Estate, 2006 15) Muchiri D. Thiong’o (1984), Towards a Renewal Model for Eastlands, Nairobi: A case Study of Shauri Moyo, Nairobi: Unpublished M.A. Thesis, University of Nairobi 16) Mugenda 0. M and Mugenda A.G. (1999), Research Methods: Quantitative and

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Qualitative Approaches, Nairobi: Acts Press. 17) Mwaura, A.M, 2002, A framework for urban renewal in a low income residential Neighborhood, A case of Kaloleni, makongeni and mbotela, Nairobi, MA thesis, UoN,Nairobi. 18)Needleman, M.J (1965): Economics of Housing, Washington Dc. 19) Obudho, R. A. and Aduwo, G.0 (1992): The nature of the urbanization process and urbanism in the city of Nairobi, African Urban Quarterly Vol. 7 No.1 & 2: 50-62

20) Payne G: Low Income Housing in the Developing Countries. The role of site and service and settlement upgrading schemes, Nairobi, 1987, page 14. 21) Rourke P: An assessment of National Housing needs and affordability in Kenya, WashingtonDc,1984. 22) Shihembetsa, Laban U. (1995), User-needs in Urban Low-income Housing: Towards A Framework for Creating User Responsive Environments In Nairobi, Kenya. Newcastle upon Tyne: Unpublished PhD thesis, University of Newcastle Upon-Tyne. 23) Shihembetsa, Laban U. and Gatabaki- Kamau R. (1997), Localizing Agenda 21: Action Planning for Sustainable Urban Development, A study on Revitalization of Municipal Council of Nakuru Rental Housing, Nairobi: HABRI, University of Nairobi. 24) Syagga, P. M. and Kiamba, J. M. (1992), “Housing the Urban Poor: A Case Study of Pumwani, Kibera and Dandora Estates in the City of Nairobi, Kenya”, African Urban Quarterly, Vol. 7 No.1 & 2, February and May 1982 25) UNCHS (Habitat) (1984a), Community Participation in the Execution of Low- income Housing Projects, Nairobi: UNCHS (Habitat). 30)UNCHS (Habitat) (1987); Housing Policy for Developing Countries, Nairobi. 26) UNCHS (Habitat) (1 992a), Global Strategy For Shelter To The Year 2000: GSS InAction,Nairobi:UNCHS(Habitat) 27) UNCHS (Habitat) (2000), Towards a Participatory Urban Decision Making Process, Nairobi: UNCHS (Habitat).

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Appendixes

UNIVERSITY OF NAIROBI DEPARTMENT OF URBAN AND REGIONAL PLANNING BA [PLANNING] RESEARCH PROJECT IN ZIWANI ESTATE Declaration; this information is confidential and will be used for academic purposes only.

Date of interview…………………………………………….. Questionnaire number……………………………………………………

House hold questionnaires

Part (A): Respondents background information

1 (A)Name…………………………………………………(b)Gender…........(c)Status……………………………(d)Age……………..

(e)Religion……………………… (f)Employment statu(i)Formal…………………………..

(ii)Informal…………………………. (g)salary/income status (i)below 5000(ii)5,500-10,500(iii)10,600-14,500(iv)above 15,000

Part B Housing facilities/existing situation

2a) how many rooms do you occupy?

i)single room…………ii)two rooms…………iii)three rooms…………..iv)more than three rooms……………………..

(b) how many are you in your family? (i)1-3…………….(ii)4-6……………(iii)7-10………………(iv)above 10……………

(c)what is the nature of sanitation facilities (bathroom/toilets)(i)individual…………….(ii)communal…….. …..

(d)If communal, how many families per bathroom/toilet?............................................................................

(e)Does your house have water connection? Yes……………………… no……………………..

(f) if no where do you get your water for daily activities?buy from water vendors………….. (ii) Boreholes……………(iii)tapped water from the city council…………….(iv) Others(specify)………………………..

(g)do you have electricity connection?yes…………………..no………………

(h)if no, what is your source of energy?(i)kerosene……..(ii)charcoal………(iii)gas………(iv)others specify……….

76

(i)do you think this house is well ventilated?yes……….no…………

(j)are there provision of footpaths/non motorized transport?yes…………no………………

(k)if no how do you access your house………………………….

(l)how do you dispose your solid waste materials?

(i)burying…………(ii)burning…………..(iii)garbage collection services……………..(iv)others(specify)………………….

What is the condition of the following?

Description of item Very good good bad Very bad Floor Wall Windows Cross ventilation Ceiling roofing Electrical wiring Water points/pipes

Sewer system

(n)in general, what is the condition of your house?(i)poor……..(ii)fair……...(iii)moderate……...(iv)good…….

(o) who meets the cost of minor repairs in the estate?

(i) Occupier of the house……………….(ii)Kenya railways corporation..……………(iii)others (specify)…………

(p)if occupier does the kenya railway corporation refund the person(i)yes………………..(ii)no..………………..

(q)are there any welfare association to tackle housing problems?(i)yes………………….no…………..

(r)if yes, are you a member(i)yes………………………………………………..(ii)no…………….……………………………………….

(s)if no why are you not a member?......................................................................................................

(t)how far are the community facilities and what are their condition/adequency?

(i)very good (ii)good (iii)fair (iv)bad (v)very bad

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(u)how do you use the open space around you?(i)resting place……….(ii)dumping site……….(iii)others…..…..

condition adequency

less than 200m 200m-500m 600m-1km more than a Km 1 2 3 4 5 1 2 3 4 5nursery schoolprimary schoolreligious facilitiessocial hallhospitalsshopping facilitiesmarketpolice station

community facilities

distance

How do you rate the following infrastructure facilities?

Infrastructure materials Very poor poor fair Good Sewerage facilities Storm water drainage Access roads/footpath Solid waste management

How satisfied are you by the adequacy/condition of these facilities?

grass, flower, trees, fencesolid waste managementpedestrian pathstreet/security lights to your unit/estate piping water supply to your unit estatesewer lineelectricity to your unitstorm water drainagefire fighting facilities

facilities adequency condition

(x)How long have you been living here(i)≤than 5yrs….(ii)10-15yrs..….(iii)16-20…….(iv)≥20yrs………

(y)Have been living here since you moved to Nairobi? Yes……no………

(i)Rural area……..(ii)estate within Nairobi(name)……….(iii)other specify…………

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(a)why did you move here?(i)low rate paid…..(ii)the estate is near town…….(iii)others(specify) housing challenges possible causes

overcrowding(living more than 3 in a room)

physical condition of a housing unit(cracks in the wall, portholes in the floor, worn out roofs anding system etc ceilings, poor light)condition of sanitary facilities(few toilets and bathrooms compared to numbers of residents, inadequate water supply, impared sewerage improper waste disposal(scattered papers, heaps of garbage next to residential units)

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