redevelopment of malili residential precinct · malili centre is expected to play a major role in...

REDEVELOPMENT OF MALILI RESIDENTIAL PRECINCT

BY

MUTUKU AUGUSTINE MULINGE

B65/3292/2010

A planning Development Project Submitted in Partial Fulfillment of the Requirements

for the Degree of Bachelor of Arts in Urban and Regional Planning.

Department of Urban and Regional Planning

University of Nairobi

June 2014

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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.

Signed …………………………………… Date …......................................

MUTUKU AUGUSTINE MULINGE

B65/3292/2010

(Candidate)

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

University Supervisor

Signed …………………………………. Date………………………….

MR. CHARLES DADU KARISA

(Supervisor)

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DEDICATION

I dedicate this development project to the Almighty the Only True and Wise God who has given

me the strength to carry out the development project work. To my parents and dear friends who

have given me support and encouragement during the whole process, may the Almighty always

abide with you.

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ACKNOWLEDGEMENT

My Acknowledgement to the Almighty God the only true and Wise God who gave me good

health the energy to carry out this development from the start to completion.

My sincere gratitude goes to my supervisor, Mr. Charles Dadu Karisa for the valuable advice,

guidance, patience and support he has given me while undertaking this development project

from the initial stages to the completion.

I would also like to appreciate the input of Mr. Z. Maleche whose insights broadened my

thinking and made this work possible.

Lastly, am grateful to all my wonderful family members and friends for their unfailing support

and encouragement during my entire schooling period. This academic journey has been an uphill

task but your encouragement has seen me this far. I shall forever be indebted to you all for your

kind assistance.

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ABSTRACT

Malili Centre is expected to play a major role in the development of Konza Techno City. This

Centre is expected to house the workers for the proposed city because of its close proximity.

However the current developments within the Centre are more likely to lower the value of the

techno city. This development project endeavored to provide a sustainable residential estate

within Malili Centre thus positioning Malili Centre in a better position to benefit from the

construction of Konza Techno City.

The development project was guided by finding from the data collected and analyzed from the

area during the research stage. The data collection process involved the use of both primary and

secondary sources. The primary data sources included data collected directly during field work

i.e., direct observation, administration of questionnaires among others. The secondary data

employed the use of published and unpublished documents, library research and internet sources.

Further data collection and analysis occurred at the design stage. All the analyzed data guided in

the choice of the best development approach to be adopted within Malili Centre.

The development project examined three possible alternatives for the future development of the

estate. These included: redevelopment approach, selective redevelopment approach as well as an

integrated approach. After evaluation of the three alternatives, the redevelopment approach was

chosen as it effectively addresses the problems being experienced in Malili Centre. This

development project has provided building typologies that are sustainable within Centre and

which ensure effective use of land as a resource and promote access to services.

Monitoring and evaluation in this development project aimed at enhancing effective

implementation of the proposed designs to achieve the expected outcomes which include but not

limited to, sustainable residential estate which is easily accessed, promotes access to services,

and provides decent and affordable housing units.

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TABLE OF CONTENTS

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

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

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

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

TABLE OF CONTENTS........................................................................................................................ vi

LIST OF MAPS ...................................................................................................................................... x

LIST OF PLATES .................................................................................................................................. xi

LIST OF TABLES ................................................................................................................................ xii

CHAPTER 1: INTRODUCTION ......................................................................................................... 1

1.1. Overview ................................................................................................................................. 1

1.2. Research Project Title: ............................................................................................................. 1

1.3. Summary of Major Findings. .................................................................................................... 1

1.3.1. Uncontrolled land subdivision and development. .............................................................. 1

1.3.2. Uncontrolled land use ....................................................................................................... 1

1.3.3. Poor road infrastructure .................................................................................................... 2

1.3.4. Poor housing conditions ................................................................................................... 2

1.3.5. Inadequate basic service provision .................................................................................... 3

1.3.6. Emergence of informal business activities......................................................................... 4

1.3.7. Environmental degradation ............................................................................................... 4

1.4. Summary of Research Recommendations ................................................................................. 5

1.4.1. Reorganization of land uses within the Centre. ....................................................................... 5

1.4.2. Provision of better and decent housing ................................................................................... 5

1.4.3. Provision of transport infrastructure ....................................................................................... 5

1.4.6. Provision of adequate access to basic services. ....................................................................... 6

1.5. Development project title: Development of Malili residential precinct. ..................................... 7

1.6. Reasons for choice of development project ............................................................................... 7

1.7. Area coverage .......................................................................................................................... 7

1.8. Objectives ................................................................................................................................ 7

1.9. Assumptions ............................................................................................................................ 7

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1.10. Scope of the development project and organization of the project chapters ............................ 8

1.11. Data Needs and Requirements .............................................................................................. 9

1.11.1. Data Sources ...................................................................................................................... 10

1.12. Methods of Data Collection ................................................................................................ 11

1.12.1. Methods for Primary Data Collection ................................................................................. 11

1.12.2. Methods of secondary data collection ................................................................................. 11

1.12.3. Methods of Data Analysis .................................................................................................. 11

1.10.4. Methods of Data presentation ............................................................................................. 11

1.10.5. Limitations ......................................................................................................................... 11

1.17. Definition of key terms ............................................................................................................. 12

CHAPTER TWO: REVIEW OF POLICY GUIDELINES .............................................................. 13

2.1. The Constitution of Kenya, 2010 ............................................................................................. 13

2.2. Policy framework........................................................................................................................ 13

2.2.2 National Housing Policy........................................................................................................ 13

2.3. Relevant legislations ................................................................................................................... 14

2.3.1 The Physical Planning Act (cap 286) ..................................................................................... 14

2.3.2. The County Government Act, 2012 ...................................................................................... 15

2.3.3. The Land Act, 2012.............................................................................................................. 15

2.3.4. Environmental Management and Coordination Act (EMCA 1999)........................................ 15

2.3.5. Water Act, 2002 ................................................................................................................... 15

2.3.6.Public Health Act, Cap 242 ................................................................................................... 15

2.4. Relevant plans ............................................................................................................................ 16

2.4.1. Konza Technology City Local Physical Development Plan ................................................... 16

2.4.2. KonzaTechno city Buffer Local Physical Development Plan................................................. 16

2.5. Planning standards and guidelines ............................................................................................... 16

CHAPTER 3: SITUATION ANALYSIS ............................................................................................ 25

3.1. Location context of project ..................................................................................................... 25

3.1.1. Regional Context ............................................................................................................ 25

3.1.2. Local Context ................................................................................................................. 26

3.2. Background of project area and historical context ................................................................... 30

3.3. Site analysis ........................................................................................................................... 30

3.3.1. Topography and drainage ............................................................................................... 30

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3.3.2. Geology and soils ........................................................................................................... 31

3.3.3. Climate and Vegetation ........................................................................................................ 32

3.4. Population and demographic characteristics ............................................................................ 36

3.4.1. Population ...................................................................................................................... 36

3.4.2. Demographic characteristics ........................................................................................... 36

3.4.3. Socio- economic characteristics ...................................................................................... 37

3.5. Land use analysis ................................................................................................................... 37

3.5.1. Land tenure analysis ....................................................................................................... 37

3.5.2. Land use ......................................................................................................................... 37

CHAPTER 4: PROJECT PLANNING, DESIGN AND IMPLEMENTATION ............................... 38

4.1. Planning and design of projects. .................................................................................................. 38

4.1.1. Development of spatial plan ................................................................................................. 40

4.2. Site Planning/Design Process Stages ........................................................................................... 48

4.2.1. Detailed design formulation stage ......................................................................................... 49

4.2.3. Implementaton schedule ....................................................................................................... 57

CHAPTER 5: EVALUATION AND MONITORING. ...................................................................... 63

5.1. Monitoring and Evaluation Stages of the Implemented Development Project............................... 63

5.1.1. Steps in monitoring and evaluation of the project. ................................................................. 63

5.2. Guidelines for the Implementation Process .................................................................................. 65

5.3. Site Management Plan ................................................................................................................ 66

REFERENCES...................................................................................................................................... 68

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LIST OF FIGURES

Figure 1: Temperature on Malili Centre. ................................................................................................ 33 Figure 2: Population projection for Malili sub location 2009 -2014 ........................................................ 36 Figure 3: Preliminary design of the Proposed Residential Area .............................................................. 53 Figure 4: Final design ............................................................................................................................ 54 Figure 5: site plan for the adopted alternative ........................................................................................ 55 Figure 6: 3D representation of the whole estate ...................................................................................... 56 Figure 7: Summary of evaluation and monitoring stages ........................................................................ 64

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LIST OF MAPS

Map 1: Site Layout of Greenspan estate ................................................................................................. 22 Map 2: Local context of project area. ..................................................................................................... 28 Map 3: Project Site within Malili Centre ................................................................................................. 28 Map 4: Soil and geology Map ................................................................................................................ 32

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LIST OF PLATES Plate 1: image showing location of Green Span estate ............................................................................ 21 Plate 2: Malili Centre in the national context.......................................................................................... 25 Plate 3: Location of Malili along Mombasa Nairobi Road ...................................................................... 26 Plate 4: Locational context of the project area. ...................................................................................... 27 Plate 5: An excavation revealing the black cotton soils found in the project site ..................................... 31 Plate 6: Savanna grasslands and sparse bushes a character of Kapiti plains ............................................. 34 Plate 7: Aerial view of the project site before establishment of Malili Centre. ........................................ 34 Plate 8: Location of project site ............................................................................................................. 38 Plate 9: Conceptual Design .................................................................................................................... 52

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LIST OF TABLES Table 1: Recommended land uses, minimum plot sizes, setbacks plot coverage and building typologies in Malili Centre ......................................................................................................................................... 17 Table 2: Residential neighbourhood standards ....................................................................................... 18 Table 3: Road specifications within Malili Centre .................................................................................. 19 Table 4: Summary of car parking space requirement .............................................................................. 20 Table 5: Summary of site analysis ......................................................................................................... 35 Table 6: Project outputs and outcomes ................................................................................................... 39 Table 7: Population projection ............................................................................................................... 49 Table 8: Housing demand Projection up to the year 2030 ....................................................................... 50 Table 9: Adopted design standards......................................................................................................... 51 Table 10: Project implementation time frame ......................................................................................... 58 Table 11: Site management Plan ............................................................................................................ 66

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CHAPTER 1: INTRODUCTION

1.1.Overview

This chapter provides introductions that give the title, findings and recommendations of the

planning research project; a summary of the development project title, objectives and

methodology. This chapter builds the foundation of the development project.

1.2.Research Project Title:

Emerging Human Settlement Patterns around the Planned Konza City: A Case of Malili Centre

1.3.Summary of Major Findings.

1.3.1. Uncontrolled land subdivision and development.

Malili Centre is a rapidly growing Centre with uncontrolled and unplanned development with a

rapid rate of land subdivision without any guiding plans. The uncontrolled development has led

to reduction of the aesthetics value of the center.

Most of the development occurs in a scattered manner and this makes provision of necessary

infrastructure services expensive. Construction is still ongoing on the plots which have been

subdivided into smaller portions of 50m by 30m. These constructions do not leave any space for

installation of necessary infrastructure. This in future will force demolition of some structures to

pave way for installation of the necessary infrastructure if the development in the Centre is to be

sustainable. This is an expensive venture and this can be avoided by controlling the development

before it escalates to uncontrollable levels.

1.3.2. Uncontrolled land use

Malili Centrehas a variety of land uses. These land uses include residential, commercial,

educational and transportation. These land uses are disorganized and are scattered within the

Centre. This is because there is no guiding plan and no effective control. This gives the Centre a

disorderly character. This poses a major challenge in service provision in that it will be an

expensive venture to service the disorganized activities in future. For instance some structures

within the residential area have been converted to schools and religious facilities. Some of the

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structures are multipurpose serving both as schools during the week and religious facilities

during the weekend. The disorganization of land uses has made the Centre to acquire a slum like

character and this led to the demolition of the initial structures in the settlement.

1.3.3. Poor road infrastructure

The Centreis served by one class A road, the Nairobi- Mombasa road and two minor roads

Malili-Konza road and Malili-Katumani road. The Nairobi-Mombasa road lacks traffic calming

infrastructure within the Centre. Thisroad, which separates the Centre into two, is usually very

busy and vehicles usually move at very high speeds. Residents have to wait for long before they

can cross from one side of the Centre to the other. Others even risk by crossing the road while

running. This poses a great risk to the road users within the Centre. The road also lacks

pedestrian walk ways.

Both Malili-Konza road and Malili-Katumani road are earth roads. Malili-Konza road is a major

link of Konza Centre another rapidly growing Centre, to the main Nairobi-Mombasa road.

Malili-Katumani Road connects Malili Centre to Katumani Agricultural Research Institute.

These two roads are characterized by huge potholes in the middle of the roads. These potholes

have rendered some sections of the road impassable and road users have created ways in the

adjacent plots. In some sections along the road, the road reserves have been encroached into by

the upcoming developments thus leaving no space for road expansion and installation of other

infrastructure like power and water.

Heavy vehicles usually park within the Centre creating congestion. The parking currently used is

informal and there is no designated route for entering or leaving the parking. The location and

lack of proper signage to direct the trucks is the major cause of the congestion of the long

vehicles. This causes other vehicles to park beside the main road creating more congestion.

1.3.4. Poor housing conditions

Majority of the structures within the Centre are built using iron sheets for both wall and roofing.

The use of the temporary material for construction makes it risky to install services like

electricity.

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These structures lack basic amenities like toilets and bathrooms this pose a health risk to the

residents who live in this structures.

The initial structures built within the Centre were demolished by the government because they

gave the Centre a slum like character. However the more structures are being built to

accommodate the increasing population. It was observed that there is rapid immigration in this

area with more than 95% of the residents having migrated into the area within the last 4 years.

This has led to a significant rise in the temporary structures in an effort to provide shelter.

This form of housing poses a great risk in case of emergencies like fires and disease epidemics

because of lack of the basic amenities which support quality living.

1.3.5. Inadequate basic service provision

Basic services are important in any human settlement. Malili Centre has inadequate provision of

the following basic services:

1.3.5.1.Inadequate Educational facilities

Due to influx of population in the area, there is mushrooming of primary school within the

Centre. There are at least five private owned primary schools within the Centre. Most of the

schools have inadequate facilities. It was observed that majority of the schools are not registered

and they are run by untrained teachers.

The example of Elite Academy situated on a plot measuring 50m by 30m and has one structure

housing pupils from standard 1 to standard 6. This school is run by three untrained teachers.

There is no public school within the Centre and this force the residents to fully depend on the

informal primary schools. From the field study it was ascertained that the land set aside for

public primary school has been grabbed by a private developer. Thus the access to free and

quality education within the Centre is greatly constrained.

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1.3.5.1. Poor access to Water

The Centre is faced with the challenge of access to clean and adequate water for both domestic

and commercial uses. Water vendors supply the residents with the much needed commodity. A

20 litre Jeri can costs an average of Kshs. 30 and at times costs Kshs.80 during serious water

shortages. Water vending businesses have taken over the normal supply of clean water by the

government thus compromising on the right of the residents to access of adequate and clean

water at affordable prices.

1.3.5.3. Lack of sanitation facilities

There are no sanitation facilities provided in the area. The Centre lacks a sewer system and major

sanitation facilities like public toilets. Business operators within the Centre are forced to use

facilities within the residential structures which are also not adequate. Residential structures use

Pit latrines and waste pits to dispose human and domestic waste respectively.

1.3.5.4. Security

Security in the area is highly compromised by the absence of security personnel. Major security

threats within the Centre are mugging and theft. The residents have to travel more than 15 km to

Salama Police Station to report insecurity instances. The area has increasing population and

insecurity instances are expected to rise.

1.3.6. Emergence of informal business activities

There is emergence of roadside business along the Nairobi Mombasa road taking advantage of

the passengers boarding and alighting along the road. Other business activities are established on

the road reserves of the Malili-Konza road and Malili-Katumani road. These business activities

are creating conflict between road users and the business activities.

1.3.7. Environmental degradation

The Centre lacks a waste collection and waste disposal system and residents are using different

ways of disposing the waste generated in their homes and business premises. Majority of the

residents use pit latrines and waste pits to dispose human and domestic waste respectively.

However waste generated by the commercial activities is disposed besides the roads. This has led

to accumulation of waste on some parts of the roads. These forms of waste disposal are not

sustainable and pose a threat to the environment.

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An area with a depression south of the Centre is currently used by traders to dispose their waste.

However, majority of the traders especially roadside sellers dispose the waste generated in their

businesses beside the road. Most of the households use pit latrines to dispose their human waste

and waste pit to dispose other domestic wastes but these are only found in the few permanent

structures within the Centre. These pose a threat to the fragile ecosystem.

1.4. Summary of Research Recommendations

1.4.1. Reorganization of land uses within the Centre.

For there to be harmonious and sustainable development a local physical development plan for

the Centre need to be developed. This will ensure allocation of space for the various land uses

within the Centre. This will ensure separation of non-compatible land uses and incorporation of

compatible land uses.

1.4.2. Provision of better and decent housing

The demand of housing currently within Malili Centre outweighs the supply of housing units.

Furthermore the housing being provided is temporary in nature. There is need to provide decent

housing with access to basic services. This will entail:

• Replacement of the temporary structures with permanent structures

• Provision of basic amenities like toilets and drainage within the structures

• Realignment of the structures to create better aesthetics and ease of access.

1.4.3. Provision of transport infrastructure

The infrastructure development will include: Tarmacking Malili-Konza road and Malili-

Katumani road. These two roads link Malili Centre to Konza Centre and Katumani Centre

respectively. The Malili-Konza road is one of the major links of Konza Centre to the main road,

Nairobi Mombasa Highway. The infrastructure facilities needed include:

1. Provision of pedestrian facilities on both roads within the Centre to ease movement of

people within the Centre.

2. Provision of better drainage facilities on the road infrastructure in the area.to drain off the

water accumulating in the road making them impassable.

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3. There is also need to provide parking for long distance vehicles within Malili Centre.

Currently the vehicles have created an informal parking within the Centre and the parking

is usually congested because of limited space.

1.4.6. Provision of adequate access to basic services.

Provision of adequate education facilities. The area needs public educational facilities to be

established. The area already had enough population to support primary schools and with

expected increase in population there is need to establish a secondary school.

1.4.6.1. Provision of water reticulation system

The Centre need to be supplied with adequate and clean water. This water should be able to

power the sewerage facilities proposed for the area.

o Introduction of better waste management

o Promotion of the use of sustainable sources of energy

1.4.6.2. Provision of a formal market

The major motivation of people moving into the Centre was to search for employment. This had

led to rise in a number of economic activities within the Centre. Among the activities are the

business established along the road reserve. There is thus a need to allocate space where the

where the roadside sellers can be moved into and better structures constructed for their use. It is

therefore recommended that a more formal market be established in Malili with the

establishment of adequate provisions for commercial and industrial activities.

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1.5. Development project title: Development of Malili residential precinct.

This will entail construction of permanent residential structures which are easily

accessible and are provided with the basic services like water, sanitation facilities and

electricity.

1.6. Reasons for choice of development project

The choice of the development project is backed by the following reasons:

• The provision of housing is a basic need and enshrined in the Kenyan Constitution. The

inadequacy of housing should thus be given the first priority in the redevelopment of

Malili Centre.

• Currently the Centre faces shortage of housing and if the problem is not addressed

urgently there will be development of a slum. To redevelop the area will then proof to be

an expensive venture because it will entail the demolition of the congested structures.

• Future expectation in increase in population will create pressure on the few residential

units thus the need to increase their supply.

1.7. Area coverage

Malili Centre is divided into two sections by the Nairobi- Mombasa highway, the eastern

side and western side. The project is intended to cover the western side of the Centre an

area of 20.20hectares where currently residential structures are concentrated.

1.8. Objectives

i. Development of a model residential cluster for Malili Centre

ii. Prepare housing layout designs that promote access to services, optimal utilization of

land, and encourage sustainable use of resources.

iii. Propose measures for land use control and regulation of proposed house layout

iv. Provide an implementation framework for the project, including monitoring and

evaluation

1.9. Assumptions

The project will only be viable under the following assumptions

• The current increase in population will continue leading to increased demand in

housing.

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• The speculation of the growth of Konza Techno city which is a major attraction of

population into Malili Centre.

• The various stakeholders will be willing to take up and implement the project.

1.10. Scope of the development project and organization of the project chapters

Chapter 1: Introduction

This chapter introduces the research project by giving a summary of the main research findings

and the various recommendations to be adopted to tackle the problem researched on the preferred

choice of the recommendation is stated and the Development Project title stated. This chapter

has the following other sections: justification of the development project, location and area

coverage of the project area, objectives and assumptions of the development project and the

methodology for the development project.

Chapter 2: Policy Review

This chapter has dealt with review of relevant policies, plans planning policies and design

guidelines. Planning standards at national, regional, and urban are reviewed in this chapter. This

provides the guidelines on the planning design and implementation of the project.

Relevant case study has also been analyzed.

Chapter 3: Situational Analysis of the Project Area

Locational context of the study area (from regional level to neighborhood level is explained in

this chapter. The background of the study area and its historical context is tackled in this chapter.

Physical and natural environmental characteristics of the site where the project will be

implemented and their effects on the project are analyzed. This chapter also analyses the

population and demographic characteristics of the project area. The various land uses within the

project area and their effect on the project analyzed. Lastly the institutional, legal and financial

issues of the project area are stated.

Chapter 4: Project Planning, Design and Implementation

This section articulates the planning projects and designs generated, expected outputs and

outcomes of the project and implementation strategies and programs for the project as directed

by the project objectives. This chapter has the implementation schedule where the time frame,

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phasing costing and resource requirements and the various roles of the stakeholders involved in

the project implementation are stated.

Chapter 5: Monitoring and Evaluation

The stages in monitoring and evaluation of the project, guidelines for the implementation process

and environmental management plan re tackled in this chapter.

Development Study Methodology

This section describes, in detail, the types of data that were sought, sources of such data, the

subjects targeted for the study, methods of data collection and data analysis. All these had to be

informed by the project objectives. A summary of all the whole methodology is finally

represented in the form of a data needs matrix. The methodology is important because it shows

the systematic stages or plan followed while undertaking this project.

1.11. Data Needs and Requirements

The information that was sought was on policy and legal guidelines which comprised of zoning

regulations and development control information; planning standards on housing and support

activities; lessons from relevant case studies; location and historical development of the project

area.

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Physical and environmental characteristics of the area; population and demographic

characteristics of the area; and land use patterns of the project area.

1.11.1. Data Sources The data mentioned above was got from both primary and secondary sources. The physical and

environmental characteristics of the area and the land use information were gathered through site

analysis. The major methods of collecting this data were observation, field sketching, mapping

and photography.

The data collected through secondary sources can be classified into policies, legal legislation and

planning guidelines and standards.

Policies

The policies analyzed are housing policy and land policy

The legal information sourced from the Kenya Constitution (2010) and the Acts of Parliament

relevant to the area of study.

Acts of parliament

The acts of parliament reviewed are Physical Planning Act (1996), Urban Areas and Cities Act

(2011), Devolved Government Act (2011),Water Act (2002),Public Health Act, Land Act and

Environmental Management and Coordination Act (1999).

Planning guidelines and standards

Data on planning guidelines and standards was sourced from Konza Techno City Buffer Local

Physical Development Plan, Konza Technology City Local Physical Development Plan, Physical

Planning Handbook (2008), the A.J. Metric Handbook and the Building Code.

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1.12. Methods of Data Collection

Data collection for this project involved both primary and secondary data collection methods.

1.12.1. Methods for Primary Data Collection

Photography

This basically entailed taking pictures of various phenomena for illustration purposes. The major

features that were captured through photography comprised of the physical ones e.g. buildings,

transport networks, drainage systems, people undertaking various activities among others.

Field Sketching

The researcher also drew sketches of various features also for illustration purposes. These

included elevations of buildings along the corridor, cross-sections of the road reserve and

perspective drawings at various sections of the corridor.

Observation

Land uses within the project area, site characteristics and measurement were noted and recorded

down.

1.12.2. Methods of secondary data collection

This involved the review of policies, acts of Parliament, review of plans reading of relevant

books and documents and analysis of case studies.

1.12.3. Methods of Data Analysis This is whereby the data collected was cleaned, sieved and synthesized for meaningful

interpretation of findings. Quantitative data was analyzed using Excel and SPSS programs.

Spatial data was analyzed using GIS tools and ArchiCAD.

1.10.4. Methods of Data presentation The results of the analysis provided the information needed for the writing of the report. The

analyzed data is presented informs of maps, plates and figures.

1.10.5. Limitations The following limitations were faced during the project:

There were time and financial constraints experienced

Malili being an upcoming settlement much of the information about it is not documented.

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1.17. Definition of key terms

Housing unit: A residence such as a house, apartment, mobile home, or room(s) within a larger

structure that provides a space for occupants making up a single household to live and eat. For a

room or apartment to be defined as a housing unit, it must be distinctly separated from other

living spaces within the building. It must be directly accessible from an outer door or through an

interior door in a shared hallway rather than by walking through another household's living

space.

Plot coverage: Plot coverage is the extent of plot covered by the building(s) or structure and this

is expressed in terms of percentage.

Plot ratio: the plot ratio of a building is obtained by dividing the gross floor area (GFA)) of the

building by the area of the site on which the building is erected.

Set back: means the minimum distance between any portion of any building and a road

boundary or centerline of a road.

http://www.businessdictionary.com/definition/residence.html

http://www.businessdictionary.com/definition/house.html

http://www.businessdictionary.com/definition/apartment.html

http://www.businessdictionary.com/definition/mobile.html

http://www.businessdictionary.com/definition/structure.html

http://www.businessdictionary.com/definition/provide.html

http://www.businessdictionary.com/definition/occupant.html

http://www.businessdictionary.com/definition/maker.html

http://www.businessdictionary.com/definition/building.html

http://www.businessdictionary.com/definition/household.html

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CHAPTER TWO: REVIEW OF POLICY GUIDELINES

2.1. The Constitution of Kenya, 2010

The Kenyan Constitution provides the framework for formulation of various policies and

legislation to guide development within the country. The constitution of Kenya under article 43

(1) (b) provides that every Kenyan citizen has a right to accessible and adequate housing and

sanitation. The enjoyment of this right is not limited to only those living in major urban areas but

also to those living in rural areas and those in the developing urban settlements. Thus the state

needs to put initiatives to ensure that Kenyan Citizens enjoy this right. Currently the residents is

Malili Centre do not enjoy this right fully because of lack of basic services within the Centre.

2.2. Policy framework

2.2.1 Kenya Vision 2030

Kenya’s vision is to become a globally competitive and prosperous nation with a high quality of

life by the year 2030. This vision covers the period 2008-2030 and it aims at transforming Kenya

into a newly industrialized middle income country. It is based on three pillars namely, economic,

social and political. These three pillars will lead to an adequately and decently-housed nation in a

sustainable environment through better development of and access to affordable and adequate

housing. The vision identifies key flagship projects throughout the country which are expected

to take the lead in generating rapid and widely shared growth and create jobs for Kenyans. With

successful implementation of these projects will lead to an increased demand in quality housing

and reduced supply of informal houses thus the need for provision of housing. The vision targets

production of 200,000 units of housing annually.

2.2.2 National Housing Policy

The national housing policy intents to arrest the deteriorating housing conditions country wide

and to bridge the shortfall in housing stock arising from demand that surpasses supply mostly in

urban areas. The policy aims to enable the poor to access housing and basic services and

infrastructure necessary for a healthy living environment mostly in urban areas; facilitate

increased investment by the formal and informal private sector in the production of low and

middle income urban dwellers among others. The policy has broad objectives which geared

towards achieving sustainable human settlement development. Some of the objectives are:

• To facilitate progressive realization of the right to adequate housing by all

14

• To promote the development and ownership of housing that is functional, healthy

aesthetically pleasant and environmentally friendly

• To earmark and set aside and for public development in urban areas.

• Access to land and security of tenure for all socio- economic groups.

• To assist the low income earners and economically vulnerable groups in housing

improved production.

• To improve the quality of housing stock.

• To provide and improve infrastructural facilities in both the rural and urban areas so as to

improve human settlements and living environments

• To protect the environment of human settlements and ecosystems from pollution,

degradation and destruction in order to attain sustainable development.

2.2.3. Land policy

The Land policy sets out the goals and direction for the management of land and sets out

measures and guidelines to be adopted to achieve optimal utilization and management of land.

The policy recognizes that, uncontrolled development, urban sprawl, land use conflicts,

environmental degradation, and spread of slum development have been land use challenges in

the country. To address such issues the policy proposes preparation of among others urban and

peri-urban land use plans.

2.3. Relevant legislations

2.3.1 The Physical Planning Act (cap 286)

This is the main statute that provides for planning at national, regional and local levels. The law

mandates the Director of Physical Planning to formulate National, Regional and Local

development policies, guidelines and strategies. The Act also indicates the process to be

followed in plan preparation which includes public participation. This Act vests power on the

governments (county governments) to ensure orderly development, regulate zoning, approve

development plans and prohibit unauthorized developments through reinforcement of the law.

Thus any development within Malili Centre will Have to be approved by the County

Government of Makueni.

15

2.3.2. The County Government Act, 2012

The County Government Act, 2012 mandates County Governments to carry out the planning

function at the county level. The Act stipulates that one of the objectives of county planning is to

ensure harmony between national, county and sub-county spatial planning. Konza Techno city

project which has stimulated the growth of Malili Centre is a national project which also affects

two other counties.

2.3.3. The Land Act, 2012

The Land Act provides for sustainable administration and management of land and land based

resources nationally. The land within Malili Centre need to be managed in a sustainable to ensure

the current development will not affect future developments and ensure the environment is

conserved and well managed.

2.3.4. Environmental Management and Coordination Act (EMCA 1999)

EMCA, 1999 provides for the establishment of an appropriate legal and institutional framework

for the management of the environment. The legislation entitles every Kenyan the right to a clean

environment and tasks the state to protect the environment and ensure sustainable use of land and

other natural resources such as wildlife. The Act provides for the formation of NEMA which is

mandated to approve plan and projects ensure they meet all environmental requirements.

2.3.5. Water Act, 2002

An Act of Parliament to provide for the management, conservation, use and control of water

resources and for the acquisition and regulation of rights to use water; to provide for the

regulation and management of water supply and sewerage services. The Act provides for the

formation of water service board which has the mandates to control all services related to water

and sewerage.

2.3.6.Public Health Act, Cap 242

The Act provides for control of nuisance on any land or premises or other condition liable to be

injurious or dangerous to health such as overcrowded dwelling or premises. It also provides that

dwellings and premises must be provided with adequate drainage and appropriate sanitation

facilities. Currently the project lack any waste disposal system and drainage system thus the need

16

to be provided with adequate drainage and sanitation facilities to prevent diseases related to poor

sanitation.

2.4. Relevant plans

2.4.1. Konza Technology City Local Physical Development Plan

This Local Physical Development Plan (LPDP) has been prepared to enhance the realization of

Kenya Vision 2030. Konza Technology City has stimulated the growth of centres around.

Among these centres is Malili Centre which is at the southern part of the Techno city. This plan

addresses the developments taking placing place in Malili and Konza centres.

2.4.2. KonzaTechno city Buffer Local Physical Development Plan

This plan guides development around the proposed Konza Techno City. It is a 10 year plan

guiding development over an area of 20,677 Ha. Among the objectives of the plan include

identifying the likely impacts of Techno City to its periphery and vice versa, classifying the land

into appropriate land uses and setting standards, regulations and restrictions for land use and

buildings. The plan gives the principles that shall guide development within the area of the buffer

zone.

2.5. Planning standards and guidelines

The Konza Techno City Buffer Local Physical Development Plan zones Malili Centre as both a

commercial and residential Centre. The plan categorizes the area into various zones. Zone A

will be conservation area, Zone B will be modern agriculture and Zone C will be commercial

area. Malili Centre where the project site lies is categorized as zone C. the plan proposes that

Zone C will be further subdivided to create a sub-zone to cater for residential user particularly

low and medium density residential. The Table below shows the permitted land uses including

those under special conditions. The plan gives the following planning specifications are to be

followed when designing structures within the Centre.

17

Table 1: Recommended land uses, minimum plot sizes, setbacks plot coverage and building

typologies in Malili Centre

Permitted Use Minimu

m plot

size(Ha)

Set backs Max.

no. of

floors

Plot

covera

ge

Building Typologies

F R S

Commercial,

residential,

Hospitality, Public

Purpose

0.05 5 2.5 5 75% Apartments, flats, shopping

malls, complex

High density

residential(singles

family, multi-family

units)

0.05 6 3 3 5 50% Flats, apartments,

semi-detached row houses

Medium to low

density residential

0.20 6 3 3 2 50% Bungalows, maisonettes,

villas

Source :( Konza Techno City Buffer LPDP).

18

Table 2: Residential neighbourhood standards

Type of dwelling No. of dwellings per hectare Space allocation per dwelling

(m2) (Include built-up area and

circulation)

Bungalow Detached

Low Density 10 1000

Medium Density 16 500

High Density 35 285

Semi-detached and Row

housing

Low Density 20 417

Medium Density 32 333

High Density 70 250

Multi-family dwelling

Low Density 50 200

Medium Density 60 167.6

High Density 70 142.8

Special Density 133 75

Source: Physical Planning Handbook, 2008

Circulation

All plots within an area need to be accessed to ease provision of services within the area. Service

infrastructure is usually laid along the transportation routes so as to ensure they can be easily be

accessed for maintenance and repair.The table below shows road specifications within Malili

Centre.

19

Table 3: Road specifications within Malili Centre

Road Name Classification Reserve Pedestrian

Walkways(Both

Sides)

Cycle Paths

(Both Ways)

Nairobi-Mombasa A109 60m 4.5m 2m

Konza road D522 20m 1.5m 1.5m

Ulu road E411 60m 4.5m 2m

Konza East E412 18m 1.5m 1.5m

Locals roads, unopened

reserves in Malili and

Konza centres

9m

Source: Konza Techno City Buffer LPDP

Car Parking Space

Public parking spaces should be provided in urban areas within residential areas, industrial

zones, commercial zones and social facilities, recreation and sports areas, in the central

commercial and business zones. In residential areas, where on-street parking is not practicable,

public car parks should be provided. The maximum distance between a dwelling and its

associated parking area should be 50m. A standard of 15-35 square meters parking space per car

is recommended. The dimensions recommended are:

Flush Parking

5.0-6.5m by 2.5m for cars 10.0m by 3.3m for buses 30.0m by 4.0m for trailers and trucks.

Angle Parking

5.0-6.5m by 2.5m for cars 10.0m by 3.3m for buses 40.0m by 2.5m for trailers and trucks at an

angle of 30 degrees. Angle parking has an advantage of concentrating more vehicles within a

given location but demand wider road reserves than flush parking. The following are standards

for car parking requirements:-

20

Table 4: Summary of car parking space requirement

Usage One Car space for every usage

Housing 2 houses or lodgings

Specialized market place 50 to 60sq. m of covered area

Market 30 to 50 sq. of covered area

Office and Administration 50 to 60 sq. m of covered area

Hotel 5 to 8 beds

School (a) 0.5 classroom/secondary school and above

(b) 1.0 classroom/ below secondary school

level

Restaurant, Cinema and Theatre 12 seats

Mosque / churches 10 to 12 prayer space

Hospital 5 to 10 beds

Sports field 10 to 20 seats or spectators

Industrial establishment and workshops 6 to 10 workers

Source: Physical Planning Handbook, 2008

Case study: Green span estate

Green span estate is located within a high populated area within Nairobi city and despite the

population pressure the estate provides for a decent living environment unlike Malili Centre

where increase in population has led to emergence of informal and temporally structures.

The estate is located in Nairobi Umoja Phase 5 area. It is bordered by Kayole spine road to the

north east and savannah road to the south east. A residential estate with 1000 housing units. The

residential estate is characterized by two housing typologies; maisonettes and apartments the

estate has been developed in three phases. The estate has provided for a shopping mall where

various services and goods can be obtained all under one roof.

The housing estate has ensured maximum circulation where by each plot is accessed by an

access road. The estate has tapped on the green energy by the following attributes

21

• Each unit has a solar panel

• Rain water harvesting

• Solar powered street lighting

• A naturally ventilated design allowing for constant air flow.

The estate has adopted on street parking angular and parallel parking. All housing units within

the estate drain in a common sewer which a sustainable method of liquid waste disposal.

Plate 1: image showing location of Green Span estate

Source: Google earth 2014

22

Map 1: Site Layout of Greenspan estate

23

Green span mall houses various commercial activities. This thus promotes for mixed use development.

Maisonettes type of housing. The houses are fitted with solar heaters thus reducing the cost of energy consumption.

24

Lessons learnt

1. Use of renewable sources of energy

The project area is located within the tropics where direct solar insolation is experienced

all year round and thus the area has the potential for tapping solar energy in small scale to

be used for lighting within the housing units and on the streets.

2. Provision of adequate circulation within the residential units

All the plots within the study area need to be provided with adequate access to ensure

easy delivery of services and goods within the residential estate

3. Green spaces give an area an aesthetic value and thus the need to improve the aesthetic

value of the project area.

4. Integration with other land uses ECD School and a shopping mall which are fully

operational.

5. Rain water harvesting to reduce overdependence on the supplied water.

25

CHAPTER 3: SITUATION ANALYSIS

3.1.Location context of project

3.1.1. Regional Context

The project area, at regional context is located in Makueni County at Malili Centre. Malili Centre

is near the border of Makueni and Machakos County. The project area is bordered by the

Nairobi Mombasa Highway (A109) to the East and Malili Ulu road to the south.

Plate 2: Malili Centre in the national context

26

Plate 3: Location of Malili along Mombasa Nairobi Road

3.1.2. Local Context

The project site is located at the western part of Malili Centre and is bordered by Nairobi

Mombasa highway to the east and Malili Konza road to the south and Konza Techno City

boundary to the North.

27

Plate 4: Locational context of the project area.

28

Map 2: Local context of project area.

Source: Konza Technology City LPDP and modified by author

Map 3: Project Site within Malili Centre

30

3.2. Background of project area and historical context Malili Center is a new urban area forming in the south east of the proposed Konza Techno city.

This Centre has developed after subdivision of Malili ranch in the year 2006. Shareholders were

allocated plots according to the number of shares one owned. During the subdivision there was

allocation of commercial plots to every shareholder. This Centre is separated into four portions

by the Mombasa- Nairobi and Ulu-Malili-Katumani road. The Mombasa-Nairobi highway runs

in a north-south direction and Ulu-Malili-Katumani road runs diagonally in a north east- south

west direction. This urbanization has been fuelled by expectations arising from the impending

construction of a new city on the 5000 acres acquired by government for that purpose. The

expectations have led to acceleration of subdivision of ranches into small parcels which are sold

to speculative developers who are positioning themselves strategically to benefit from the Konza

city project.

The form and character that the Malili urban area has taken is largely informal, devoid of

planning and infrastructure provision. Most of the permanent developments are occurring along

the main road as ribbon development. The center lacks a distinctive form separating land uses

and most of the developments occurring away from the main highway are semi-permanent

structures. The area also lacks provision for public infrastructure to support the budding urban

area.

The Centre has plots ranging from 1/8 acres which are privately owned under leasehold. Going

by the type of development coming up in the area, it is evident that there has been further

uncontrolled subdivision of land. The parcels of land adjacent to and in the vicinity of Malili

center are of 7.8 Acres each and are also under private ownership. The formalization process for

ownership of these parcels is still in progress. Owners of the plots currently have allotment

letters as show of proof of ownership of the plots.

3.3.Site analysis

3.3.1. Topography and drainage

The land generally slopes gently in a westerly direction. It lies in between a series of hills thus

forming a basin. The North West side slopes steeply from north to the south.

31

3.3.2. Geology and soils The soils within the project site are black cotton soils which are about five meters deep. These

soils cannot support built structures and thus the site need to be excavated to reach the firm

ground where the structures can be built.

Plate 5: An excavation revealing the black cotton soils found in the project site

Source: Field study 2014

32

Map 4: Soil and geology Map

Source: Konza City Buffer Zone Local Physical Development Plan

3.3.3. Climate and Vegetation

3.3.3.1. Rainfall

The area where the project site lies is categorized as an Arid and Semi-Arid Land (ASAL) since

it does not receive sufficient amounts of precipitation. Annual rainfall ranges from 150mm to

650mm. The area is thus unsuitable for rain-fed agriculture but it is suitable for ranching and

irrigation agriculture. It is also suitable for urban development. Due to the area being Arid and

Semi-Arid Land and long sun shine periods the area has potential for solar energy.

3.3.3.2. Temperature

The temperature of the area covering Makueni ranges from 150C-290C. This means the average

daily temperature is 220C. The table below shows a summary of monthly temperatures.

33

Figure 1: Temperature on Malili Centre.

Source: Kenya Meteorological Department

These are the same temperatures that are experienced within the project site.

3.3.3.3. Vegetation

The project site generally lies in the Kapiti Plains. The vegetation is savannah grassland with

sparse shrubs. With the low amount of rainfall received in the area the vegetation is mostly

stunted. Most of the vegetation has been destroyed by charcoal burners and frequent fires mostly

during the dry season. Within the project site the vegetation has been cleared to pave way for

construction.

34

Plate 6: Savanna grasslands and sparse bushes a character of Kapiti plains

Source: Konza Local Physical Development Plan (2012-2030

Plate 7: Aerial view of the project site before establishment of Malili Centre.

Source: Konza Local Physical Development Plan (2012-2030)

35

Table 5: Summary of site analysis

Site attribute Opportunities Challenges

Topography Large portion of the site is

generally flat thus suitable for

urban development

The likelihood of flooding is high thus

creating a need for an elaborate drainage

system

Vegetation Vegetation on site in sparse thus

there will be less destruction of the

natural

environment during construction

activities

Exposure to flush flooding due to the bare

soils.

Views and

neighborhood

The surrounding hills give the Centre

a unique identity and pristine and

scenic setting.

The bare hills may accentuate flooding

within the city

Soils The soil profile is suitable for urban

developments

Deeper excavation of the soils to reach a firm

base

Neighboring

Infrastructural

facilities

Ease of connectivity by use of A109

the E412 Malili Ulu road

Need for interchanges along the A109 and

extending the Konza railway line to KTC

36

3.4. Population and demographic characteristics

3.4.1. Population

The population of Malili sub location according to 2009 population and housing census was 796

and the population growth. (KNBS, 2009).The population growth rate is 2.8%.

Figure 2: Population projection for Malili sub location 2009 -2014

Year Population Size

2009 796

2010 818

2011 882

2012 902

2013 907

2014 909

Source: KNBS 2009 and modified by author 2014

Majority of the respondents were male with about 70% of those interviewed being male and 30%

being female. This is due to the population dynamics of the center whereby the male population

is the majority. The ages of those interviewed ranged from 20 years to 60 yrs. Majority of those

interviewed were between the age of 26 years to 30 years representing 54% of those interviewed.

3.4.2. Demographic characteristics

The mean house size in the Centre is 3 persons per household. This is because the population is

comprised of young population which have moved in the area in search for job opportunities.

During the field study it was observed that majority of the residents have at least attended

schools with 39.13% having completed primary level, 37.78% having attended secondary school

and 26.09% having completed tertiary level.

Other than the basic education, some residents within the Centre have other skills which enable

them get their daily living. However majority of the residents regard themselves as unemployed

with those employed accounting for 17.54% of the resident population.

37

3.4.3. Socio- economic characteristics

Urban-based economic activities in the area are those that tend to capitalize on pooling of

population and do well in areas with high population density with existing or emerging urban

character such as Malili Centre. The following economic activities take place within the site.

These activities can be classifies into commercial activities, educational and land transactions.

Cereal stores, diesel pump, food and beverage outlets such as restaurants, butcheries, food kiosks

and pubs, garages (bicycle, motor cycle and car) and puncture repair, money transfer services

among others. The site is has three educational institutions which are privately owned.

3.5. Land use analysis

3.5.1. Land tenure analysis

Malili center was originally part of Malili ranch. It has plots ranging from 1/8 acres which are

privately owned under leasehold. Going by the type of development coming up in the area, it is

evident that there has been further uncontrolled subdivision of land. The parcels of land adjacent

to and in the vicinity of Malili Centre are of 7.8 Acres each and are also under private ownership.

The formalization process for ownership of these parcels is still in progress, (LPDP, 2013).This

plots have been further subdivided into small uneconomical units which have already been sold

out to speculative developers.

3.5.2. Land use

Land within and around the project site has been put into various uses. The land uses are:

residential, commercial, transportation, educational, religious and health.

However majority of the plots are yet to be developed owing to initial freezing of development to

pave way for planning. This provides an opportunity to ensure that all developments are

according to the required specifications

38

CHAPTER 4: PROJECT PLANNING, DESIGN AND IMPLEMENTATION

4.1. Planning and design of projects. Project area

The project area covers an area of 202030 square meters (20.202 Ha).The site has the following dimensions 278 meters along the Nairobi Mombasa highway, 445 meters on the northern part, 630 meters and 570 meters forming a trapezium.

Plate 8: Location of project site

39

Project outputs and outcomes

The project is expected to provide a residential design that will lead adequate housing units, propose housing typologies that promote optimal access to services at minimum cost at the same time conserving on the use of land. The project will also provide guidelines for implementation of the residential cluster. The project outcomes are summarized in the table below.

Table 6: Project outputs and outcomes

Project objective Project outputs Project outcomes

Development of a model residential

cluster for Malili Centre

Better planned residential estate Decent housing

Improved security

Improved provision of education

Ease of movement

Prepare housing layout designs that promote

access to services, optimal utilization of land,

and encourage sustainable use of resources.

Permanent houses that are well served with basic services

like water and have better methods of waste disposal.

Improved access to services

Clean livable environment

Enhanced commercial activities

Propose measures for land use control and

regulation of proposed house layout

Land use control guidelines, project implementation

strategies and schedules

Well-coordinated programmes

implementation

Provide an implementation framework for the

project, including monitoring and evaluation

Project’s monitoring and evaluation frame work

Institution framework for project implementation.

controlled land use leading to reduced

land use conflicts

40

4.1.1. Development of spatial plan

4.1.1.1. Design of alternatives Alternative One: Redevelopment Approach

This proposes redevelopment of a section of the Centre where residential housing is more

concentrated. The redevelopment is necessitated by failure to follow the planning guidelines in

the existing development thus creating chaos within the developments. Most of the developments

do not observe ground coverage and the necessary frontages thus making provision of services

hard to achieve. However Malili being and upcoming Centre has a small percentage of the

developable land already developed. This can be attributed to freezing of development by

KOTDA to pave way for proper development guidelines to be formulated. This gives an

opportunity for a redevelopment to ensure that all the development meet the required standards.

With the prevailing poor housing, other related problems such inadequate access to services and

poor disposal of waste have come up. To counter this, the alternative proposes an overhaul of the

housing within the area and proposes new housing typologies as guided by the Konza Techno

city buffer physical development plan. This alternative proposes the following components.

1. Housing typologies of maisonettes and apartments.

This project entails construction of residential houses on the project site. The residential houses

will be maisonettes and apartments. The maisonettes will have a maximum of one floor while the

apartments will go up to the third floor.

The housing units will be developed according to the average number of households residing

within the project area. The average household size for residents in Malili area is 3 persons per

household. The housing units shall compose of two bedrooms a sitting area a kitchen, bathrooms

and toilets. These will also be other housing units which shall mainly cater for the needs of

smaller family units of one person. These housing units will consist of four rooms bedroom

kitchen and sitting area, toilets and bathrooms. Other support services will also be provided to

ensure sufficient functioning of the housing units.

2. Water supply system

41

A water supply system will be connected to the already existing Nol-Tureshi water pipeline. This

will ensure the houses have constant water supply. All the housing units to be provided with

tapped water. Watering point to ease access of water during water shortage.

3. Sewerage system

All the housing units will be connected to a common sewer. Initially all the waste can be drained

in septic tanks as the laying down of the proposed sewer serving the Konza city is being

constructed.

4. Storm water drainage

The construction of more housing structures will lead to increased concrete cover and reduced

permeability thus likelihood of flooding. To reduce this effect storm drainage will be constructed

to channel away storm water during the rainy season and thus reducing the risk of flooding with

the gentle area.

5. Green spaces and landscaping

The residential area need to be provided with enough green spaces and greenery to improve its

aesthetics. This will entail planting of trees and landscaping within the residential estate.

6. Circulation within the estate

The residential estate will be provided with access road. All the housing units will be accessed

through the access road. The access road will be constructed using concrete tiles enhancing

permeability.

7. Security check points.

With increase in insecurity it is convenience to design residential areas that are security

conscious. This estate being constructed near the proposed country top ICT infrastructure need to

be provided with maximum security because most of the experts within the city may be residing

within the residential estate. The estate will be constructed such that there will be one entrance

and exit. This will ensure that all the visitors visiting the area are monitored and incase of any

security threat all the security escape routes can be monitored effectively.

42

ECD space allocation. The estate will also have an ECD center where the children can access the

care they need before transitioning to the next level of study.

Commercial mall. Within Malili area commercial activities are thriving well. The project also

incorporates the construction of a mall where many commercial activities can be carried out all

under one roof. This will reduce movement within the Centre and ease movement within the

construction site. The adoption of this alternative has both positive and negative implications as

discussed below:

Merits and demerits of redevelopment approach

a) Merits

Redeveloping Malili Centre would gain the following:

Redevelopment calls for demolition and restructuring of the entire site. This presents an

opportunity for a participatory approach to the process by involving and empowering the locals

in the event.

• This enables the establishment of locally-oriented mechanisms of conflicts resolutions

besides making the locals feel part of the project and champion for its success.

• The full implementation of the project will ensure that the residents have access to quality

housing and all the other services that enhance housing. The project will ensure that the

neighbourhood is sustainable

• Ecological gains: the Centre’s green cover has been declining with time due cutting down

of trees and shrubs for charcoal burning. This project proposes for landscaping which

entail planting of trees and beautification of the Centre to improve its aesthetic view.

• A redevelopment approach to achieve sustainability in Malili Centre will entail the

production of housing typologies that are sustainable too. The current row housing

typology does not meet the current population housing and comfort needs. Thus,

redevelopment presents a chance for high rise multifunctional and multi-family units that

observe the principles of sustainability. This will make the Centre more appealing in

terms of the housing typologies as well as social and economic vibrancy.

43

b) Demerits

Despite the many positive effects noted for the redevelopment of the Centre, this approach can

also suffer some negative effects.

• The demolition of the existing residential housing units will lead to temporal loss of

housing units leading to reduce housing supply in the short run

• Redevelopment generally involves the relocation of the original population to another

part of the urban area. Even when the residents are re-housed on the same site after its

redevelopment, the transformation of the neighborhood beyond recognition has inevitable

psychological impacts upon the community.

• It will lead to distortion of the already existing social systems.

Alternative Two: Selective redevelopment approach

The study also recommends that some parts of Malili Centre can be redeveloped while others can

be preserved. The project area consists of already established development which meet the

required standards. This can be preserved to show the initial structures of the Centre while rest of

the Centre is redeveloped to the required standards and design.

a) Merits

• Preservation of existing housing stock. With the acute shortage of housing in the Centre,

destruction of the already existing housing stock may not be a plausible idea.

• It leads to conservation of structurally sound buildings, materials and cost of construction

• It results to the preservation of civic and cultural heritage

44

• It incorporates community participation initiatives.

b) Demerits

• It has limitations due to the technical difficulties and the amount of work and research

involved. Its complex and time-consuming process, which is more difficult to implement

than redevelopment.

• It is sometimes resisted by developers, who see it as an infringement on free enterprise

and a barrier to large-scale redevelopment.

• In many instances, old houses are so dilapidated and their original character lost after so

many years that it is unrealistic to attempt to upgrade them and to raise their conditions to

appropriate standards.

• The introduction of new infrastructure to old and dense neighborhoods can be an uphill

task

Alternative Three: Integrated approach

The study also recommends redevelopment of some sections of Malili Centre and the

rehabilitation of others. This approach views rehabilitation and redevelopment as complementary

forces and combines the best aspects of both approaches. It consists of rehabilitation of what can

realistically be saved, combined with reconstruction of new buildings in the place of those

beyond the reach of feasible rehabilitation.

If this alternative is adopted, it could result in the creation of rich environments through the

integration of new buildings within the existing neighborhood. It would however suffer the

disadvantage of being time consuming and less profitable when compared to redevelopment.

If adopted, this approach would gain and lose in the following aspects.

45

a) Merits

The merits of this integrated approach include:

• It allows for flexible project implementation, which can preserve the traditional urban

environment while achieving respectable densities.

• It respects the social order of the community by re-housing the majority of the original

residents on the site and invites mass participation.

• It results in the creation of rich environments through the integration of new buildings

within the existing neighborhoods and allows for the development of a new form of

contemporary architecture with local characteristics, enriching the appearance of the old

city while maintaining identity.

b) Demerits

Its adoption would however, suffer the following disadvantages

• For many developers and local authorities, the integrated approach remains a time-

consuming process, less profitable than redevelopment, especially when the objective is

to supply mass housing.

46

4.1.1.2. Evaluation of alternatives Alternative Merits Demerits

Redevelopment approach ü Maximum profit-high economic relevance

ü Optimal land use

ü Increasing housing stock

ü Potential for change of use and mixed use

ü Room for participatory planning

ü Promotes socio-economic diversity.

ü Room for proper provision of infrastructure.

× Destroys existing social system,

social and community ties

× Cost of relocation

× Negative psychological impacts on

community

× Destruction of existing housing stock

Selective redevelopment

approach

ü Preservation of existing commercial

developments

ü conservation of structurally sound buildings,

materials and cost of construction

× Complex and time consuming

× High degree of organization and

social responsibility

Integrated approach Allows for flexible project implementation × Time-consuming process

× Less profitable than

47

Goal achievement matrix

The various alternatives are evaluated whether they shall lead to realization of various goals. If

an alternative satisfactorily will lead to realization of a goal it is awarded a score of two, if the

alternative barely leads to realization a goal it is awarded a score of one and if it does not lead to

realization of the goal it awarded a score of zero. The alternatives are expected to lead in

realization of the following goals.

• Increased housing units

• Access to basic services

• Environmental conservation

• Economic use of land

• Improved aesthetics

• Secure neighbourhood

• Improved accessibility

Alternative

Improved

access to

quality

housing

Better

access to

services

Environmental

conservation

Economic use

of land

resource

Improved

aesthetics

Improved

accessibility

Secure neighbourhood

Redevelopment of the

residential precinct

2 2 2 2 2 2 2

Selective

redevelopment

1 1 1 2 1 1 2

Mixed use development

of the residential

precinct

1 1 1 2 1 1 1

48

4.2. Site Planning/Design Process Stages 1. Site planning is a tool that can be used to determine an appropriate development outcome

based on the constraints experienced in Malili Centre in its endeavors to come up with a

sustainable neighbourhood. The site should be well understood in terms of its existing

form, its effects and ways of coming up with a successful development to curb the

existing identified problems. With this regard, the following stages were followed during

the design process.

2. Field survey: field survey was carried out in Malili Centre to gauge the state of housing

within the rapid growing urban Centre. The character of housing observed during field

survey were housing typologies, densities and building materials, circulation,

environmental concerns.

3. Data analysis and synthesis: These include: unutilized land and numerous, low density

developments, single use developments, sprouting of informal economic activities, ,

inadequate housing facilities, overstretch of the existing infrastructural facilities, derelict

housing and infrastructural facilities, laxity of KOTDA and County Government of

Makueni in controlling illegal development within the Centre. The developing Centre is

crowded with various activities where are unplanned and thus reducing the aesthetic

value of the Centre and making service provision within the Centre an expensive venture.

Performance and low threshold populations to support certain activities. Environmental

degradation within the Centre has resulted from poor disposal of waste and charcoal

burning within some parts of the Centre and its outskirts robbing of the area its natural

vegetation.

4. Recommendations: this section proposed intervention measures to aid in improving the

conditions of Malili Centre for it to achieve sustainable development and meet the needs

of the current population and future populations.

5. Formulation of development projects: this was informed by the recommendations

made in the research project.

49

6. Design alternatives: The preferred model chosen was that which responded effectively

to the dilapidating conditions/problems in Malili Centre and most plausible economically.

Total redevelopment of the residential area was thus chosen as the better option in

meeting both the current and future demands.

7. Implementation, monitoring and evaluation: the preferred redevelopment approach was executed. This included; costing, time frame, actors and their roles with checks and balances to find out the responsiveness of the development alternative with reference to the stated objectives.

4.2.1. Detailed design formulation stage

Table 7: Population projection

Year Population Size

2009 796

2010 818

2011 841

2012 865

2013 889

2014 914

2020 1079

2025 1238

2030 1422

Source Author,2014

The population within Malili Sub location where the project site is situated is projected to be

1422 persons by the year 2030.

With the current household size of the area as 4 persons per household the housing demand will

be 356 housing units by the year 2030. The

50

Table 8: Housing demand Projection up to the year 2030

Year Housing units demand

2009 199

2010 205

2011 210

2012 216

2013 222

2014 228

2020 269

2025 310

2030 356

The residential estate is expected to house all the population within Malili Centre

Proposed land budget.

Land use Land size in Hectares

Residential 8.937

Commercial 3.35

Educational 1.551

Transport 4.203

Recreational 2.339

Total land size 20.20

The residential area is supposed to provide housing for low density, medium density and high

density. The allocation for land for development for the residential area is allocated in the ratio

of 3:2:1for high density, medium density and low density housing units

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Table 9: Adopted design standards

Land use Land size in Hectares

Plot coverage

Housing typology No. of floors

Total dwelling units

Other provision

Residential low density with circulation

3.738 50% Bungalow 48 Water and sewer system Landscaping Parking

Residential medium densitywith circulation

1.551 50% Maisonettes 1 110 Water and sewer system Landscaping Parking

Residential high densitywith circulation

3.648 50% Apartments 4 240 Water and sewer system Landscaping Parking

Educational 1.804 50% Row houses Classrooms Playgrounds

Recreational 2.339 Landscaping

Commercial 3.35 75% Apartments 4 Parking Market stalls

Transport Road name Road reserve Provisions

Nairobi Mombasa highway

60m Pedestrian walk ways Cycle paths Landscaping

Malili- Ulu 60m Pedestrian walk ways Cycle paths Landscaping

Internal circulation

12m Pedestrian walkways Traffic calming

Street Landscaping

Source Author, 2014

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Plate 9: Conceptual Design

Source Author, 2014

53

Figure 3: Preliminary design of the Proposed Residential Area

The conceptual design shows how the various land uses will be located on the project site. The following land uses were considered, residential commercial, recreational, educational and transportation.

54

Figure 4: Final design

Source: Author 2014

55

Figure 5: site plan for the adopted alternative

Low Residential Zone

Housing typology is Bungalow

The streets are landscaped

Parking is within the residential area

Educational zone

Recreational Zone

Recreational Zone

High Density Residential Zone

Medium Density Residential Zone

Commercial Zone

Educational Centre

High Density residential

Medium Density

Medium Density

Recreational Area

56

Figure 6: 3D representation of the whole estate

57

4.2.3. Implementaton schedule

4.2.3.1. Project phasing The project will be implemented in 9 phases. Various components of the project are grouped

together and implemented together thus constituting the components of a phase. The project

implementation phases are as follows:

Phase Activity Short

Term

Long

Term Phase 1 Land acquisition and consolidation 9 months

Phase 2 Preparation of various plans and designs and submission of the same for approval

12 months

Preparation of an environmental impact assessment report for the site

3 months

Phase 3 Construction of a decanting site and relocation of residents to allow for site preparation

6 months

Phase 4 Preparation and organization of the site for the construction 3 months

Phase 5 Laying out and provision of transport infrastructure for the site. 30 months

Phase 6 Construction of the residential structures and installation of utility services

48 months

Phase 7 Construction of the shopping complex 21 months

Phase 8 Construction of early child development center 18 months

Phase 9 Landscaping and site beautification 15 months

4.3.2.2. Project time frame The project is estimated to take 48 months (4 years) from start to completion. In the project time

frame the project duration is divided into intervals of 3 months or a quarter (Q) and various

activities spread within this time frame. The project time frame is summarized in the table below.

58

Table 10: Project implementation time frame

2014 2015 2016 2017 2018

Programme Q1 Q2 Q3 Q4 Q5 Q6 Q7 Q8 Q9 Q1

0

Q11 Q12 Q13 Q14 Q15 Q16

Design of project

Project approval

Environmental Impact Assessment

Land acquisition

Tendering and of contractors

Establishment of security check

points

Residential housing construction

Construction inspection and approvals

Construction of circulation roads

Laying down of water and sewer

reticulation system.

Construction of Shopping Mall

Construction of ECD Center

Landscaping

Monitoring and evaluation

59

4.2.3.3. Project costing

The costs stated above are estimates based on the current markets prices for the provision of the

various activities. The costs are subject to change according to the changing economic trends and

the actual calculation of the costs by the relevant implementation agencies.

Activity Amount

Kshs. Cts.

Design of project 1,000,000

Project approval 50,000

Environmental Impact Assessment 10,959,150

Land acquisition 750,000,000

Residential housing construction 10,000,000,000

Construction inspection and approvals 100,000

Construction of circulation roads 4,000,000

Laying down of water and sewer reticulation system. 1,500,000

Construction of Shopping complex 200,000,000

Construction of ECD Center 1,500,000

Landscaping 1,000,000

Total cost 10,970,109,150

60

4.2.3.4. Implementation agencies and their roles in the project implementation Actors/Implementing

Agency

Roles

Director of Physical Planning Pursuant to Physical Planning Act Cap 286 is required to prepare

the redevelopment/renewal plan required for this project

Minister of Lands, Housing

and Urban Development

Required by law to approve the renewal plan prepared by the

director of physical planning

The department of housing will be required to work hand in hand

with the developers in ensuring the provision of a range of

affordable housing typologies

National Land Commission Pursuant to the constitution and national land commission act of

2012 is required to monitor and have an oversight responsibility

over land use planning in the country and by extension in the Malili

project.

County Government of

Makueni

Responsible for providing supporting laws and regulations for the

redevelopment of the estate

Will oversee the approval of the development plans and designs of

the proposed redevelopment plan of Malili Centre

Housing Estate

Mandated by law to oversee the implementation of this project

Revenue collection

Site management (garbage collection and clean ups)

Preparation/formulation of policy guidelines for similar old

institutional housing estates

61

NEMA In charge of environmental sustainability of the project i.e.

approval of the environmental impact assessment reports and

continuous monitoring of the project to ensure compliance

Private Investors and other

Development Partners

Will be an important source of funds for the construction works

Will further invest in various components of the estate

Area/estate residents Will be required to offer both skilled and unskilled expertise inform

of labour and ideas to realize the project

KOTDA This authority is mandated to control all developments within the

Konza City buffer zone where Malili Centre is located. It will be

responsible for development approval and control within the area.

Expected Outputs v Expected Outcomes

A pleasant living

and working

environment

v Construction of modern housing and commercial facilities

v Provision of a range of affordable housing typologies

v Efficient water reticulation system

v Proper waste disposal mechanisms

v Environmental conscious residential area

v Enhanced quality of life

v Well secured residential area

v Proper working environment

v Provision of basic street infrastructure

High density mixed

use developments

v 4 storey apartments

v well-integrated commercial and residential land uses

62

Generation of

employment

v Massive investments in the area

v Establishment of intra and inter trade linkages for the estate

High quality

landscape

v Well-designed external spaces

v A well-integrated natural and built environment

v Improved tree and green cover

v Improved landscaping and environment aesthetic

Institutional reform v Enhanced roles of County Government of Makueni in offering the

required services to the estate

v Proper articulation of the duties and responsibilities of the

KOTDA is development control and approval within the estate.

63

CHAPTER 5: EVALUATION AND MONITORING. Monitoring of a project is a cyclic process aimed at ensuring the project meets the guiding

objectives. The project’s ability to satisfy the specific needs it aimed to is evaluated during this

process. This process will be carried within a certain interval after the commencement of the

projects. There various observables to monitors during the projects life time.

5.1. Monitoring and Evaluation Stages of the Implemented Development Project Monitoring of the project will be done by a special committee with representatives from the

various stakeholders within the project. The committee will be guided a well laid down

framework. This committee then advice and propose changes that will guide the project to meet

its intended objectives.

5.1.1. Steps in monitoring and evaluation of the project. 1. Indicator selection

This involved creation of a framework for evaluation by use of project objectives and

expected outputs.

2. Validating indicators with stakeholders

This involves briefing of the stakeholders on the project time frame and expected

outcomes

3. Baseline assessment

4. Target and scale

Will entail formulation of targets in every stage of project implementation and time

frame.

5. Monitor inputs, outputs and short-term outcomes

This stage will evaluate the project short term goals and targets. This will ensure

continuous assessment of the project and ensure project implementation is on course.

6. Stakeholder consultation

This stage will ensure that stakeholders are updated on the status of the project and

allowed to give their advice on ways of improving project implementation.

7. Project adjustment

64

This will entail incorporating changes on the project implementation to ensure the project

meets its short term goals and targets.

8. Long term impact evaluation

At this stage of monitoring every phase of the project is evaluated to ensure that long

term goals are on course

9. Reporting and stakeholder engagement on project impact.

This stage will ensure documentation of the procedures of implementation process and

ensuing stakeholders are updated on the project status.

Figure 7: Summary of evaluation and monitoring stages

Indicators creation

Indicator validation by stakeholders

Baseline assessment

Set target and scale

Monitor inputs, outputs and short term

outcomes

Stakeholder consultation on

monitoring results

Project adjustments

Project evaluation – long term outcomes

Reporting and stakeholder engagement

on project impact

65

Monitoring and Evaluation Strategy

Expected out puts Indicators of a successful project Time period of

monitoring and

evaluation

Provision of a variety of

housing typologies

Attraction of different economic groups to reside

in the estate

Yearly

Increased accessibility

and integration within the

neighborhood

Commercial unit, educational Centre,

recreationalfacility easily accessible to all

Yearly

A proper layout and

refurbished neighborhood

Comfortable and engaging environment. After every 6

months

Vibrant and lively neighborhood Yearly

Source: Author, 2014

5.2. Guidelines for the Implementation Process The project evaluation will guided by the adopted guidelines for the project area illustrated in

table 7. The guiding principles for the project implementation and evaluation are:

1. Compactness/distinct urban form

2. Connectivity/accessibility/circulation

3. Livability

4. Environmental sustainability

5. Compatibility

6. Health, safety and efficiency

7. Optimum, efficient and economical utilization of space

8. Inclusive and coordination of governance

66

5.3. Site Management Plan The implementation of the project will be will result in some negative impact on the existing site

and environment. There is thus a need to develop a site management plan for the project area.

This plan will aim at mitigating the negative impacts by proposing measures that will reduce the

effects of the negative impacts. The proposed measures are summarized in the table below.

Table 11: Site management Plan

Expected

Environmental

impact

Activity Mitigation measures

Generation of

construction waste

Site clearance and construction

Making available suitable facilities for the collection, segregation and safe disposal of the wastes by:

v Installing waste receptacles for waste collection during operation

v Having a sound waste collection plan

Fill any depression to bring about leveling to promote landscaping

Loss of Flora Site clearance:

removal of

vegetation

Appropriate planting of trees and flowers incorporated in design stage to protect buildings and boost

boundary safety

Cutting of mature trees only when necessary

Incorporating natural vegetation in the design

Noise Site clearance and construction Buffering of the site using iron sheets through the screening process

Construction works to be limited to day time only Using equipment with noise suppressing

technologies.

Providing workers with ear plugs.

Dust nuisances Site clearance and construction Ground watering and screening to suppress the dust.

67

Emission of Air

Pollutants

Use of fossil fuel engines

vehicles, generators, water pumps.

Using clean fuels such de-sulphureted diesel and unleaded fuels.

Use of filtering masks

Safety and

security

Construction and occupation Access should be restricted to workers during site clearance and construction

The access control to be strictly adhered to during operation/occupation

Source: Author, 2013

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REFERENCES

DPP (2010), “Konza LPDP 2012-2030.” Director of Physical Planning, Nairobi 2013, Director

of Physical Planning

GoK (1996), Physical Planning Act cap 286. Government printers: Nairobi.

GoK (1999), Environmental Management and Coordination Act. Government printers: Nairobi

GoK (2004), National Housing Policy. Government printers: Nairobi.

GoK (2010), Constitution of Kenya. Government printers: Nairobi.

GoK (2011), Urban Areas and Cities Act 2011. Government printers: Nairobi.

GoK (2012), The County Government Act 2012.Goverment printers: Nairobi.

Ministry of Lands and Settlements, GoK. (2002). Physical Planning Handbook. Nairobi: Kenya

Ministry of Lands and Settlements, GoK. (2008). Physical Planning Handbook. Nairobi: Kenya

National planning and building authority, GoK (2009) Planning and Building Regulations. Government printers: Nairobi

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Appendix

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