urban planning nairobi zones 3,4,5
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urban planningTRANSCRIPT
Land Use Study and Policy Plan for the Old
City/Western Areas of Nairobi
Draft Report
For
Director of City Planning Department
City Council of Nairobi
P.O. Box 30075-00100
Nairobi
By
International Project Planning & Management Consultants
P.O. Box 43657-00100 Nairobi
December, 2011
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EXECUTIVE SUMMARY
The City Council of Nairobi (The Client) is mandated under the Physical Planning Act (Cap
286) of the Laws of Kenya to control development within its area of jurisdiction.
Development control ensures that development applications comply with policy guidelines,
planning regulations, standards, approved development plans and Local Authority by-laws
among other statutes.
Notwithstanding the availability of these development control measures, Old City/Western
areas of Nairobi have consistently experienced unprecedented growth some of which are
incongruent to the laid down regulations. Some of these problems include incongruous
development, inadequate infrastructure for instance shortages of water supply, blockage of
sewerage systems, power shortages, and population pressure on social services such as
schools, health and recreational facilities are common experiences. This has led to property
values dropping due to overdevelopment and disruptive poor urban design of new structures,
environmental degradation including loss of vegetation, encroachment on riparian reserves,
altering and interference with river courses, increasing surface run-off and pollution of water
sources. Part of the problem has been institutional. Such that planning and development
control implementation has not always been rigorous, public participation has also not been
seriously espoused; lack of effective management of financial and other resources available
within the City Council; and inadequate efforts have been made to attract local and foreign
capital.
With this background, the CCN commissioned a study through the services of International
Project Planning and Management Consultants Ltd (IPPM) to undertake a comprehensive
Land Use studies and Policy formulation to guide future development of this area. The
overall goal of the consultancy was to generate adequate knowledge concerning the urban
change processes in the study area and their implications for the city planning and sustainable
urban development. The knowledge gained was expected to form the basis for preparation of
a responsive and realistic land use policy plan as a framework for guiding urban
development.
This report is in five parts. Part one presents the conceptual background of the study followed
by highlights the historical (spatial) development of Nairobi in part two. Part three presents
sectoral situational analysis of the study while part four runs through the various sectoral
proposals including Local Economic Development Strategy, Financial and Investment
Management Plan, Water and Sanitation Strategy, Institutional structures for the
implementation of the proposed Physical Development Plan, Social Development Strategy,
Environmental Management Strategy, Transportation sector and the Planning area growth
nodes. The last part - part five - presents the various zonal proposals with regard to various
development standards.
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Table of Contents
EEXXEECCUUTTIIVVEE SSUUMMMMAARRYY .................................................................................................................................................................................................. iiii
LLIISSTT OOFF AACCRROONNYYMMSS ............................................................................................................................................................................................................ vvii
LLIISSTT OOFF TTAABBLLEESS ........................................................................................................................................................................................................................ vviiii
LLIISSTT OOFF FFIIGGUURREESS .................................................................................................................................................................................................................. vviiiiii
LLIISSTT OOFF MMAAPPSS.................................................................................................................................................................................................................................... iixx
PPAARRTT OONNEE:: BBAACCKKGGRROOUUNNDD TTOO TTHHEE SSTTUUDDYY ............................................................................................................................ 11
11..11 IInnssttiittuuttiioonnaall CCoonntteexxtt .......................................................................................................................................................................................................... 11
11..22 PPrroobblleemm SSttaatteemmeenntt ................................................................................................................................................................................................................ 11
11..33 OObbjjeeccttiivveess ooff tthhee SSttuuddyy.................................................................................................................................................................................................... 44
11..44 MMeetthhooddoollooggyy .................................................................................................................................................................................................................................... 44
11..55 DDeelliivveerraabblleess ooff tthhee SSttuuddyy.............................................................................................................................................................................................. 55
PPAARRTT TTWWOO:: TTHHEE HHIISSTTOORRYY OOFF SSPPAATTIIAALL GGRROOWWTTHH AANNDD DDEEVVEELLOOPPMMEENNTT OOFF
NNAAIIRROOBBII .......................................................................................................................................................................................................................................................... 66
22..11 TThhee OOrriiggiinnss ooff tthhee CCiittyy && SSppaattiiaall DDeevveellooppmmeenntt iinn PPeerrssppeeccttiivvee...................................................................... 66
22..11..11 PPrree--rraaiillwwaayy PPeerriioodd ...................................................................................................................................................................................................... 66
22..11..22 TThhee RRaaiillwwaayy PPeerriioodd .................................................................................................................................................................................................... 66
22..11..33 LLooccaall GGoovveerrnnmmeenntt ........................................................................................................................................................................................................ 88
22..11..44 LLaanndd UUssee PPaatttteerrnn ........................................................................................................................................................................................................ 1100
22..11..55 AAttttaaiinnmmeenntt ooff cciittyy ssttaattuuss 11994400--11996600 ................................................................................................................................................ 1111
22..22 IInnssttiittuuttiioonnaall EEvvoolluuttiioonn ................................................................................................................................................................................................ 1122
PPAARRTT TTHHRREEEE:: TTHHEE PPLLAANNNNIINNGG AARREEAA && SSEECCTTOORRAALL AANNAALLYYSSIISS ................................................ 1188
33..11 TThhee PPllaannnniinngg AArreeaa iinn CCoonntteexxtt ........................................................................................................................................................................ 1188
33..11..11 TThhee PPllaannnniinngg AArreeaa iinn LLooccaall CCoonntteexxtt .............................................................................................................................................. 1188
33..11..22 ZZoonnaall OOrrddiinnaanncceess aanndd DDeevveellooppmmeenntt CCoonnttrrooll ffoorr ZZoonneess 33,, 44 && 55 .......................................................... 1199
33..22 PPooppuullaattiioonn CChhaarraacctteerriissttiiccss aanndd SSoocciiaall PPrrooffiillee ........................................................................................................................ 2200
33..22..11 PPooppuullaattiioonn SSiizzee aanndd GGrroowwtthh RRaattee ...................................................................................................................................................... 2200
33..22..22 TThhee SSoocciiaall SSeeccttoorr ........................................................................................................................................................................................................ 2266
33..33 EEnnvviirroonnmmeenntt SSeeccttoorr ........................................................................................................................................................................................................ 3322
33..33..11 BBaasseelliinnee EEnnvviirroonnmmeennttaall CCoonnddiittiioonnss ................................................................................................................................................ 3322
33..33..22 IIddeennttiiffiieedd eennvviirroonnmmeennttaallllyy sseennssiittiivvee aarreeaass wwiitthh pprrooppoosseedd pprrootteeccttiioonn mmeecchhaanniissmm .......... 3333
33..33..33 TThhee HHiissttoorriiccaall DDeevveellooppmmeenntt ...................................................................................................................................................................... 4444
33..33..44 UUttiilliittiieess iinn tthhee SSttuuddyy AArreeaa .............................................................................................................................................................................. 4466
33..44 EEccoonnoommiicc SSeeccttoorr .................................................................................................................................................................................................................... 5500
33..44..11 OOvveerrvviieeww ................................................................................................................................................................................................................................ 5500
33..44..22 EEccoonnoommiicc ccoonnttrriibbuuttiioonnss ooff CCiittiieess ttoo NNaattiioonnaall DDeevveellooppmmeenntt .......................................................................... 5511
33..44..33 FFaavvoouurraabbllee FFaaccttoorrss ................................................................................................................................................................................................ 5522
33..44..33 EEccoonnoommiicc BBaassee ooff tthhee CCiittyy ooff NNaaiirroobbii .......................................................................................................................................... 5522
33..44..55 DDiissttrriibbuuttiioonn ooff WWaaggee eemmppllooyymmeenntt//IInnccoommee CCaatteeggoorriieess .......................................................................................... 5533
33..44..66 BBuuiillddiinngg aanndd CCoonnssttrruuccttiioonn SSeeccttoorr ...................................................................................................................................................... 5544
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33..44..77 IInnvveessttmmeenntt FFiinnaannccee .................................................................................................................................................................................................. 5555
33..44..88 DDiissttrriibbuuttiioonn ooff EExxiissttiinngg EEccoonnoommiicc ZZoonneess oorr EEmmppllooyymmeenntt ZZoonneess .......................................................... 5566
33..44..99 AAnnaallyyssiiss .................................................................................................................................................................................................................................... 5577
33..44..1100 CChhaalllleennggeess ........................................................................................................................................................................................................................ 5599
33..55 FFiinnaannccee aanndd IInnvveessttmmeenntt ............................................................................................................................................................................................ 6600
33..55..11 OOvveerrvviieeww ................................................................................................................................................................................................................................ 6600
33..55..22 IInntteerrggoovveerrnnmmeennttaall FFiissccaall TTrraannssffeerrss ................................................................................................................................................ 6611
33..55..33 RRaannkkiinngg ooff RReevveennuuee SSoouurrcceess ...................................................................................................................................................................... 6622
33..55..44 PPrrooppeerrttyy ttaaxxeess aanndd GGeeoo--rreeffeerreenncceedd ddaattaa bbaassee .................................................................................................................. 6633
33..55..55 SSiinnggllee BBuussiinneessss PPeerrmmiittss .................................................................................................................................................................................... 6644
33..55..66 UUsseerr CChhaarrggeess .................................................................................................................................................................................................................. 6655
33..55..77 PPrriicciinngg ooff UUrrbbaann SSeerrvviicceess .............................................................................................................................................................................. 6666
33..55..88 PPuubblliicc PPrriivvaattee PPaarrttnneerrsshhiippss ((PPPPPPss)) aanndd PPrriivvaattiizzaattiioonn ........................................................................................ 6677
33..55..99 EExxppeennddiittuurree lleevveellss aanndd ttrreenndd ...................................................................................................................................................................... 6677
33..55..1100 CCaappiittaall EExxppeennddiittuurree oonn LLAASSDDAAPP AAccttiivviittiieess ...................................................................................................................... 6699
33..55..1111 BBuuddggeettiinngg aanndd BBuuddggeettaarryy CCoonnttrrooll .................................................................................................................................................. 6699
33..55..1122 FFiinnaanncciiaall RReeccoorrddss aanndd RReeppoorrttss .......................................................................................................................................................... 7722
33..55..1133 PPeerrffoorrmmaannccee CCoonnttrraaccttss .................................................................................................................................................................................. 7733
33..66 LLaanndd VVaalluueess .................................................................................................................................................................................................................................. 7744
33..66..11 OOvveerrvviieeww ................................................................................................................................................................................................................................ 7744
33..66..22 LLaanndd UUssee PPllaannnniinngg .................................................................................................................................................................................................. 7744
33..77 TTrraannssppoorrttaattiioonn SSeeccttoorr .................................................................................................................................................................................................. 7799
33..77..11 BBaacckkggrroouunndd IInnffoorrmmaattiioonn .................................................................................................................................................................................. 7799
33..77..22 IInnssttiittuuttiioonnaall CCoonntteexxtt .............................................................................................................................................................................................. 8811
33..77..33 JJuussttiiffiiccaattiioonn WWhhyy tthhiiss AArreeaa RReeqquuiirreess aa nneeww TTrraannssppoorrttaattiioonn SSttrraatteeggyy.............................................. 8822
33..77..44 TThhee HHiissttoorriiccaall DDeevveellooppmmeenntt ooff TTrraannssppoorrttaattiioonn SSeeccttoorr iinn NNaaiirroobbii aanndd TThhee SSttuuddyy AArreeaa
................................................................................................................................................................................................................................................................................ 8844
33..77..55 TThhee PPllaannnniinngg AArreeaa iinn CCoonntteexxtt .................................................................................................................................................................. 8888
33..77..66 SSppaattiiaall AAnnaallyyssiiss ooff TTrraannssppoorrttaattiioonn SSyysstteemm ooff tthhee PPllaannnniinngg AArreeaa .......................................................... 9911
33..77..77 TTrriipp GGeenneerraattiioonn iinn tthhee PPllaannnniinngg AArreeaa iinn tthhee CCiittyy CCoonntteexxtt .............................................................................. 9944
33..77..77 LLaanndd UUssee CChhaannggeess aanndd IImmpplliiccaattiioonn oonn TTrriipp GGeenneerraattiioonn .................................................................................. 9966
33..77..88 MMooddaall SSpplliitt aanndd IIttss IImmpplliiccaattiioonn .............................................................................................................................................................. 9977
33..77..99 SSeeccoonnddaarryy aanndd NNeeiigghhbboouurrhhoooodd CCoommmmeerrcciiaall CCeennttrreess ........................................................................................ 110011
33..88 WWaatteerr aanndd SSaanniittaattiioonn SSeerrvviiccee PPrroovviissiioonn ...................................................................................................................................... 110022
33..88..11 WWaatteerr SSuuppppllyy ................................................................................................................................................................................................................ 110022
33..88..22 SSaanniittaattiioonn PPrroovviissiioonn .......................................................................................................................................................................................... 110055
33..88..33 SSttoorrmmwwaatteerr DDrraaiinnaaggee ...................................................................................................................................................................................... 110099
33..88..44 SSoolliidd WWaassttee MMaannaaggeemmeenntt ............................................................................................................................................................................ 111133
33..99 HHoouussiinngg SSeeccttoorr ...................................................................................................................................................................................................................... 111177
33..99..11 TThhee PPllaannnniinngg PPoolliiccyy .......................................................................................................................................................................................... 111177
33..99..22 ZZoonniinngg RReegguullaattiioonnss .............................................................................................................................................................................................. 111188
33..99..33 DDeevveellooppmmeenntt IIssssuueess ............................................................................................................................................................................................ 111188
33..1100 GGrroowwtthh TTrreennddss ................................................................................................................................................................................................................ 112222
33..1100..11 AAnnaallyyssiiss ooff PPllaannnniinngg ZZoonnee 33 .............................................................................................................................................................. 112222
33..1100..22 AAnnaallyyssiiss ooff PPllaannnniinngg ZZoonnee 44 .............................................................................................................................................................. 112222
33..1100..33 AAnnaallyyssiiss ooff PPllaannnniinngg ZZoonnee 55 .............................................................................................................................................................. 112244
33..1100..44 DDeevveellooppmmeenntt CCoonnssttrraaiinnttss aanndd CChhaalllleennggeess iinn tthhee PPllaannnniinngg ZZoonneess ................................................ 112244
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33..1111 IInnssttiittuuttiioonnaall aanndd CCaappaacciittyy BBuuiillddiinngg................................................................................................................................................ 113311
33..1111..11 OOvveerrvviieeww ........................................................................................................................................................................................................................ 113311
33..1111..22 IInnssttiittuuttiioonnaall FFrraammeewwoorrkk .......................................................................................................................................................................... 113322
33..1111..33 HHuummaann RReessoouurrccee CCaappaacciittyy .................................................................................................................................................................... 113355
33..1111..44 OOppppoorrttuunniittiieess aanndd CCoonnssttrraaiinnttss ........................................................................................................................................................ 113366
33..1111..55 UUrrbbaann MMaannaaggeemmeenntt IIssssuueess .................................................................................................................................................................... 113388
PPAARRTT FFOOUURR:: PPRROOPPOOSSAALLSS .................................................................................................................................................................................... 114422
44..11 SSoocciiaall DDeevveellooppmmeenntt SSttrraatteeggyy ........................................................................................................................................................................ 114422
44..11..11 EEdduuccaattiioonnaall FFaacciilliittiieess ...................................................................................................................................................................................... 114422
44..11..22 HHeeaalltthh FFaacciilliittiieess ...................................................................................................................................................................................................... 114444
44..11..33 CCoommmmuunniittyy aanndd SSoocciiaall AAmmeenniittiieess .................................................................................................................................................... 114466
44..22 EEnnvviirroonnmmeennttaall MMaannaaggeemmeenntt SSttrraatteeggyy............................................................................................................................................ 114488
44..22..11 RRiippaarriiaann .............................................................................................................................................................................................................................. 114488
44..22..22 GGrreeeenn PPuubblliicc SSppaaccee ............................................................................................................................................................................................ 114499
44..22..33 TThhee GGeenneerraall EEnnvviirroonnmmeennttaall MMaannaaggeemmeenntt PPllaann ((EEMMPP)) .................................................................................. 115511
44..33 LLooccaall EEccoonnoommiicc DDeevveellooppmmeenntt SSttrraatteeggyy ........................................................................................................................................ 115599
44..44 FFiinnaanncciiaall aanndd IInnvveessttmmeenntt MMaannaaggeemmeenntt PPllaann ...................................................................................................................... 116633
44..55 TTrraannssppoorrttaattiioonn SSeeccttoorr .............................................................................................................................................................................................. 117711
44..77 WWaatteerr aanndd SSaanniittaattiioonn SSttrraatteeggyy .................................................................................................................................................................. 117744
44..77..11 WWaatteerr SSuuppppllyy SSttrraatteeggyy .................................................................................................................................................................................... 117755
44..77..22 WWaasstteewwaatteerr SSttrraatteeggyy .......................................................................................................................................................................................... 117799
44..77..33 SSttoorrmm wwaatteerr SSttrraatteeggyy ........................................................................................................................................................................................ 118822
44..77..44 SSoolliidd WWaassttee MMaannaaggeemmeenntt SSttrraatteeggyy ................................................................................................................................................ 118855
44..88 GGrroowwtthh NNooddeess ........................................................................................................................................................................................................................ 118877
44..99 IInnssttiittuuttiioonnaall SSttrruuccttuurreess ffoorr tthhee IImmpplleemmeennttaattiioonn ooff tthhee PPrrooppoosseedd PPhhyyssiiccaall
DDeevveellooppmmeenntt PPllaann ...................................................................................................................................................................................................................... 118899
44..99..11 IInnssttiittuuttiioonnaall RRee--aalliiggnnmmeenntt ........................................................................................................................................................................ 118899
44..99..22 HHuummaann RReessoouurrccee CCaappaacciittyy BBuuiillddiinngg .......................................................................................................................................... 119911
44..99..33 UUrrbbaann MMaannaaggeemmeenntt SSttrraatteeggyy ffoorr PPllaannnniinngg aanndd DDeevveellooppmmeenntt CCoonnttrrooll ...................................... 119966
PPAARRTT FFIIVVEE:: PPRROOPPOOSSEEDD ZZOONNAALL SSPPAATTIIAALL PPOOLLIICCYY FFRRAAMMEEWWOORRKK .................................... 221111
RREEFFEERREENNCCEESS ................................................................................................................................................................................................................................ 221166
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LIST OF ACRONYMS
ALGAK Association of Local Government Authorities of Kenya
CILOR Contributions in Lieu of Rates
ERS Economic Recovery Strategy
GoK Government of Kenya
HIV-AIDS Human Immuno-deficiency Virus and Acquired Immunity Deficiency Syndrome
KENAO Kenya National Audit Office
KLGRP Kenya Local Government Reform Programme
KSH Kenya Shilling
LA(s) Local Authority (ies)
LADP Local Authority Development Programme
LAIFORMS Local Authority Integrated Financial Operational and Management System
LASDAP Local Authority Service Delivery Action Plan
LATF Local Authority Transfer Fund
The Act Local Government Act, Cap 265
MoLG Minister for Local Government
MOF Ministry of Finance
NGOs Non-Governmental Organization(s)
NHC National Housing Corporation
PPOA Public Procurement Oversight Authority
PRSP Poverty Reduction Strategy Paper
REP Revenue Enhancement Plan
RMLF Road Maintenance Levy Fund
UDD Urban Development Department
VR Valuation Roll
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LIST OF TABLES
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LIST OF FIGURES
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LIST OF MAPS
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PART ONE: BACKGROUND TO THE STUDY
1.1 Institutional Context
Nairobi has grown in space through time since the arrival of the Kenya-Uganda railway in
1899. Before the arrival of the railway, the British Government chose Nairobi the railway
town and prepared the first plan for the town. The population and size of the town grew
dramatically during the colonial period between 1900 and 1963. The land area of the town
was approximately 18km2 in 1900, and expanded to 25km
2 in 1920, and 83km
2 in 1927
respectively. Further expansion at independence in 1963, brought the total land area to the
current 690km2. Similarly, the population grew from 11,512 people in 1906 to 118,976
people in 1948, and rose to 266,795 people in 1962, just before independence.
In 1927, the colonial administration made a plan for a settler capital with the main guiding
concepts being extensive traffic regularization to match the increased land area, drainage and
swamp clearance, building and density regulation. The plan was also based on racial and
class segregation. In 1948 a master plan for the colonial capital was prepared, also based on
segregation by race and class. The main spatial structure of the plan was the establishment of
neighbourhood units for the working classes, which was segregated for purposes of
surveillance and dominance.
The 1927 and 1948 plans were however never fully implemented (realized), as the amount of
capital outlay required for their implementation was never allocated.
In 1973, the Metropolitan Growth Strategy was prepared by the Nairobi Urban Study Group
and funded by the Nairobi City Council, the Kenya Government, the World Bank and the
United Nations. The Metropolitan Growth Strategy was a tool for state intervention and it
supported the interests of the hegemonic class alliance of the local rich elites and the multi-
national corporations. The metropolitan growth strategy was however never realized because
it was meant to be financed by private capital which could not be guaranteed or coordinated.
In the light of the above, it has been noted that the City of Nairobi is experiencing rapid
transformation resulting into many challenges such as unplanned urban growth, inadequate
infrastructure, deterioration of the urban form and incidents of urban poverty. This
phenomenon has developed despite the 1973 Metropolitan Growth Strategy which not only
expired in the year 2000, but was never fully implemented for lack of necessary political will,
commitment and inadequate resources.
1.2 Problem Statement
In the Old City western areas of Nairobi that are also the subject of the proposed study are
facing a lot of challenges resulting from a faster rate of development than the official
planning intervention.
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Instead of development being infrastructure-driven, it has been demand-driven.
Housing, commercial and office development have therefore proceeded without
upgradation of infrastructure such as water supply, expanded sewerage reticulation,
expanded road capacity, let alone provision of pedestrian walkways, cyclist routes and
provision of street lights.
Social services have also lagged behind rapid population increase. The increased
population in Zones 3, 4 & 5 accommodated in the housing, commercial and office
developments has not been adequately provided with a commensurate increase in the
community facilities and services. These include recreation facilities (such as public
open spaces, playgrounds and sports facilities), education and health facilities, social
and community halls, religious facilities, homes for special needs, police stations, post
offices, administration facilities and cemeteries. The inadequacy of these facilities has
led to unplanned and spontaneous change of use of other properties to accommodate
these deserving community facilities and services.
Major commercial and office developments which generate huge traffic volumes
along arterial routes have been haphazardly located within the general area thus
resulting in traffic congestion and other inconveniences such as inadequate parking,
blockage of access to individual housing, noise and air pollution, antisocial habits
such as insecurity, crime and prostitution. The development of high-rise residential,
commercial and office developments results in lack of privacy where these overlook
low density low-rise housing. Ribbon development is also common along main
arteries such as Ngong Road, Waiyaki Way, Langata Road.
The Nairobi Hill area and Westlands have increasingly grown into alternative central
business areas of Nairobi without the necessary infrastructural reconfiguration. Ngong
Road, Lenana and Argwings Kodhek Roads are rapidly growing into lineal office
parks/commercial zones with intermittent nodal and nucleic hubs of shopping malls.
Kileleshwa is rapidly growing into a high density middle class residential
neighborhood without the attendant infrastructural upgrading.
In general, it was noted that;
The inadequacy of provision of infrastructure in the extended areas of the city has led
to increased pressure for redevelopment in the proposed planning areas. This
redevelopment is taking place in some areas without adequate infrastructure and
services. Shortages of water supply, blockage of sewerage systems, power shortages,
and population pressure on social services such as schools, health and recreational
facilities are common experiences. This situation is unsustainable. There is therefore
need for Nairobi City Council to take stock of the prevailing situation, identify the
resultant problems and formulate appropriate policies and strategies to ensure rational
land uses and provide the necessary levels of infrastructure and services for
sustainable urban livelihoods. It is in light of this that the Council has sought the
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assistance of consultancy services in carrying out the necessary land use studies and
formulation of suitable policies and strategies.
In some instances, property values have dropped due to overdevelopment and
disruptive poor urban design of new structures although it is also true to say that in
some cases recent trends indicate overpricing of land for development due to
speculation and influx of foreign money. In addition the scarcity of serviced land has
contributed to the high value of properties in this area. The current value land per acre
is very high and this has compelled developers to seek for over-maximization of
development beyond the permissible ground and plot coverage, which propels the
land values even higher.
The environment has also been adversely affected calling for rigorous environmental
policing by National Environmental Management Authority (NEMA) and other lead
agencies. The concerns are not only loss of vegetation but also encroachment on
riparian reserves, altering and interference with river courses, increasing surface run-
off and pollution of water sources. NEMA currently requires individual developers to
prepare Environmental Impact Assessment (EIA) reports for their developments.
However a comprehensive EIA report for the entire zones 3, 4 and 5 is necessary as a
reference and advisory document more particularly with a complete and detailed
environmental management plan for the whole area.
Part of the problem has been institutional. Such that planning and development
control implementation has not always been rigorous, public participation has also not
been seriously espoused. Opportunities exist for improvement in the legal framework
as well as capitalizing on existence of residents‘ associations.
Lack of effective management of financial and other resources available within the
City Council has been a major constraint on investment in infrastructure. Inadequate
efforts have been made to attract local and foreign capital which could be harvested
through contributions from developers, through public private participation, floating
of development bonds, soft loans and grants improved basis of rating.
The concerns are not only loss of vegetation but also encroachment on riparian
reserves, altering and interference with river courses, increasing surface run-off and
pollution of water sources.
Opportunities for Harmonious Development
a. The area is endowed with good physical and climatic environment conducive for
human settlement (well drained red volcanic soils, supporting a variety of tree
vegetation, varied relief and mild climate, many rivers ideal for riparian recreational
facilities). High quality developments in this area will of necessity attract high values
and prices.
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b. The opportunity for effective development control based on appropriate zoning
guidelines and building by-laws to ensure harmonious civic design character.
c. There is opportunity to develop sub-centres thus relieving pressure on the Central
Business District (CBD). Gigiri developing into a commercial node would relieve
pressure on the CBD and Westlands shopping centres.
d. Advantage could be taken of the internationalization of this district (diplomatic
missions, UN etc) to provide world class infrastructure and accommodation,
educational, health and recreational facilities (ecotourism in Karura forest) to attract
international investment.
e. The proposed diplomatic enclave by Nairobi Metro 2030 is an appropriate policy for
these areas.
1.3 Objectives of the Study
The overall goal of the consultancy was to generate adequate knowledge concerning the
obtaining urban change processes, in the study area and their implications for city planning
and sustainable urban development. This knowledge would culminate into a responsive and
realistic land use policy plan as a framework for guiding urban development in the area.
Sub-objectives
The specific objectives of the study included the following;
Preparation of a comprehensive and environmentally friendly Local Physical
Development Plan for Zones 3, 4 and 5.
Preparation of a situational analysis report highlighting existing land use,
infrastructure, urban form, the underlying socio-economic factors, problems and
issues.
Examine traffic management problems and prepare appropriate traffic management
plan for the area.
Prepare an implementation plan presumably with identification of possible funding
sources.
1.4 Methodology
Traditional planning approaches, such as master plans, structure plans have been found
inadequate in that they are predominantly physical and do not reflect the socio-economic
realities of modern society. The current trend is therefore towards strategic planning which is
a result oriented approach integrating the physical development with the felt economic,
infrastructural, social, and environmental needs of the community.
The conceptual frame-work that guided the process of preparing the Local Physical
Development Plan for the study area included the following fundamental components:
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a) Preliminary vision development and diagnosis as dictated by the aspirations/goals of
the population – these were developed through participatory processes between the
Planning Team, the client and other stakeholders.
b) A critical analysis of the Planning and Institutional Context as a basis for the
preparation and implementation of the Plan.
c) A critical analysis of the Existing Spatial Structure (character of urban space),
outlining the key problems, challenges and potentials. The established key thematic
layers formed the basis for data collection and analysis. This provided a clear picture
of the existing spatial structure.
d) A more detailed examination and analysis of the Existing Spatial Structure, which
was further informed by the outputs of sectoral and detailed design and spatial studies.
e) Proposals were derived from the analysis and interpretation of all three sectors;
namely, sectoral studies, design studies and the Existing Spatial Structure.
f) Visions and concepts were confirmed and reviewed using the outputs of the studies in
line with the proposals.
1.5 Deliverables of the Study
The study endeavored to deliver the following outputs
Local Economic Development Strategy
Report on the Influence of land values on planning and implementation of local
physical development plan
Financial and Investment Management Plan
Water and Sanitation Strategy
Institutional Structures for the implementation of the proposed physical development
plan
Social Development Strategy
Environmental Management Strategy
Urban Management Strategy for planning and development control
Housing Strategy
Transportation Sector Strategy
Up-to-date Geographic Information System (GIS) Base Map
Local Physical Development Plan
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PART TWO: THE HISTORY OF SPATIAL GROWTH AND
DEVELOPMENT OF NAIROBI
2.1 The Origins of the City & Spatial Development in Perspective
2.1.1 Pre-railway Period
Historical sources show that the Arab Karavan trading routes, which traversed the area of
Nairobi city, led to the development of an early village settlement around Pangani in 1890.
This settlement became a lodging centre for porters and a thriving market, settled
permanently by the Kikuyu people from the surrounding areas.
This was also followed in 1896 by the establishment of the sat Ellis camp or depot in Ngara
nears the present Jamhuri high school. The Ngara-Pangani area was considered a better site
for the nucleated urban growth activities because of its location on a well-drained ridge than
the grassy plains south of the swamp along Nairobi River.
The village settlement at Pangani continued to thrive and its inhabitants became more
heterogeneous in ethnic composition as the Sudanese and the Swahili porters from the coast
and other immigrants settled there. This village was later demolished by the government in
the 1930s to give way for an Asian residential area following the introduction of the racial
segregation policy in residential zoning in Nairobi.
The Ellis depot was essentially established as a transport depot with stores and stables for
oxen and mules. This was in preparation for the establishment of the railway station for the
Uganda railway then under construction. Later this site became the centre for government
offices, and a shopping centre in Ngara area of the city. The government offices later in 1900
moved to a site along the government road near the present central police station.
2.1.2 The Railway Period
The railway reached Nairobi by 1899. The headquarters of the railway company was
therefore established in Nairobi. A railway station a workshop and yards were built together
with accommodation for the manual and low-grade employees on the flat stretch of land
adjoining the western edge of the Athi plains near the site of what was called Martins camp
south of the swamp.
The higher grade employees were accommodated on the cooler hill areas formed by the
foothills of the Kikuyu plateau. The establishment of the railway station and administration to
Nairobi was immediately followed by the transfer of the provincial administration
headquarters, from Machakos to Nairobi as well, in order to be on the railway line. Nairobi
therefore became both a railway and administrative centre.
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Soon, however, these core functions attracted the traders and workmen. Both an Indian and
European commercial concerns were established around the emerging town centre close to
the railway station and offices. The growth of indigenous labor also grew steadily as the town
expanded.
In 1905, Nairobi became the national capital when the protectorate commissioner transferred
his base from Mombasa to Nairobi. Thus, as the railway capital and the administrative
capital, Nairobi was clearly assured of further growth and expansion.
By 1906 the town had the following distinct areas of development:
1. The railway centre
2. The Indian Bazaar
3. The European business and administrative centre.
4. The railway quarters.
5. The Dhobi or washermen quarters
6. The European residential suburbs
7. The military barracks outside the town.
From the above analysis it may be observed that Nairobi city originated from the
development of the three centres of growth namely, the Pangani African village settlement,
the sergeant Ellis depot at Ngara and Martin‘s camp around the railway station on the south
of the Nairobi river swamp. The railway station on the Athi plains south of the Nairobi river
swamp, however, provided the most attractive pull of development around itself as an
important point of access and terminal for traffic from different directions. This therefore
formed the eventual functional centre of the new towns growth and development.
The key factors influencing the origin and development of Nairobi city at this point can
therefore be identified as topographical and drainage initially. These accounted for the initial
alignment and choice of caravan routes – mainly favoring the higher ridges with well drained
soils and cooler and healthier climate in Pangani and Ngara areas. These however avoided the
lower Athi plains with difficult and poorly drained black cotton soils as well as the swamp
along the Nairobi River with its associated poor health conditions. Alternatively the relatively
flat topography of the Athi plains to the south of the swamp attracted the siting of the railway
station and the related functional facilities. But the introduction of the railway line and the
station terminus on the plains, providing a more superior form of transportation to the
caravan routes and point of traffic access and terminus, this factor of transport finally opened
up the area for more extensive urban growth and development. It is important to note that the
factors of altitude and climate also were important in the growth and expansion of Nairobi.
The site of the new town marked a significant break in the attitude from the lower Athi plains
to the higher and cooler plateau to the north and North West of the town. This also marked a
major ecological boundary between the savannah grassy plains and the forested foothills of
the Aberdare highlands.
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These factors provided a highly acceptable cool climating condition for European settlement.
The seviour European officers of both the Railway Company and the government were
normally accommodated on the higher foothills to the north and north-west of the new town.
The hill areas were also underlain with good red soils suitable for building development and
were well drained.
2.1.3 Local Government
As noted earlier the railhead reached Nairobi in 1899 and later the same year, the railway
headquarters was moved to Nairobi from Mombasa. The provincial government for Ukamba
province was also transferred from Machakos to Nairobi in order to be on the railway line.
Much later even the protectorate headquarters was transferred from Mombasa to Nairobi as
well.
Initially the railway company had administrative control of development in the new town.
But the arrival of the central government administration provided a second authority in the
management of development in the town. The freedom of action of the railway company
particularly in matters of land therefore became restricted. There was however, clear disparity
between the apparatus of the government administration.
The railway had large funds at its disposal with a highly developed technical and
administrative staff. In contrast the government administration had few staff who were poorly
accommodated. The tension and confusion arising from the unspecified control divided
between the railway and government authorities made it urgently necessary to establish a
local authority to administer the development activities in the town.
In 1900 the Nairobi municipal regulations were published and the town was defined as ―that
area within a radius of 1 miles from the office of the sub-commissioner in Ukamba. In 1901
a municipal committee was established to administer the town‘s development. The
composition of the municipal committee was varied from time to time to reflect the interest
groups in the town community.
By 1919 Nairobi was declared a municipality with a municipal corporation and the number of
councillors was fixed at 16. This was however enlarged to 19 councillors in 1928 to include 9
European elected members, 7 Indian elected members, 2 government nominated members
and 1 administrative officer of the Nairobi district to safeguard native interests. The council
had financial autonomy.
In 1928 the boundaries of the Nairobi municipality was extended to include the suburban
areas such as Muthaiga, which had been proclaimed a township in 1922. The same year 1926,
Nairobi got its first plan and zoning arrangements. From 1928 to 1963, the boundary of the
municipality remained the same. During this period, however more peri-urban low density
residential areas developed. The lack of universal land use control enabled people to engage
in buying land outside the municipal areas for pure speculative purposes.
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From the beginning there had been lack of supervisory control of land use. This caused by the
duality of control (railway administration and government), later there was general love for
private land ownership for pure speculative purposes, and finally there was lack of financial
resources and of technical ability. There was also the general lack of planned development
mainly due to the over centralization of urban administration in the hands of the local
commissioner without granting significant powers to the municipal authority to plan and
control development.
King‘oriah (1980) observes that since 1901 land speculation around Nairobi increased,
especially with the constant speculation about the town‘s relocation. Although the question of
the re-location of the town had been abandoned by 1908, it was expected that the town would
continue to grow in importance especially after its declaration in 1907 as the protectorate‘s
headquarters.
The main private estates within the vicinity of the Nairobi township by this time were:
1. Muthaiga
2. Westlands, upper Parklands and Marlborough estates (all owned by a syndicate)
3. Upper Hill estate
4. Kilimani
5. Thomson‘s estate.
There were also several farms and undeveloped lands held by private individuals which were
not yet subdivided. Such as the one held by the French mission in Lavington area. All these
were owned by Europeans and when sub-divided they were occupied by the high income
population of the town who were mainly European.
Around 1902-1906 the site of the town of Nairobi was considered unsuitable for urban
development owing to;
a) The swampy conditions along the Nairobi River.
b) Soils on the lower plains were poorly drained black cotton soils proved difficult for
building and for urban development. It was preferred to relocate the town to the
higher plateau areas to the north and northwest of the town with well-drained red
soils, cooler and more suitable for European settlement. The idea of re-location of the
town was eventually abandoned in view of the fact that it was too late to change the
location of the town.
The spatial pattern of development by 1906 was essentially scattered as a result of
spontaneous growth. There was no town plan development control was therefore very weak
and ineffective owing to;
The duality of control between the Railway and the Government
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Poor financial resource capacity
Poor technical personnel capacity
Speculative hopes and expectations related to the prospects of relocation of private
land purchase and sub-division of land in the peri-urban areas and establishment of
private farms and residential estates.
2.1.4 Land Use Pattern
As noted earlier, at the beginning of the railway settlement in Nairobi, the Railway Authority
had overall authority in the allocation and control of land and land use. The relocation of the
Government headquarters from Mombasa and Machakos to Nairobi respectively, however,
saw the transfer of this power to the government administration. By 1906 therefore the
government was responsible for the functional zoning of land use in the township. In this
process the government was guided by its racially motivated land alienation policies.
The main functional land use zones at that time were;
a) The European Business and Administrative centre
b) The Indian Bazaar
c) The Railway Centre
d) The Ngara area
e) The European suburbs
In the suburbs of Nairobi, especially in the hill areas, land speculation was high especially of
the town. Even after this relocation idea was abandoned by 1908, it was evident then that the
town would continue to grow its immediate neighborhoods land sub-division and acquisition
by private developers increased and mainly put to residential use.
Most of the development was low density and high income residential estates. The main
estates in the immediate vicinity of the township were; Muthaiga, Westlands, Upper
Parklands, Malborough Estate, Upper Hill Estate, Kilimani and Thomson‘s Estate, majority
of which were owned by private syndicates. Other farms and undeveloped lands held by
private groups and individuals not subdivided the French mission in the present Lavington
area and Chiromo owned by Col. Grogan. All these were owned by Europeans.
In 1919 Nairobi became a Municipality with corporate local authority powers. The municipal
boundary was re-defined using topographical features. The municipal boundary was adjusted
to incorporate lands that lay outside the former circular boundary which happened to be
vacant crown lands or those alienated by the government for residential purposes.
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1928 – The jurisdiction of the Nairobi municipality was widened to include the townships of
Muthaiga, Eastleigh, and residential estates of Westlands, Malborough, Upper Parklands,
upper Hill, Kilimani, Thomsons Estate and the St. Austin‘s Mission. The 1928 ordinance
however did not change the land tenure in the hilly area.
2.1.5 Attainment of city status 1940-1960
By 1930, Nairobi became a service centre for a rural and an urban European population in
Kenya. The town had superior infrastructural facilities designed to support the growing
plantation economy of the country, Nairobi also became recognized as the capital of the East
African countries. During the Second World War, Nairobi served as a strategic headquarters
of the British forces in East Africa. The economy of the town therefore boomed owing to the
presence of a large military population during the war. Eastleigh airport was constructed in
1943. In addition to the Wilson Airport built in 1929. Increase in game viewing by the
European soldier population during the Second World War led to the establishment of the
National Park to the south of the town.
The Second World War also caused more Africans to move into the city. This also coincided
with the increase of industrial development and led to a significant rise in the demand for
better housing for Africans in Nairobi. The end of war farther saw an increase in the
European population hence the rise in the demand for housing for European urbanization and
industrialization process thus seemed closely linked in the growth and development of
Nairobi leading to adoption for housing for the new African urbanities as a means of
stimulating industrial development. Similarly the influx of Europeans during the 1940s led to
the increased sub-division of sub-urban farmlands and private homesteads and estates in the
upper Nairobi areas.
The ―free-market‖ at the time could not satisfy the increased demand for European housing in
the town. In response the government and the municipal council introduced:
i. Short-term measures by opening cheap Boarding houses (e.g. Green View Lodge) for
Europeans.
ii. Long-term measures such as:
a. Building Woodley Estate along Ngong Road for Europeans.
b. Building new Estates in Eastlands for the African population.
iii. Government and the municipal council recognized the need for a physical plan for the
town embracing the most up to date planning principles on the lines of the ―New
towns‖ in Britain at that time. This led to the preparation of the master plan of 1948
for Nairobi.
The master plan outlined the main physical planning guidelines for harmonizing the
functional structure of the town.
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The master plan was made flexible to allow constant revision, amendment and refinement by
the resident planners in the process of implementation. It was planned to provide the main
framework to guide development in town for 25 years from 1948. All residential areas were
layed out in accordance with the ―Neighbourhood Unit‖ concepts. The town was seen as an
attractive service centre for European communities in Africa. Capital investment poured into
the town from Europe and led to rapid growth and development evidenced by a rapid increase
in the number of motor cars.
This led to an increased level of optimism among the civic leaders in Nairobi. In 1950, during
the preparation for celebrating the town‘s 50th anniversary, it was suggested that the
municipality should seek the status of a ―city‖. After consultations with the Governor and the
British Government, Nairobi was granted a Royal Charter as a city by the British Crown on
30th March, 1950. Among changes introduced were the following:
i. Increased powers of the city council to raise development funds.
ii. Reduced government control
iii. Spatial structure remained unchanged
iv. Need to increase the building of subsidized rental housing in the city
v. Greater emphasis on the operation of the ―market process‖ in urban resource
allocation.
vi. Racial re-arrangement of land ownership in the city mainly through the land use
zoning plan.
a. Introduction of higher residential densities in the areas occupied Asians e.g.
Parklands than the European areas. This led to the flight of Europeans from
Parklands in preference for the low density areas occupied by Europeans.
2.2 Institutional Evolution
Planning law is anticipated to guide planning practice so that land planning and management
which is basically concerned with the practice of forecasting future land use problems and
coming up with amicable solutions is concerned in an orderly and pre-determined manner.
Planners and policy makers are expected to organize spatial space so as to ensure efficient
placement of land use activities, infrastructure and settlement patterns in a sustainable and
orderly growth pattern.
Currently in Kenya, the preparation and implementation of physical or spatial development
plans are coordinated by the Physical Planning Act Cap 286, which came into operation in
1998. Prior to this physical planning was coordinated through the now repealed Town
Planning Act Cap 134 and Land Planning Act Cap 303. Planning under these two Acts tended
to be urban biased excluding and/or laying less emphasis in the rural areas. The current
physical planning laws (The Physical Planning Act) are viewed to be more inclusive of both
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urban and rural areas. Needless to emphasise that a holistically well planned society ensures
orderly, coordinated and harmonized development which in turn promotes a healthy, safe,
functioning society with improved social equity and more sustainable natural resources. In a
nutshell efficient planning laws and practice are key to societal welfare improvement, a
steady and sustainable development process for the nation at large.
The predominant planning law in Kenya is the Physical planning Act of 1996. The Act
provides for the preparation and implementation of physical development plans and it also
provides guidelines to be used in the preparation of local and regional physical development
plans.
The Act provides procedures for development control and dispute resolution guidelines
which are essential for development control and land management purposes.
The Kenyan Constitution which was promulgated in August 2010 also provides guidelines
for land planning and management.
The Structure of the Physical Planning Act (Cap 286)
The Physical Planning Act is structured in Schedules or Parts.
The first and second schedule covers matters of physical development plans.
The third schedule deals with long term, short term, renewal and re-development
plans.
The fourth schedule is essentially the P.P.A. 1 which is the application for
development permission.
The fifth schedule is the P.P.A. 2 which is essentially the notification for approval/
refusal/ deferment of development permission.
Thematically the Physical Planning Act may be summarized into the following activity
components and actors:-
Activity /Component Actor/ Institution
a) Plan Preparation Director of Physical Planning
b) Development Control and Management Local Authorities
c) Conflict Resolution Physical Planning Liaison
Committee
d) Plan Approval The Minister of Lands
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Related Statutes
The Physical Planning Act like any other legislation does not operate on its own, it interacts
and is supported by various other related legislation and statutes that strengthen and improve
its efficacy in as much as it does likewise to the other related legislation. Some related
statutes include, but are not limited to the following:-
a) The Physical Planners Registration Act of 1996
This regulates registration and the code of conduct of professional physical
planners.
b) The Local Government Act Cap 265
Provides for the establishment of local authorities in Kenya.
Defines their functions and related matters.
Provides a window for the implementation of Part V of the PPA.
c) The Government Land Act Cap 280
Facilitates leasing and disposal of government lands for different purposes.
d) The Land Control Act Cap 302
Provides for transaction in agricultural lands.
Regulates minimum levels of sub-division.
e) The Registered Land Act Cap 300
Facilitates registration of title deeds to land owners.
Facilitate dealings in land so registered and connected therewith.
f) The Trust Land Act Cap 288
Provides for trust land, its management and disposal.
g) Registration of Titles Act Cap 281
Provides for the transfer of land by registration of titles.
h) The Land Titles Act Cap 282
Provides for removal of doubts that arise in regard to land through Registration
Court.
i) The Official Secrets Act Cap 187
Act provides for the preservation of state secrets and state security.
j) The Antiquities and Monuments Act Cap 215
Act provides for the preservation of antiquities and monuments.
k) The Public Roads and Roads Access Act Cap 399
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Act provides for the control and establishment of roads for public travel and
access to public roads.
l) The Street Adoption Act Cap 406
Act regulates the construction and improvement of streets in local authority‘s
areas and also ensures the adoption by certain local authorities of streets of
satisfactory standards.
Provide for matters connected with the foregoing and incidental thereto.
m) Public Health Act Cap 242
n) Water Act No. 8 of 2002
o) Environmental Management and Coordination Act (EMCA) No. 8 of 1999
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Development Control Benchmarks
Development
Plans
DEVELOPMENT
CONTROL
Building Code
By-Laws
Local Authorities &
govt. policies and
regulations
Other Related
Statutes
Environmental
Management &
Coordination Act
Local Govt. Act
Cap 265
Public Health
Act Cap 242
Physical Planning
Act Cap 286
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All the above together with other factors not listed contribute to the flurry of benchmarks that
should ideally come into play in development control.
However in the course of evaluating and vetting development applications to ensure
compliance with pre-set development Plans, policies, programs and regulations, not all
factors tend to be given due consideration by the developers and even planners who are
mandated to follow strict procedures. Ignorance of Physical Planning matters have made
matters worse, leading to haphazard development by members of the public, resulting in
urban sprawl.
Instances have been recorded of Local Authorities‘ officials‘ lack of capacity to or good will
to guide development resulting in unsustainable, dangerous and unmanageable human
settlements. Loss of life and unsanitary living conditions have been some of the unsavory
consequences of improper planning and implementation.
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PART THREE: THE PLANNING AREA & SECTORAL ANALYSIS
3.1 The Planning Area in Context
3.1.1 The Planning Area in Local Context
The old city/western areas of Nairobi cover Zones 3, 4, and 5. The total area of the three
zones is approximately 40,000 hectares. Zones 3, 4 and 5 include the following
neighbourhoods, namely:
Table.... Neighbourhoods within Zones 3, 4 & 5
Zone Neighborhoods
Zone
3
Parklands, City Park Estate and Westlands (includes the Westlands CBD area and
the Museum Hill area).
Zone
4
Lower Spring Valley, Riverside Drive, Kileleshwa, Kilimani, Thompson and
Woodley/Ngong Road
Zone
5
Upper Spring Valley, Kyuna, Loresho and Lavington/Bernard Estate
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3.1.2 Zonal Ordinances and Development Control for Zones 3, 4 & 5
Table..... Zonal Ordinances and Development Control for Zones 3, 4 & 5
Zone Areas Covered GC
(%)
PR
(%) Types of Development Allowed
Min Area
(Ha)
3
Parklands Commercial 50 100
Commercial/ Residential (High Rise Flats) 0.05 Residential 35 75
City Park Estate/ Upper Parklands 35 75
West-
lands
West-lands CBD -x- -x-
Commercial/ Residential (High Rise Flats) 0.05 West-lands/ Museum
Hill
Block 1 Commercial 80 200
Block 2&3 Offices & Residential 35 80
Block 4 Offices
80 200 Block 5 Commercial / Residential
Hotels
4
Spring Valley
35(s)
25(u)
100(s)
25(u)
Residential (Apartments allowed on sewer only) –
Four Storey Max 0.05
Riverside
Kileleshwa
Kilimani
Thompson
Woodley
5
Upper Spring Valley
25 25 Low-Residential One-Family House
Maisonnettes Allowed on Sewered Areas of Lavington
0.2(u)
0.1(s)
Kyuna
Loresho
Lavington/ Bernard - On Sewer 35 75
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3.2 Population Characteristics and Social Profile
This section focuses on the population characteristics of Westland area of Nairobi which
incorporates the planning area. It examines the population size, growth and distribution; its
age and sex structures; fertility and mortality rates; migration trends and the size and
composition of households.
3.2.1 Population Size and Growth Rate
Based on the 1979 Population and Housing Census Nairobi recorded a population of 827 775
persons (Kenya National Bureau of Statistics, 1980). During the 1989 Population and
Housing Census, the population had increased to 1 324 570 persons (Kenya National Bureau
of Statistics, 1990), rising to 2 143 254 persons in 1999 (Kenya National Bureau of Statistics,
2000). During the 2009 Population and Housing Census, Nairobi recorded a population of 3
138 369 persons. Of this total 1 605 230 were males compared to 1 533 139 who were
females (Kenya National Bureau of Statistics, 2010c). The population growth rate for the
1989 to 1999 inter-censal period was 4.8 percent while that for 1999 to 2009 was 3.8 percent.
Table 1 presents the changing population figures for the period 1979 to 2009.
Table 1: Population Size for Nairobi, 1979 - 2009
Year Population Size Total
Males Females
1979 479 448 348 327 827 775
1989 752 597 571 973 1 324 570
1999 1 153 828 989 426 2 143 254
2009 1 605 230 1 533 139 3 138 369
The population density for the city changed from 1 210 persons per square kilometre in 1979
to 1 911 and 3 079 persons per square kilometre during the 1989 and 1999 Population and
Housing Census periods, respectively. During the 2009 Population and Housing Census,
Nairobi‘s population density stood at 4 515 persons per square kilometre (Kenya National
Bureau of Statistics, 2010d). This was much higher than the national average of 66 persons
per square kilometres.
Based on the 2009 Population and Housing Census, Nairobi‘s population was distributed
unevenly across the four administrative areas in the city. Table 2 presents the distribution of
the population by administrative area as per the 2009 Population and Housing Census. The
Table shows that the planning area is sparsely populated and was home to 247 102 persons
(or 7.8% of the city‘s population). The highest proportion (36.5%) of the City‘s population
resided in Nairobi East area followed by Nairobi North area with 33.9% of the total
population. The population density for the Westlands area stood at 2 538 persons per square
kilometre (Kenya National Bureau of Statistics, 2010d).
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Table 2: Distribution of Nairobi Population by Sex and Administrative Area, 2009
Administrative Area Sex Total Percentage Density
Males Females
Nairobi West 352 227 332 358 684 765 21.8 2 616
Nairobi East 582 554 561 862 1 144 416 36.5 5 048
Nairobi North 545 701 516 385 1 062 086 33.9 9 721
Westlands 124 748 122 354 247 102 7.8 2 538
Total 1 605 250 1 533 139 3 138 369 100.00 4 515
Source: Kenya National Bureau of Statistics (2010d): 2009 Kenya Population and Housing
Census, Volume I C
Sex and Age Structure of Population
The 2009 Population and Housing Census showed that of the 247 102 persons resident in the
Westlands area, 124 748 were males while 122 354 females. The sex ratio from these figures
is 102 males for every 100 females. This is lower than the Nairobi sex ratio of 104.7 males
for every 100 females but much higher than the national ratio of 98.8 males for every 100
females.
Concerning the age structure of the population, those aged 0-14 years make up 25.3% while
those aged 61 and above years constitute 4.3% (Kenya National Bureau of Statistics, 2010b).
This age distribution places the dependency ratio (number of people in the dependent age
groups 0-14 and 61+) at 42 for every 100 persons in the working age groups. It also implies
that the largest proportion (70.2%) of the population is in the working age group. This has
important implications for job creation in the planning area. The broad age distribution of the
population is presented in Table 3 while Figure 1 provides the age pyramid.
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Table 3: Percentage Distribution of Population by Age Group, 2009
Age Group
Number
Total
Percentage Male Females
0 - 4 years 11 930 12 066 23 996 9.7
5 - 9 years 10 033 10 157 20 190 8.2
10 - 14 years 8 908 9 270 18 178 7.4
15 - 19 years 8 987 10 820 19 807 8.0
20 - 24 years 14 754 17 750 32 504 13.2
25 - 30 years 18 741 19 420 38 161 15.4
31 - 40 years 22 499 20 368 42 867 17.3
41 - 50 years 14 656 11 554 26 210 10.6
51 - 60 years 8 328 5 848 14 176 5.7
61 + years 5 712 4 856 10 568 4.3
Age NS 200 245 445 0.2
Total 124 748 122 354 247 102 100.0
Ratios
Dependency 42
Sex Ratio 102
Source: Source: Kenya National Bureau of Statistics (2010b): 2009 Kenya Population and
Housing Census, Volume I B
Figure 1: Population Pyramid for Westlands, 2009
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Household Size
The number of households is a critical variable in planning. The household is a consumer of
important resources and facilities such as land, water, energy and housing. The household
size, on the other hand, has implications for living conditions and the wellbeing of a
population.
As evident from Table 4, Nairobi had 200 474 households in 1979 (Kenya National Bureau
of Statistics, 1980). The number had increased to 382 863 by 1989 (Kenya National Bureau
of Statistics, 1990), rising to 649 426 in 1999 (Kenya National Bureau of Statistics, 2000). By
2009, the city had a total of 985 016 households (Kenya National Bureau of Statistics,
2010a). With a total population of 3 138 369, the average household size was estimated at 3.2
persons.
Table 4: Number and Sizes of Households in Nairobi, 1979 - 2009
Year Number Household Size
1979 200 474 4.1
1989 382 863 3.5
1999 649 426 3.3
2009 985 016 3.2
Table 5 presents the distribution of households in Nairobi by administrative areas for 2009.
The Table shows that 75 427 households (representing 7.7%) were in the Westlands area.
Given the area‘s total population of 247 102 persons, the average household size was
estimated at 3.3 persons. This is similar to that for Nairobi as a whole but lower than the
national average of 4.4 persons.
Table 5: Distribution of Households in Nairobi City by Administrative Area, 2009
Administrative Area Number Percentage Household Size
Nairobi West 212 295 21.6 3.2
Nairobi East 369 866 37.5 3.1
Nairobi North 327 428 33.2 3.2
Westlands 75 427 7.7 3.3
Total 985 016 100.0
Source: Kenya National Bureau of Statistics (2010a): 2009 Population and Housing Census,
Volume I A
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Special Groups
Individuals with different forms of disability constitute a special planning constituency.
According to the Disability Act 2003 (cited in Kenya National Bureau of Statistics, 2010c),
disability include physical, sensory, mental or other impairments, such as visual, hearing or
physical, that adversely affect the individual‘s ability to carry out usual day to day activities.
Based on the 2009 Population and Housing Census, Volume II, 2.1 percent of the total
Nairobi population had one form of impairment or another. This included 2.2 percent of
males and 2.1 percent of females (Kenya National Bureau of Statistics, 2010c). For the
Westlands area, the figures stood at 2.8 percent of the population; that is 2.8 percent of males
and 2.8 percent of females.
Table 6 presents the distribution of special groups in the Westlands area by type of disability.
Based on the Table the area is home to 3 179 persons (1 562 males and 1 627 females) who
are visually impaired and 1 317 persons (682 males and 635 females) who are physically
impaired. The area also accommodates persons who are hearing, speech, mental impaired.
Table 6: Population Distribution in Westlands by Type of Disability
Impairment Number Total
Male Female
Visual 1 562 1 617 3 179
Hearing 288 230 518
Speech 463 415 878
Physical/ Self Care 682 635 1 317
Mental 201 139 340
Other 279 327 606
Total 3 475 3 363 6 838
Source: Kenya National Bureau of Statistics (2010c): 2009 Kenya Population and Housing
Census, Volume II
Population Projections
The future population growth in the planning area, which covers four locations namely,
Highridge, Kileleshwa, Kilimani, and Parklands, will be determined mainly by natural
population increase and in- (and out-) migration of persons. To provide quantitative measures
of future demographic changes in light of the present situation and underlying demographic
processes, demographic projections are undertaken using a growth rate of 1.5 percent until
2020 dropping to 1.2% for the period 2025 to 2035. These utilize the total population for the
four (4) locations that constitute the planning, which, based on the 2009 census results, stood
at 135 161 persons. This total was distributed across the 4 locations as follows: Highridge –
53 720 persons, Kileleshwa - 27 202 persons, Kilimani - 43 122 persons, and Parklands – 11
117 persons.
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The projections are guided by the following assumptions:
That Nairobi in general appears to be experiencing a decline in the growth of its
population. The overall city‘s population growth rate dropped a percentage point from
4.8% during the 1989-1999 inter-censal periods to 3.8% during 1999 to 2009 inter-
censal years (Kenya National Bureau of Statistics, 2010c).
That, despite the growing number of high rise flats that are replacing the single family
dwelling, the planning area remains one of the sparsely populated areas of Nairobi.
That some of the developments taking place in the planning area will include office
space. This will create a daytime only segment in the population occupying the area
and has important implications for the provision of services.
That the development of satellite towns as part of the greater Nairobi Metropolitan
area will cause population attrition from Nairobi as we know it today.
That further population attrition will be occasioned by decentralization to counties, as
the implementation of the new constitution gathers momentum.
That the planning area must have a limit in terms of its population carrying capacity.
A population beyond that capacity will not be possible unless improvisation in
infrastructure development occurs.
The projections, whose results of the population projections are presented in Table 7, were
conducted utilizing the formula: Px = Po (1+y) x, whereby:
Px = population after x years
Po = current population
y = average growth rate
x = years passed
As evident from the table, the population of the planning area will have reached 147 325
persons by 2015, rising to 158 374 persons by 2020. It will have climbed to 167 876 persons
by 2025 and is projected to stand at 177 949 and 188 626 persons by 2030 and 2035,
respectively.
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Table 7: Population Projections for Planning Area 2015-2035
Year Number Growth Rate
2009 135 161
1.5% 2015 147 325
2020 158 374
2025 167 876
1.2% 2030 177 949
2035 188 626
Key Population Issues
The major challenge posed by the population of Westlands which encompasses the planning
area is that it is predominantly young. Of the total population for 2009, those aged 40 years
and below comprised 79.2 percent. These included 25.3 percent who were aged 0 - 14 years
and 53.9 percent who were aged 15 - 40 years. Only 10.0 percent of the population was aged
51+ years. The youthful population has implications for planning for job creation as well as
for educational facilities. In addition, the population of the planning area included 2.8 percent
of individuals who had one form of impairment or another. This group poses a challenge in
that its existence calls for the provision of special facilities and services during the planning
process.
3.2.2 The Social Sector
This section examines the status of social facilities and services in the planning area.
Specifically it focuses on educational facilities, healthcare services, places of worship, police
services, post offices, and social halls, keying on the distribution of these facilities and/ or
services across the various zones that make up the planning area.
EDUCATIONAL FACILTIES
Introduction
As underlined in 2009 Population and Housing Census report (Kenya National Bureau of
Statistics, 2010c:22), ‗Education is a key pillar for human development towards the
realization of Vision 2030 as it imparts knowledge and skills to individuals necessary for
nation building‖. This section presents a broad overview of the education policy in Kenya
followed by a description of the status of educational services and facilities as they currently
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exist in the planning area. Within the spectrum of educational services and facilities the
section focuses on kindergartens, pre-schools/ nursery schools, primary schools, secondary
schools, tertiary education, and vocational and technical training.
Structure of Education System
Kenya‘s education system comprises of pre-primary, primary, secondary tertiary and
university level, ‗with linkages in the provision of basic literacy and vocational training‘
(Kenya National Bureau of Statistics, 2010c: 22). Beyond the pre-primary level, the
educational structure has adopted an 8-4-4 system comprising eight years of primary
education, four years of secondary education and four years of University education. The first
eight years constitute the period of basic education, to which all children of school going age
have a right. The eight years of basic education culminate with sitting of the Kenya
Certificate of Primary Education (KCPE) examination which the first four lead to the Kenya
Certificate of Secondary Education (KCSE) examination. Only a small percentage of those
who complete the KCSE make the transition to University education. This underlines the
importance of youth polytechnics and tertiary (middle level) colleges and institutions.
Based on the 2009 Population and Housing Census report, 972 299 (33.6%) of Nairobi‘s
population was attending school (see Table 1, Kenya National Bureau of Statistics,
2010c:30). This included 484 427 (32.7%) of males and 487 872 (34.6%) of females. In the
Westlands area, which includes the planning area, 78 884 persons (33.9% of the area‘s
population) were attending school. This included 39 349 (33.5%) of males and 39 535
(34.4%) of females.
Kindergartens
The planning area spreads across zones 3, 4 and 5 of the Westlands area of Nairobi. Table 8,
which presents the current distribution of the different categories of educational institutions in
the area, reveals the existence of a total of five (5) kindergartens in the area. Of this total, four
(4) are located within Zone 4 while the remaining one (1) is found in Zone 5; no such facility
exists in zone 3.
Pre-School/ Nursery Schools
Based on the Nairobi City Department of Education, a total of 441 pre-schools exist in
Nairobi city. These include 100 private pre-schools, 137 public pre-schools, and 204 non-
formal pre-schools. These institutions have a combined total enrolment of a total of 32 314
children (www.narobicity.org/departments/default2.asp?search=education). Out of this total
16 175 are boys while the remainder 16 139 are girls. The children are distributed across
different categories of schools as follows: Public Pre-schools: 7 202, Private Pre-Schools:
8 565, and Non Formal Schools: 16 547.
Existing evidence (see Table 8) suggests that the planning area has a total of 29 pre-schools/
nursery schools. These are spread across the area as follows: Zone 3 - 7 pre-schools, Zone 4 -
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17 pre-schools and Zone 5 – 5 pre-schools. The bulk of pre-schools, it should be noted are
attached to primary schools.
Primary Schools
Based on Table 8, currently there are 55 primary schools located in the planning area. These
include 20 public schools and 35 private schools. Of the total primary schools, the largest
number - 28 (10 public and 18 private) - are located in Zone 4. Whereas 10 (4 public and 6
private) primary schools are found in Zone 3, 17 (6 public and 11 private) primary schools
existed in Zone 5.
Table 8: Distribution of Categories of Educational Institutions in the Planning Area
Zone/ Category Kindergartens Pre-
Primary
Primary
Schools
High
Schools
Tertiary
Colleges
Universities
Zone 3
Public - - 4 3 - 2
Private - - 6 5 - 2
Sub-total 0 7 10 8 7 4
Zone 4
Public - - 10 3 - 0
Private - - 18 13 - 2
Sub-total 4 17 28 16 4 2
Zone 5
Public - - 6 4 - -
Private - - 11 8 - -
Sub-total 1 5 17 12 3 0
Summary
Public - - 20 10 - 2
Private - - 35 26 - 4
Overall Total 5 29 55 36 14 6
Existing evidence revealed that, each class especially in public primary schools has in excess
of 300 pupils distributed across 3 to 4 streams. The average number of pupils per class ranges
from 70 to 80 (www.narobicity.org/departments/default2.asp?search=education). Most
schools have aging building.
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Secondary Schools
Turning to secondary schools, a total of 36 institutions are found in the planning area. These
include 10 public schools and 26 private schools (see Table 8). Consistent with the
distribution of primary schools, the highest concentration of secondary schools is in Zone 4.
The area has a total of 16 secondary schools, including 3 public and 13 private secondary
schools. The second highest number of secondary schools in the planning area is found in
Zone 5; the zone houses a total of 12 institutions (4 public and 8 private). This was followed
by Zone 3 with 8 (3 public and 5 private) secondary schools.
Tertiary Educational Facilities
As evident from Table 8, a total of 20 tertiary institutions are located in the planning area.
These include seven 14 tertiary colleges (such as teacher training colleges and commercial
colleges) and six (6) universities and/ university campuses. Of the six (6) universities and/
university campuses, two (2) are public while the other four (4) are private.
Vocational and Technical Training Institutions
Only one (1) vocational or technical training institute - Nairobi North Polytechnic found in
Zone 5 – exists in the planning area.
Special Schools
One special school for the deaf is found in the Kilimani location of the planning area.
HEALTH CARE
Based on Table 11, the planning area has a total of 13 health care facilities serving a total of
147 325 persons. Zones 4 and 5 house the lion‘s share of healthcare facilities. Health services
are offered at four levels as follows: Community level, clinics/healthcare centres,
dispensaries, and maternicare (some health centres have both clinics and maternicare). The
area does not offer health care at the provincial hospitals level but is the home of one Referral
Hospital, the Kenyatta National Hospital. Also located in the area are four (4) private
hospitals, namely Aga Khan Hospital, MP Shah Hospital, the Westlands Cottage Hospital,
and the Nairobi Women‘s Hospital. The area is served by one mortuary, the City Mortuary,
which is over utilized.
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Table 11: Distribution of Healthcare Facilities in the Planning Area by Zones
Location/ Zone Health Centres Hospitals Total
Zone 3 4 2 6
Zone 4 3 2 5
Zone 5 2 0 2
Total 9 4 13
Clinics located in the planning area provide a wide variety of services including the
following: Prevention of Mother to Child Transmission (PMCTC), Voluntary Counselling
and Testing (VCT) services, TB treatment, Anti Retro Viral drugs (ARVs), Pre-natal
services, post-natal services, and family planning. However, these are not adequate. For
instance, reproductive health services for both adults and adolescents are said to be
inadequate, only two (2) clinics offer PMCTC and ARVs, and the provision of PMCTC
services is affected by the lack of counsellor. Referrals are normally done from the clinics to
Kenyatta National hospital. Not much service is available as far as dental care is concerned.
The public healthcare facilities found in the planning area are staffed by personnel employed
by the City Council, the Ministry of Health, and through health stimulus program by the
Ministry of Finance.
COMMUNITY AND SOCIAL AMMENITIES
A situational and stakeholder analyses are required to establish the demand and level of
provision of community and social amenities such as post offices, social halls, police stations,
and fire stations.
Places of Worship
Table 14 presents the distribution of places of worship (churches, mosques and temples) in
the planning area by Zone. As evident from the Table the planning area is home to a total of
33 places of worship. These include 28 Christian churches, two (2) mosques and three (3)
temples. Zone 4 has the highest number (18 in all) of places of worship. Whereas Zone 3 has
10 places of worship, Zone 5 has five (5).
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Table 14: Distribution of Places of Worship in the Planning Area by Zone
Places of Worship Churches Mosques Temples Total
Zone 3 61 2 2 10
Zone 4 172 0 1 18
Zone 5 53 0 0 5
Total 28 2 3 33
Police Stations/ Posts/ Lines
A total of 10 police stations/ posts/ lines are located in the planning area. These are
distributed across the area s follows: Zone 3, three (3) posts; Zone 4, three (3) posts; and
Zone 5, four (4) posts.
Other Social Amenities
Located in the planning area is one (1) post office found in Zone 5 and two (2) social halls/
community centres. The community centres include Oshwal Religious and cultural Centre
located in Zone 3 and Chrisco Multi-purpose Hall situated in Zone 4. No fire station was
found in the planning area.
1 Includes St. Carmel Sisters Convent 2 Includes the All Africa Conference Of churches 3 Includes Loreto Convent Msongari
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3.3 Environment Sector
3.3.1 Baseline Environmental Conditions
The climatic and physical conditions of the study area compare favourably to that of the
wider Nairobi City. A combination of one or more of these factors directly influence urban
development, and are prerequisite to site analysis and planning.
Nairobi Climate and Weather
The rainy seasons are April to June and October to early December. Table 1 shows average
temperatures and rainfall in Nairobi.
Table 1 Monthly average temperatures, sunshine, rainfall and humidity for Nairobi City.
Summary of average yearly weather data for Nairobi
Low temp
(°C) High temp
(°C) Sunshine
(hours) Rainfall
(mm) Humidity
(am) Humidity
(pm)
Jan 12 25 9 38 74 44
Feb 13 26 9 64 74 40
Mar 14 25 9 125 81 45
Apr 14 24 7 211 88 56
May 13 22 6 158 88 62
Jun 12 21 6 46 89 60
Jul 11 21 4 15 86 58
Aug 11 21 4 23 86 56
Sep 11 24 6 31 82 45
Oct 13 24 7 53 82 43
Nov 13 23 7 109 86 53
Dec 13 23 8 86 81 53
Source: www.nairobicity.go.ke and www.worldtravels.com
Nairobi Winds
The wind near the ground is predominantly easterly throughout the year, generally between
north-east and east from October to April, and between east and south-east from May to
September. The strongest winds occur during the dry season just prior to the "Long Rains"
when speeds of 20 to 25 m.p.h. are not uncommon from mid-morning to early afternoon. At
other times of the year wind speeds are usually 10 to 15 m.p.h. During the night the wind is
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usually light. In the squalls sometimes associated with thunderstorms, short-lived winds of up
to 70 m.p.h. have been known to occur. (Source: www.meteo.go.ke ).
Sunshine and Solar Radiation
Nairobi experiences a total of about 2,500 hours of bright sunshine per annum, which is
equivalent to an annual mean of approximately 6.8 hours of sunshine per day. July and
August are characterized by cloudiness and during these months the average daily sunshine in
Nairobi is 4 hours.
Often there are several days in succession when the sun fails to penetrate the thick
stratocumulus cover, although on other days the cloud cover does break for a short period.
There is about 30% more sunshine in the afternoon than in the morning, and it follows that
westerly exposures receive more insolation than easterly ones.
Evaporation
Given temperature and sunshine factors, the annual variation of evaporation is as expected.
The mean annual evaporation as measured by the pan is seen slightly to exceed the mean
rainfall at the altitude of Nairobi, but it would be expected that at higher altitudes this
position would be reversed.
Relief
The formation of the Rift Valley has strongly influenced the geology and geomorphology of
the Nairobi area. Nairobi region falls from the edge of the Rift Valley to the west.
Trees species
There are different species of trees in the study area. The common trees in the area include
Grevillea robusta, Acrocarpus fraxinifolius, Filiceum decipiens, Terminalia mentally,
Terminalia brownee, Spathodea nilotica, Araucaria columnaris, Dovyalis caffra, Cordic
Africana, Bougainvillea glabra, Marchamia lutea, Syzygium guineence, Syzygium cuminii,
Senna siamea, Schinus terebinthifolius, Psidium guajava, Prunus Africana, Podocarpus
falcatus, Pinus patula, Jacaranda mimosifolia, Manqifera indica among others.
3.3.2 Identified environmentally sensitive areas with proposed protection mechanism
Wetlands, Rivers/streams
Wetlands, rivers and streams in the study areas are faced with different challenges including
encroachment, pollution (from improperly treated sewage and uncollected garbage) and
failure to observe riparian reserves. This leads to water pollution, water-borne diseases, and
environmental degradation among others. Water pollution carries both environmental and
health risks to residents within the affected areas.
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The Environmental Management and Co-ordination (Wetlands, River banks, Lake
Shores and Sea shores management) Regulations 2009
The regulation in Section 17 gives three principles that shall be observed in the management
and conservation of river banks, lake shores and the seashores.
(a) Resources on the river banks, lake shores and the sea shore shall be utilized in a
sustainable manner;
(b) Environmental impact assessment as required under the Act shall be mandatory for all
major activities on river banks, lake shores and seashores; and
(c) Special measures, including prevention of soil erosion, siltation and water pollution
are essential for the protection of river banks, lake shores and the seashore.
According to Section 18 (1), within five years from the date of commencement of these
Regulations, the Authority shall, in consultation with the relevant lead agencies:-
(c)Promote soil conservation measures along river banks, lake shores, and the seashore,
including the following -
Bunding;
Terracing;
Mulching;
Tree planting or agro forestry;
Grassing;
Soil engineering, compaction and placement of fills;
Zoning and planning;
Building of gabions;
Control of grazing, and
Recommending the promulgation of appropriate by-laws by the relevant local
authorities.
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1.5.2.1 Problems observed
a) Encroachment
Figure 1 An encroached wetland in Spring Valley
Figure 2 A by-pass ( Northern By-pass) going over a wetland in Spring Valley
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Figure 3 Construction off Chalbi Drive, encroaching on a wetland, in Lavington
b) Pollution
Wastewater and solid waste management in Nairobi has not kept up with increasing demands
from the growing populations. In addition the amount of industrial and municipal effluent
entering the Nairobi River and other surface waters is polluted. Several drainage channels
that gather storm water from the city end up being received in rivers/streams and carry a lot
of solid waste which includes domestic garbage from areas where there is no proper solid
waste management.
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Figure 4 Nairobi River polluted with solid waste
Figure 5 A drainage channel from residential houses directed into Nairobi River
c) Riparian
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It was observed that most of the developments near water courses have not observed riparian
reserves. Some examples include:
- Nakumatt Ukay and the surrounding developments. The stream around that area is
highly degraded by development. Apart from solid waste pollutants, there is
encroachment of the riparian reserve.
- In Lavington it was observed there were many developments being constructed next
to the wetland off Chalbi Drive.
- Other areas include places around Westgate Shopping Mall and The Tribe hotel where
developments have encroached upon the wetland.
It is therefore important that different authorities and developers observe riparian reserves.
WARMA, the lead agency in water resources, recommend a riparian of between 6 and 30
metres. The agreed upon riparian can only be arrived at after a pegging exercise as various
considerations are taken into account, thus making it impossible to arrive at one blanket
regulation that is suitable for all sites. Riparian distances are therefore site-specific.
- Water should be used efficiently with localized water supply sources that reduce
demands on main city water supply.
- Residents should take advantage of rainwater by installing rainwater harvesting
facilities and storing it. Rainwater can be used for gardening, cleaning etc.
- Waste water should be treated and recycled
- Waterways should be kept clean and pollution free with diverse and abundant
ecosystems.
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Figure 6 Construction of residential houses on river riparian at Kilimani
Figure 7 Residential houses built without observing the riparian reserve
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Figure 8 Boundary wall built inside the river
Figure 9 Boundary walls built without observing riparian reserve
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Green space
Experience in both industrialized and developing countries demonstrates that an effective
approach for confronting urban environmental issues is to formulate a city-specific
environmental management strategy, policies and action plans. Five key areas that could
contribute to environmental protection and compliance to existing environmental laws and
regulations include:
mobilizing public support and participation
choosing policy instruments that will change behavior, relieve conflicts, and
encourage cooperative arrangements
building local institutional capacity
strengthening city council service e.g. garbage collection and recycling facilities
Increasing local knowledge about the urban environment and its protection.
Nairobi has managed to retain a very small number of green spaces within the city. Close to
the city is the Nairobi National Park – indeed Nairobi prides itself for being the only city in
the world with a national park which is just a few minutes‘ drive away. Green spaces help to
maintain biodiversity, filter pollutants from the air and they also act as minor water
catchment areas within and on the outskirts of the city. Although these green spaces have
been protected, it is also evident that natural vegetation is being lost in the city due to
numerous and uncontrolled developments.
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Characteristics and biodiversity of key protected areas in Nairobi (source: KWS 2006, JICA 2005)
Table....... 2 Characteristic and biodiversity of key protected areas in Nairobi
Name Managing Authority Area (ha) Common Species
Plants Animals
Nairobi
National Park;
Established
1946
Kenya Wildlife Service
(KWS)
11.0
640
Olea africana, Croton dishogamus calodendrum,
Themeda, Cyprus, Digitaria, Cynodon, Acacia
xanthophloea, Euphobia candelabrum, Apodytes
dimidiata, Canthium schimperanum, Elaeodendron
buchananii, newtonia sp, Ficus eriocarpa, Aspilia
mossambicensis, Thus natalensis, Euphobia
brevitorta, Drimia calcarata, Murdannia clarkeana
and Crassula sp.
Giraffes, lions, gazelles,
buffaloes, hartebeest, wild pigs,
wildbeest, warthogs, crocodiles,
hippos and about 400 species of
birds.
Karura forest;
(Gazettes
1932)
Forest Department 1,063.00 Olea europeae var.africana, Croton megalocarpus,
Warburgia ugandansis, Brachyleana huillensis and
Uvaridendron anisatum
Monkeys, bush baby, bush
bucks, bush pigs, porcupines,
duikers, genets, dikdik,
epauletted bat, Africa civet
Ngong' Forest Forest Department and
KWS
638.4 Eucalyptus, Pine, Cyprus, Croton and Cordia
species
Over 120 species of birds, over
35 mammals, such as leopards,
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monkeys, reptiles, insects and
amphibians
Ololua Forest Nairobi City Council and
The National Museums of
Kenya
667 Olea africana, Acacia species, Elaeodendron
buchananii, Akokanthera schimperi, Brancylaena
species, Croton megalocarpus, Carisa edual and
Rhus natalensis, aloe etc.
Olive baboons, monkeys,
yellow baboons, porcupines,
bush baby, bush bucks, bush
pig, dikdik, epauletted bat,
duikers, African civet, and
genets, grey wagtail, Eurasia
cuckoo, willow warbler.
The Nairobi
Arboretum
Forest Department;
Established 1907
25 Several collections of plant species Chameleon, skunks, butterflies,
dragonflies, ants, bees and
beetles, Ayres's hawk eagle
Nairobi City
Park
Nairobi City Council 60 Olea europeae var.africana, Croton megalocarpus,
and Warburgia ugandansis
Hundreds of bird species,
butterflies and baboons.
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Protected areas have emerged as one of the world‘s most important and effective tools for
safeguarding biodiversity (Bruner et al. 2001) because they protect species from their
greatest threat: habitat loss. The Programme of Work on Protected Areas of the Convention
on Biological Diversity (CBD) states that protected areas are ―essential components in
national and global biodiversity conservation strategies.‖
3.3.3 The Historical Development
Some progress towards sustainable development has been made since 1987 when the World
Commission on Environment and Development (WCED), Our Common Future, was
launched. At the same time, the number of meetings and summits related to the environment
and development has increased. An example is the 1992 Rio Earth Summit and the 2002
World Summit on Sustainable Development. There has been rapid increase in multilateral
environmental agreements for example the Kyoto Protocol and the Stockholm Convention on
Persistent Organic Pollutants. An increase in the number of scientific bodies, for example the
Inter-governmental Panel on Climate Change, has highly contributed to a greater
understanding of environmental challenges.
Since independence the Kenya government has been advocating for proper environmental
management. Remarkable conservation achievements have been made during the past half
century; most notably the establishment of more than 50 national protected areas, including
five Biosphere Reserves and three World Heritage Sites. Thirteen percent of Kenya‘s total
surface area is currently in protected areas. The government has long been committed to
conserving Kenya‘s valuable natural resources and wildlife and has enacted a number of
policies for environmental management and conservation, such as the Wildlife Policy, Forest
Policy, Fisheries Policy and National Land Policy.
Despite these efforts, a wide range of environmental problems persist. Key environmental
challenges in Kenya include a decline in wildlife populations, deforestation, soil erosion and
water scarcity—due in large part to increased areas of land in agricultural production and
livestock grazing and increased demand for wood for fuel and timber. Continued deforesta-
tion, loss of natural habitat, and illegal poaching have led to a decline in most wildlife species
in the country, including large mammal species such as elephants, rhinoceros, and
wildebeests. The deterioration of Kenya‘s environment has precipitated a number of
environmental hazards that have affected public health and safety.
The Environmental Management and Coordination Act (EMCA, 1999) serves as Kenya‘s
principal legal instrument on the environment, but there is no comprehensive umbrella policy
on the environment. Currently, the alternative to a far-reaching environment policy is
Sessional Paper No. 6 of 1999 on Environment and Development. The overall goal is the
integration of environmental concerns into the national planning and management processes
and provision of guidelines for environmentally sustainable development. It specifically cites
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poverty, population growth, rural-urban migration, urban environmental degradation and
pollution as key challenges to achieving this goal.
Over the years, the government has tried to implement environmental policies within a multi-
sectoral development framework. However, strategies to achieve these objectives have not
been fully developed or implemented. They have been blocked mainly by the lack of
institutional capacity and resources to mobilize and link activities effectively within and
between sectors. Moreover, individual environmental policies that now exist do not
adequately articulate the links between population and environmental concerns.
New initiatives in Kenya are attempting to strengthen cross-sectoral collaboration and
coordination, reflected especially in the Kenya Vision 2030 and its economic, social and
political pillars. In addition, the Kenya Poverty Environment Initiative (PEI) was established
as a partnership between the Ministry of Planning and National Development and United
Nations Development Programme in 2007. The purpose of PEI is to include environmental
concerns in the development, policy, planning and budgeting process by improving
understanding of environment-poverty linkages, strengthening the government‘s capacity to
implement environmental policy that benefits the poor, developing tools for the integration of
environment into development plans and budget processes, and increasing effective
participation of stakeholders in environment and development policymaking and planning
processes.
The government‘s commitment to proper environmental management is demonstrated by the
adoption of the National Environmental Action Plan (NEAP) and the establishment of public
environmental institutions. Notable among these institutions are the Ministries of
Environment and Mineral Resources, National Environment Secretariat, the Kenya Wildlife
Service, National Environment Management Authority (NEMA) which has established the
posts of the Environment Officers at the district level and revitalized district environment
committees. Capacity requirements are provided by national universities and other
educational institutions that offer courses on environmental studies.
The government recognizes the roles played by both non governmental organizations and the
private sector and has provided support and encouragement to their environmental efforts.
The government also values the support of the United Nations and its agencies as well as
foreign governments and organizations. In this regard, the government participated in the first
United Nations conference on human environment in Stockholm, Sweden in June 1972. The
conference established the United Nations Environment Programme (UNEP). UNEP, with its
headquarters‘ in Nairobi, is charged with the task of spearheading, catalyzing, and
coordinating sound global environmental practices to enhance a healthy and quality
environment for humankind.
Concern for environmental planning has a long history in Kenya. Reference to integrating
environment and economic issues was made in the country‘s development plan as far back as
1974. The 1974-78 plan noted that competition and conflicts between land use interests were
growing and that there was need for greater co-ordination between the various sectors of
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government in order to address these effectively. The subsequent development plan (1979-
83) stressed the need for environmental inputs in the national planning process pointing out
that environmental considerations must pervade development decisions at every level.
Kenya has developed a large number of initiatives in the environment and natural resources
sector. However, there have been no strategic plans integrating environmental concerns into
the development planning process until the adoption of the National Environment Action
Plan (NEAP) in 1994. The urgency of this concern is reflected in the 1994-96 development
plan which calls for a Sessional Paper on sustainable development to set comprehensive
guidelines and strategies for government action.
The government has developed this Sessional Paper setting out comprehensive policy
guidelines towards achieving sustainable development and in response to the increasing
concerns regarding the effects of development on the environment.
Kenya is a signatory to the Ramsar Convention on wetlands conservation and management
and has set aside Lakes Nakuru and Naivasha as Ramsar Sites
3.3.4 Utilities in the Study Area
1.5.2.2 Different water sources for zones 3, 4 and 5
Table 3 Main sources of water in zones 3, 4 and 5
Main source of water (zones 3, 4 & 5)
Valid Percent
Valid NWSC 98.1
Boreholes 1.9
Underground Reservoir .0
Rain Water .0
Total 100.0
Table 4 Other sources of water in zones 3, 4 and 5
Other sources of water (zones 3, 4 & 5)
Valid Percent
Valid NWSC 1.8
Boreholes 31.9
Shallow Wells 1.1
Underground Reservoir 8.8
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Rain Water 48.5
Water Vendors 7.9
Total 100.0
Most of the residents in zones 3, 4 and 5 highly rely on water supplied by Nairobi
Water and Sewerage Company. It is recommended that residents should also make use
of other alternative sources for example rain water.
Rain water harvesting is used as an alternative source of water supply in these zones.
Harvesting and storage of rain water is recommended to ensure that this becomes the
first priority of water supply.
Boreholes are also used as an alternative source of water, coming second after rain
water. Uncontrolled borehole sinking affects water table thus degrading the
environment. It is recommended that borehole drilling should be controlled and
residents should be encouraged to share boreholes instead of sinking several of them in
a given area.
Water recycling should also be given priority. On-site wastewater treatment systems
when used can reduce dependence on NWSC main supply thus reducing the intake of
fresh water. Treated wastewater can be used for example in gardening and for cleaning
purposes, if it meets the set standards.
Table 5 Sources of Electricity in zones 3, 4 and 5
Main source of electricity (zones 3, 4 and 5)
Valid Percent
Valid Kenya Power 100.0
From the data collected and interviews conducted, it was observed that residents in
this study area totally depend on Kenya Power for electricity supply. It is
recommended that other sources of electricity and energy should be explored. The city
of Nairobi in general receives sufficient sun shine and if it is well utilized, a lot of
energy can be saved.
Major issues facing the world today include global warming and climate change. Solar
energy does not produce the harmful pollutants responsible for increasing the
greenhouse effect which leads to global warming. Solar energy is a sustainable, clean
source of energy that can be used for solar electricity, solar heating, solar cooling and
solar lighting. In the study areas, solar energy can be used in lighting and heating
water to complement energy supplied by Kenya Power.
Table 6 Sanitation in zones 3, 4 and 5
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Sources of sanitation (zones 3, 4 & 5)
Valid Percent
Valid CCN Mains 89.9
Septic Tanks 10.1
Conservancy Tanks .0
Latrines .0
Total 100.0
Some of the areas in these zones are served by the main council sewer lines while
others are not sewered. Almost 90 % of the residents in this study area use the City
Council‘s main sewer line while the rest use septic tanks.
If properly designed, constructed and maintained, septic tank systems can provide
long-term, effective treatment of household wastewater. A malfunctioning system can
contaminate groundwater that might be a source of drinking water thus leading to
environmental pollution and a health hazard to those depending on that water.
Septic tanks should be inspected regularly and the tank exhausted when necessary.
Water should be used efficiently and household hazardous waste should not be
disposed of in sinks and toilets. The more water a household conserves, the less water
enters the septic tank system. Efficient water use can improve the operation of a septic
tank system and reduce the risk of failure.
Other alternatives for wastewater management are also recommended. Particularly
suitable are on-site wastewater treatment systems that allow re-use and recycling of
water.
Table 7 Blocked sewer in zones 3, 4 and 5
Blocked sewers in (zones 3, 4 & 5)
Valid Percent
Valid Yes .8
No 99.1
Some times .1
Total 100.0
It was observed that from all the residents interviewed in the study area, only 0.8 %
had experienced blocked sewers. During field work carried out during this study, there
was no blocked or leaking sewer observed.
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Table 8 Solid waste management in zones 3, 4 and 5
Solid waste disposal in zones (3, 4 & 5)
Valid Percent
Valid CCN Services 5.6
Private Contractors 94.4
Incinerator .0
Total 100.0
Residents from this study area highly depend on private contractors for their solid
waste disposal, with only 5.6% using the CCN services. It was not clear if these
private contractors are licensed by NEMA for solid waste collection and
transportation. Environmental Management and Coordination (Waste Management)
Regulations, 2006 states that any person whose activities generate waste should also
ensure that waste is transferred by a licensed person and disposed of in a designated
waste disposal facility. It is recommended that recycling and reuse of waste should be
given priority; waste should also be segregated at source to make recycling easy. A
sheltered temporary waste storage facility should be available in all residential
developments for waste storage before it is collected by the contracted company.
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3.4 Economic Sector
3.4.1 Overview
The interaction among local, national and global economic, political and technological
processes has given rise to a continuum of a variety of ideological strands that have
influenced the economic growth and development strategies of the country within which the
urbanization of Nairobi has been taking place since the colonial period up to the present. The
conception of urbanization and the role of cities in the above context have been changing
rapidly in the developed countries and less rapidly in developing countries. In developing
countries it is viewed more of the concentration of population and horizontal spread with
meager infrastructure and services and less emphasis on the economic basis of urbanization
and integration with national development process, while in developed countries economic
consideration, and adequacy of infrastructure service provision and integration with national
and global development processes are critical. This has determined whether there are
deliberate local and national strategy initiatives to create a favourable environment for urban
economic growth and development manifested in localized public infrastructure and services,
planning and efficient transport systems or not.
In the developed countries there has been a paradigm shift from the traditional role of the
provision of infrastructure and services to that of promoting employment generation capacity
of cities, city economic growth, and investment friendly policies to enable the development
of an economic niche or comparative advantage of cities. Cities are therefore positioning
themselves as engines of national economic growth or creators of national wealth and
employment and constantly restructuring to fit within the changing economic, political and
technological age. It is characterized by neo-liberalism, globalization, climate change, urban
age, environmental consciousness, democracy and decentralization. Indeed cities are
important centres of production, distribution, exchange, innovations, consumption, import
and export, financial hubs and liberation.
Economic activities of cities have undergone transformation from pre-industrial, industrial
and post industrial modes of production (more information processing activities within the
urban economy) driven by technological revolution. The economic system of cities provides
the medium through which the city institutional set up and its citizens make a living through
resource mobilization, employment and wealth creation. The composition of a city‘s
economic base determines the diversity of economic activities, occupations, access to
employment opportunities, economic security and high quality of life. This takes place within
the national economic policies hinged on development ideologies whose spatial
manifestations are the resultant built forms having a variety of functions. These are either
specialized or mixed in character depending on the efforts of governance towards national
integration. Some of them occur along the road network inform of ribbon development, while
others are concentrated in particular planned areas (nodes).
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The section then comprises of introduction, macroeconomic policy framework within which
urbanization has been taking place, economic sectors of the City of Nairobi, and earnings
from various economic sectors of the City, employment, finance, and distribution of income,
devolved funds from Local Authority Transfer Funds, cost of living, and the challenges of
economic growth in the area.
3.4.2 Economic contributions of Cities to National Development
Cities besides being important areas of facilitating economic growth, increased productivity,
providing diverse economic opportunities, and rising incomes in developing and developed
countries, are also storage centre of the highest concentration of capital wealth for countries.
Due to growing differentiated demand, cities offer opportunities for quick return on
investments for a variety of economic activities both products and services. The importance
of cities to the global and national economic development has gone beyond the transport
costs and internal economies as advantages to encompass external effects, spillovers and
external economies of scale. The latter factors have continuously become primary due to
rapid urbanization, industrialization, technological progress and national economic
development.
The external effects that play key roles in the economic contribution of cities to the national
development process are characterized a long several dimensions. Characterizations along
the dimensions help to distinguish development among productivity gains arising from
specialization, those arising from transaction costs, and complementarities in production,
those arising from education, knowledge, and mimicking and those arising simply from the
proximity to large numbers of other economic actors. The above potential can only be
realized in the context of quality public infrastructure, cheap reliable power, reliable adequate
water and sanitation, efficient public transport systems, and telecommunications.
Infrastructure and services have an influence on land values and hence the distribution of land
uses or activity patterns in the area of study. Value of land in urban areas is a measure of
potential wealth of a city from which revenue is raised from rates, and also the basis of land
speculation. It has been noted the land values of this some of the study area are very high and
attracted a lot of investment demand from developers. Though some residents desire to own
property in this area, the majority of developers are viewing investment opportunities arising
from the land values, growing number of middle and upper class segments of society from
exchange value rather than use value.
The attraction of activity patterns in the study area represent therefore three forms of
economic wealth namely, the ongoing daily activities of services and production, capital
formation in the form of building and construction and finally the already created stock of
wealth in physical assets such as roads, water and sanitation systems, residential buildings,
office and commercial, warehouse and institutional buildings. Capital formation is done by
both private and public sector in both housing and infrastructure provision and maintenance
dominantly by public sector.
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However, external diseconomies may lead to adverse effects and limit the potential of
economic opportunities inherent in the study area. This could arise due to high costs of
property (housing cost, rental), and transport costs as a result of scarcity of public transport.
3.4.3 Favourable Factors
The productivity of the city of Nairobi is function of national conditions and institutions
particularly stable macroeconomic framework besides political, administrative, and legal.
Stable macro policy environment focuses on positive real interest rates, low inflation, stable
exchange rates, and high velocity of money circulation in the economy, adequate revenue
mobilization, employment generation, and rapid sustained rise in economic growth. The
above requires robust policies on distribution to spread the benefits of improved economic
performance as mentioned above. The above is complemented by adequate provision of
localized public infrastructure and services such as roads, water and sanitation, power and
organized public transport system. Speculation in the real property market has continuously
led to unrealistic building demands and high property values.
3.4.3 Economic Base of the City of Nairobi
Economic base of the city comprises the flow of economic activities for supporting needs of
the people and sunken wealth or fixed asset wealth. The flow activities are captured mostly in
the statistical abstracts, and to a small extent the fixed assets. The fixed asset form of wealth
includes values of land, built up structures, and infrastructure facilities in addition to the
construction and building sector. The classification of economic activities in the City of
Nairobi are; agriculture and forestry, mining and quarrying, manufacturing, electricity and
water, building and construction, wholesale and retail, restaurants and hotels, transport and
communications, finance, insurance, real estate and business services and community, social
and personal services respectively. They are indicated using numbers as in the table starting
with primary activities. The first two are not found in area of study except the link of mining
and quarrying to the building and construction sector.
Table 1-0 Employment Trends within the City of Nairobi
Category/Year 1991 1995 2000 2005 2008
Agriculture and Forestry 12081 6772 7420 9695 8548
Mining and Quarrying 1393 911 283 358 316
Manufacturing 66482 73687 77138 81296 87998
Electricity and Water 7383 9055 9523 12061 10635
Building and Construction 36772 38560 39545 41969 44599
Wholesale, retail and Hotels 46432 52324 57735 63537 70898
Transport and Communications 27712 29873 29620 31927 37599
Finance, Insurance, real estate & Business services 41226 40709 42957 43322 45399
Community, Social and Personal services 134896 148202 159179 169424 182,196
Sources: GoK, Statistical Abstracts & Economic Surveys
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The relevant economic activities for the study area are from electricity and water to
community and social and personal services. Employment within the range of activities
specified has been growing over the years but not at the rate of labour force growth within the
City of Nairobi. Another source of employment within the City Council is the informal sector
whose employment has grown from 251,100 persons in 1991, to 998,900 persons in 2000 and
finally to 1,943,300 persons in 2008. This has surpassed the formal sector employment with
the City of Nairobi by 4.6 times. Nairobi is thus a City of self employment rather than
government formal sector employment creation. The above implies creating the required
enabling policy environment for enhanced role of both formal private and informal sector
role in the generation of employment opportunities. Informal sector employment activities
include, manufacturing; building and construction; wholesale, retail trade, hotel and
restaurants; transport and communication and community, social and personal services.
The earnings from the above economic activities are as indicated in the table below and has
been growing from 1991 to 2008.
Table 1-2 Earnings in Nairobi in 000s
Category/Year 1991 1995 2000 2005 2008
Agriculture and Forestry 226.4 2879.2 367.4 1882000 3852700
Mining and Quarrying 44.6 97.9 15.4 79000 142400
Manufacturing 3,216.3 5666.5 6079.1 31137100 3966200
Electricity and Water 499.8 979.7 2764.4 14158900 4793300
Building and Construction 1268.8 1845.1 465.6 3284600 20101400
Wholesale, retail and Hotels 2639 5181 2342.1 11996400 31954700
Transport and Communications 1651 3184.4 3541.1 18137300 16946400
Finance, Insurance, real estate & Business services 3731 5284.1 8253.8 42275600 2046200
Community, Social and Personal services 5205.1 16939.5 11370.8 5824100 82118300
Source: GoK, Statistical Abstracts & Economic Surveys
3.4.5 Distribution of Wage employment/Income Categories
Distribution of income or wage employment in the city has no definite income categories that
relate to the housing situation as a number of them have to be merged to bring out the desired
outcome for planning purposes. There has been a change as to the start of the lowest level of
wage employment from 1984, 1992, 1995, to 2001. The corresponding start and end of wage
employment categories is as follows, less than 215<6000 from 1984-1991 with nine income
categories, >1000<6000 from 1992-1994 with six income categories, >2000<30,000 from
1995-2006 with nine income categories and finally >4,000<30,000 with nine income
categories. These have to be merged to establish relevant categories for utilization for
planning purposes. It however, reflects the changing of value of the Kenyan shilling over the
years. This classification does not however form a useful basis of guiding planning decisions
with respect to housing, and transportation because it does not reflect the actual situation of
the cost of housing in the study area whether rental or purchased. Main focus is on the
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income category above Kshs 30,000 which does not tell much as to the relevant income for
the study area a part from the low income workers that fall below.
The area is characterized by poverty levels of up to about 21.3 percent of the population, and
youth unemployment rate. This has been due to slow growth of the economy, slow growth of
formal sector employment and the requirements of previous work experience. They also
display low entrepreneurial skills and are unable to access loans due to lack of collateral and
perceived credit unworthiness. Though ICT is available in some of the centres, it is not
widely integrated to other sectors limiting the potential of employment creation. Increasing
cost of living has affected the most vulnerable groups. The area also displays high inequality
than any other part of the City, with the concentration of the high income categories
translated in residential social spatial differentiation. It is evidenced by Loresho, Kiuna,
Spring Valley, Kitisuru, Lavington, and Thompson in relation to the informal settlements
found within and those surrounding the planning areas.
3.4.6 Building and Construction Sector
The aggregate wealth of an urban area is reflected in a variety of ways. These are the flow of
wealth on a daily and monthly basis and the stock of wealth in physical assets emanating
from the building and the construction sector in private and public sector. During the process
of construction there is a whole system of activities that link to various parts of the economy
leading to immense contribution to the immediate and local economy, City and the national
economy. Facilities management of both public and private building and infrastructure is the
end of employment point of building and construction sector whose employment contribution
is to the immediate planning zones. This is aimed at guarantying the flow of commercial and
other services from the physical structures supported by localized public infrastructure and
services.
The entire built and non built environment falls into the field of activity of planning and
construction whose value to the economy may be considered to be high as 20% of GDP in
developing countries. Its importance relates to the definition adopted. Using narrow
definition of onsite activity, it contributes around 5% to GDP and the broader definition
including quarrying of construction raw materials, manufacture of building materials, sales of
construction products and various associated professional services hence a greater
contribution to the economy. It includes land, property and facilities management, which
points to the concentration of wealth in the planning zone in form of flow and fixed wealth.
In essence it encompasses planning, producing the living and working environment and
managing the same to guarantee the required services.
The expected contribution of building and construction sector is immense due to the pressure
of development of housing, commercial, office, and institutional spaces supported by
expansion of localized public infrastructure and services such as widening of water and
sewerage systems, roads among others. The growth is propelled by demand arising from a
population has graduated into high income category, availability of advances from
commercial banks, the economic recovery in the country, drop in interest rates, the stability
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of the Kenyan shilling against major world currencies, and government expenditure on roads
and housing. The indicators of the performance of this sector are value or volume of cement
consumption, value of building plans approved, growing expenditure on roads and public
housing, and the employment in the building and construction sector. All the above have been
increasing and it is expected that this will contribute to the local economy in the planning
area. It will translate into commercial and office space built up for employment opportunities
that benefit the entire City residents. Value of approved building plans in Nairobi is as
indicated in the table below.
Table 1-3 Value of Building Plans Completed By CCN-M Kshs
City/Year 2000 2001 2002 2003 2004 2005 2006 2007 2008
Nairobi 6,601.3 4,343.6 6,311.5 8,076.2 11,851.9 23,842.2 21,142.9 59,765.1 52,073.0
Others 3,374.1 5,774.8 4295.9 13,945.6 23,110.8 13,804.9 5,816.7 7,322.7 17,248.7
Total 9975.4 10118.4 10607.4 22021.8 34962.7 37647.1 26959.6 67087.8 69321.7
Sources: GoK, Statistical Abstracts & Economic Surveys
Increasing cost of construction besides the rise in land values where a place like westland the
price per acre is 200m is beginning to halt the process of rapid construction for provision of
apartments. Purchasing of finishes products of the construction sector in this area is also
facing difficulties due to the high interest rates implying that even mortgage rates have
escalated increasing the cost of finance. This is attributable to unstable macroeconomic
environment of rapid depreciation of the Kenya shilling against major foreign currencies,
rising fuel prices, and high commodity price levels.
3.4.7 Investment Finance
Finance is seen from the perspective of ongoing construction by both private sector and
public sector and the expected financial sources for the proposed developments. Currently
investment finance is from both formal and informal sources. The formal sources are
advances from commercial banks due to favourable interest rates from 2004 onwards,
remittances from the Diaspora, cooperative loans, personal savings and government financing
of housing and road construction. Informal sources of finance are attributed the probability of
money laundering that cannot be easily monitored by the government and is mainly black
financial market that sanctifies the money through investment in real estate. However, the
rising interest rates, fuel costs and cost of construction has slowed down advances from banks
to finance investments and depressed the property market. Whereas interest rates and
mortgage rates have shot up saving rates have remained the same, and coupled with the high
cost of living, savings are also low.
The proposals made in the plan require financing by the central government, City Council of
Nairobi, and private sector. This implies that the revenues expected from the planning area be
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collected to the maximum and reforms in the revenue collection focusing on improved site
value to raise money, planning gain, and partnerships.
3.4.8 Distribution of Existing Economic Zones or Employment Zones
Land uses, development forms and operational functions are affected by a number of trends
including economic, climate, technological, political, consumer demographic, policy
directions (City of London Commercial Policy Review;2007) physical and social cultural.
The above has influenced the development of commercial/employment places within the City
of Nairobi and particularly the relevant zones within which the planning action is being
undertaken. Zone three has two main economic employment zones namely highridge centre,
and westlands spreading up to Museum road. Minor commercial areas are found within City
Park estate. A lot of growth is however taking place in the Westlands node growing towards
museum and a long Parklands road. They provide a variety of commercial, office and service
functions which employ a number of people. This attracts traffic using different modes for
various purposes.
Highridge node is also expanding, offers a variety of services and attracts traffic using
different modes of transport to get access to services. It constitutes an important cultural and
historical meeting place for the Asian Community in Kenya, who is closely associated with it.
Some commercial services are also provided by the informal business found in certain places
long road reserves and empty spaces. The distribution of commercial zones in zone 3 is fairly
good and they require reinforcement to offer more employment and services to the increasing
population in the area. From Westland down to Museum roundabout on Chiromo road is fully
occupied by commercial developments posing the challenge of accessing to and out of the
highway.
Zone four has a number of employment commercial areas that have been planned. These
include the extension of Westland into Zone four, Caledonia, Hurlingham, Yaya Centre,
Valley Arcade, Adams Arcade and Kasuku Centre. There has also emerged a ribbon or strip
of commercial and employment areas along major transport corridors within these zones such
as Wayiaki Way up to AACC, Argwings Kodek road, and Ngong Road. In the absence of slip
roads for acceleration and de-acceleration, this leads to slow down of movement along the
roads mentioned increasing costs to everyone. It makes operation in these areas inefficient.
The Larger Kileleshwa area in spite of recent increase in the number of residents has no
designated commercial node except Kasuku centre constrained in expansion and cannot meet
the increased demand. Residents have to go to Westlands, City Centre or Hurlingham
contributing mobility problems within the area manifested by congestion.
The spaces fronting transport corridors within the area have motor vehicle shows for selling.
The entrepreneurs of motor vehicle shows import the vehicles mostly from Japan for sale.
Motor vehicle shows are common on Ngong and Argwings Kodheck roads among others.
The zone suffers from the sprawling of commercial scattered spots permitted through change
of user. This tends to undermine the potential growth of planned commercial nodes further
worsening the traffic flow along where the commercial spots occur.
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In zone five commercial nodes appear to be inadequate for the vast area particularly the upper
parts of Loresho, and Spring Valley. The available commercial nodes it is observed have
stagnated particularly Loresho and Spring Valley. In the lower part of Zone five is found
Lavington shopping centre which has stagnated in growth thereby not attractive for the
commercial needs of the residents. This has been worsened with increasing population in
Lavington and the surrounding areas. The commercial/ employment nodes will require
revitalization to enhance access to service as a way of reducing trips to the City centre and
Westlands for commercial services. Map 1 shows the distribution of employment/commercial
nodes.
3.4.9 Analysis
Economic activities in the study area are distributed in various zones with different intensity
of concentration. Zones three and four have a concentration of economic activity spaces in
form of formal and informal commercial and light industry compared to zones five, six,
thirteen and twenty. The growth and spread of commercial spaces or nodes in this study area
is form of either ribbon and nucleated at a point or a concentration.
Critical economic issues worth noting in the study area are increasing demand for location of
commercial, offices and rising residential density. The increased demand is due to improved
economic performance in the last 7 years. Another factor is the sky rocketing land values in a
liberalized economic environment that has attracted intense speculation. Increased land
values have further been enhanced by availability of localized public services such as water
and sanitation, power, roads and security. The rise in land values coupled with high interest
rate spread has created an opportunity for investment from diverse financial sources both
formal and informal. While the high interest rates have provided Banks with an opportunity
to make money, through intense marketing developers have used the opportunity to get
development finance and set their margins of profitability. The pure exchange value focuses
on the magnitude of the rate of return on investments. This has led to pressure for increased
plot ratios beyond what is provided currently. The demand for increased density is felt across
all the sectors both residential, office and commercial development. The critical issue is the
rate of return on real property investment within the study area and the duration taken. It is
known that investors want make money as quickly as possible in most cases pay their loans
within the shortest time possible, and make supernormal returns from their investments.
Accommodation of the increased demand for office, commercial and residential development
provides a challenge to the city planning authorities of how to intervene and ensure diverse
demands of Nairobi residents are met. The above has a link to the building and construction
sector, maintenance and operation of buildings that has greater multiplier effects to the
economy.
In some open spaces and along the roads there is also the growth of informal sector economic
activities serving a category of those employed in the study area as servants, and gardening.
Some of the activities take the form of small scale enterprises such as carpentry, metal
fabrication, and garages with spare part stores. The small scale enterprise activities as well as
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the informal are linked to the formal economy particularly the building and construction as
well as wholesale and retail trade.
In some nodes within the study area there are stagnated centres. The emergence of nodes in
undesignated centres besides the low level of services in certain nodes accounts for the
stagnation of some of the nodes in the study area as elaborated below. In the designation of
nodes in various places of the city, there has been no level of services and employment the
node are designed to provide and their linkages to the higher order node, which is the Central
Business District. Other commercial developments have been taking place along the roads in
form of ribbon development constraining the growth of the planned commercial nodes.
The economic characterization of the spaces within the study area has therefore
manifestations noted as follows; overspill of commercial developments in un designated
places inform ribbon and concentrated developments. This has resulted into a number of
challenges such as provision of parking, difficulties of transport junction operations.
Moreover, the emerging nodes do not fit within a hierarchy of planned nodes within the city
council of Nairobi and their expected contributions. The nodes are not properly linked with a
clear road hierarchy as well as nodes hierarchy associated with service variety.
Linked to the above is the pressure of commercial and residential development beyond the
allowable planning controls in the City Council of Nairobi as aforementioned. This presents a
challenge as well as an opportunity to the city Council of Nairobi. With limited alternatives
for investments within the Nairobi Metropolitan area, the challenge of harnessing the
pressure as an opportunity calls for expansion in infrastructure capacity, and reorganization
of transport system of the entire City of Nairobi towards mass transport. Other manifestations
include growth of informal business spaces, stagnated growth of some planned commercial
nodes, and growing unemployment due to high labour force growth of the City of Nairobi.
This is reinforced by evidence from the national statistics on employment particularly of
Nairobi illustrating the slow growth in formal sector employment while the informal sector
employment has been growing rapidly.
Economic opportunities in study area include location of internal agencies and diplomatic
offices hence employment generation, high land values also is a form economic base for the
Council from which improved site rating can be applied to raise development finance. There
is also availability of designated commercial zones, informal commercial areas and others
that have arisen which are magnets for locating activities and enhancing employment. Areas
where commercial nodes are inadequate give the opportunity of designating more
commercial nodes of various levels and their proper linkage for employment generation and
easy access by the community. Presence of informal sector activities implies proper planning
and design of informal trading spaces for such activities. Certain services provided now
through supermarkets like fresh produce is inadequate in some areas there is complete lack of
it. The fresh produce markets help to make the commercial areas popular and vibrant and can
be accessed by categories of income and provide a variety of fresh produce than the
supermarkets.
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Approach of provision of commercial areas was based on the population threshold as per the
1973 Metropolitan Growth Strategy, which provided for decentralization of investments from
the Central Business District to secondary commercial zones, and finally to neighbourhood
zones as had earlier been applied in the 1948 Master plan. In localization of the plan policies,
there is no clear hierarchy of commercial nodes applied, and besides there is a tendency of
the overspill of commercial zones outside the planned commercial zone areas through change
of user applications. Detailed information on the hierarchy of services, common services, and
employment expected as well as the total space for commercial purposes at each level of
service has not been undertaken. Availability of such information enhances the planning and
regulation of employment areas in these zones and improves on the accuracy of employment
to be generated in relation to space needs.
3.4.10 Challenges
Inadequate information systems regarding the size of each commercial area, types of
activities, total floor space, floor space per activity types, employment generated in
each node, demand and supply analysis, and projection of demand
Stagnated growth of some centres which have remained small and no variety of
commercial services
Employment area planning in terms of commercial nodes lacks a clear hierarchy and
related linkages in form of transport and service hierarchy
Sprawl of informal business activities that are poorly designed and constructed
causing blight in the area
Inadequate distribution of commercial nodes in Zones 4, and 5
Inadequate parking
No light industry zone that can serve the building and construction sector as well as
recycling of waste (metal, carpentry, among others)
Difficult to track the numbers of approved building plans, their value, the completed
ones so as to assess the economic contribution of the building industry in terms of
capital formation, employment generated and new activities added.
Inadequate services in certain zones particularly of fresh produce markets that is not
adequately met by the provisions in the super markets and accessibility
Limited integration of ICT to other sectors of the economy in the area
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3.5 Finance and Investment
3.5.1 Overview
The City of Nairobi started as a railway camp in 1899 and soon became a centre of
communication, administration and commerce. It grew in size and function to become the
major metropolis in Eastern Africa. It became a City by Royal Charter in 1952. The City of
Nairobi is a local authority established under the Local Government Act, Cap. 265. The City
started as a railway camp in 1899 and soon became a centre of communication,
administration and commerce. It grew in size and function to become the major metropolis in
Eastern Africa. It became a City by Royal Charter in 1952.
The Local Government Act (Cap. 265) mandates the City Council of Nairobi to provide a
variety of public services and facilities in response to the expressed needs of people residing
within its area of jurisdiction. Currently, among other services, the city council:-
Controls and regulates the conduct and location of businesses through licensing
Provides and maintains public facilities e.g. markets, bus park, slaughter-house,
township roads, stadium, social halls and other sporting and recreational grounds
Provides public services e.g. conservancy, street lighting, housing, primary and
nursery school education, registration of women and youth groups, burial of the
destitute, national celebrations, sports, public health awareness,
owns and manages estates comprising housing units of various sizes
has a Fire Brigade and an Ambulance Service
enforces physical planning: survey and land use planning and control
The city council is a body corporate and has the legal capacity to enter into financing
arrangements, including borrowing, with other individuals or organisations to raise funds for
enhancing the variety, coverage and quality of the services it renders to its residents. A
number of laws have been made to enable local authorities, including the city council,
exercise the right to raise revenue from a wide variety of sources. *Paul Smoke (1994) p. 78.
The statutes which define the basic sources of revenue for a local authority include the Local
Government Act (LGA) Cap. 265 of 1977 as amended in 1988, the Rating Act, the Valuation
for Rating Act, the Agriculture Act, the Water Act, the Road Maintenance Levy Act and the
Local Authority Transfer Fund Act of 1998. The city council also receives grants from the
national government to support operations generally or to support specific government
programmes at the local level.
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Table 1: Outline of Sources of development revenue for the City Council
Transfers from Central Government Local own revenues Other Sources
LATF Plot rents, Land rates & CILR Loans
Road Maintenance fuel levy. SBPs & other regulatory fees. Grants.
Constituency Development Fund User charges Loans / borrowing
Economic Stimulus Programme Fund Investment income Donations &
Contributions
Women Enterprise Development Fund Surplus revenue/renewals reserves Sub-contracting
Youth Enterprise Development Fund - Privatization
Constituency Bursary Fund - Public Private
Partnerships
National HIV AIDS Control (Global)
Fund
- -
School Bursaries Fund - -
3.5.2 Intergovernmental Fiscal Transfers
An Intergovernmental Fiscal Transfer System is an arrangement providing for sharing of the
national tax revenue to the central and local governments. In Kenya, under the Local
Authorities Transfer Fund (LATF) Act, local authorities receive 5% of the gross income tax
revenue collected by the central government. Fiscal transfers of general tax revenue from the
central government to the city council are currently in form of:
a) A general management support Local Authority Transfer Fund (LATF) grant whose
objective is enable the council equip itself appropriately, reduce its liabilities,
maintain its stock of assets and pay for its operations.
b) An earmarked Roads Maintenance Levy Fund (RMLF) grant for access roads
maintenance.
The amounts of LATF and RMLF grants have been increasing annually and these two have
become the principle and most reliable source of revenue for the council.
There are other transfers of the general tax revenue through specially created public funding
channels to finance specific services or developments at local level. Examples of such
transfers include the Constituency Development Fund (CDF), the Economic Stimulus
Programme (ESP), the Women Enterprise Development Fund, the Youth Enterprise
Development Fund, the Constituency Bursary Fund, etc. that supports activities and projects
with potential to stimulate or revitalize and sustain national social and economic growth.
Table x showing allocations meant for use in Nairobi over the years 2006/07 to 2008/09 by
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only two of such funds may serve as a pointer to the magnitude of other public development
funds available in the city area outside the council‘s budget.
Table 2: Example-Allocations from CDF & ESP Funds: 2005/06 to 2009/10
Constituency
Westlands Dagoretti Langata Others Total
Kshs
Million
Kshs
Million
Kshs
Million
Kshs
Million Kshs
Million
Constituency Development Fund
2005 /06 27.26 28.63 28.87 145.41 230.16
2006 /07 37.77 39.66 39.81 201.44 318.68
2007 / 08 38.00 39.90 40.10 202.68 320.68
Economic Stimulus Programme
Fund
2010 /11 for markets 10.42 9.93 10.00 41.42 72.09
About Kshs. 300Million is availed annually through the CDF to finance development projects
in Nairobi. Another Kshs. 72Million was allocated in 2010/11 for construction / renovation of
eight (8) markets for the City Council under the Economic Stimulus Programme (ESP),
implemented through the Ministry of Local Government.
3.5.3 Ranking of Revenue Sources
The following table shows the Councils revenue sources ranked in the order of their average
annual yields over the three financial years 2006/2007 to 2008/2009.
Table 3: Ranking of Main Sources of Revenue
Revenue Sources
2006/07
Yield
Kshs.
(Million
2007/08
Yield
Kshs.
(Million
2008/09
Yield
Kshs.
(Million)
Average
Yield
Kshs.
(Million)
% of
Total
Revenue
Central Government Grants
Local Authority Transfer Fund (LATF)
Roads Maintenance Levy Fund (RMLF)
1. Sub- total
1,350.40
500.50
1,850.90
1,531.80
740.70
2,272.50
1,708.70
1,141.70
2,850.40
1,530.30
794.30
2,324.60
18.9%
9.8%
28.8%
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Land rates
Contribution in lieu of rates
(Private) property rates
2. Sub-total
User charges
Motor vehicles parking fees & fines
Market Fees
House rents
Water &Sewerage charges
Cesses
Others
3. Sub-total
4. Single business licenses / permits
101.80
1,888.10
1,989.90
575.30
187.70
95.80
191.80
-
1,085.60
2,136.20
666.80
150.00
1,719.20
1,869.20
634.20
325.00
-
-
-
2,165.40
3,124.60
771.50
40.00
1,773.60
1,813.60
941.00
167.10
537.70
201.70
134.80
2,093.80
4,075.70
832.20
97.27
1,793.63
1,890.90
716.83
226.60
211.17
131.17
44.80
1,781.6
3,112.17
756.83
1.2%
22.2%
23.4%
8.9%
2.8%
2.6%
1.6%
0.6%
22.0%
38.5%
9.4%
Total income 6,643.80 8,037.80 9,571.90 8,084.50 100%
About 52% of the city council‘s gross revenue derived from direct taxation of the citizen
through allocation of grants out of the national tax revenue (29%) and through collection of
local property taxes from the owners and users of land situated within the city (23%). The
other (48%) of the council‘s revenue derived from licences, permits, fines and other
compliance charges levied on businesses operating or located in the city area (9%) and from
charges paid by the users of the services or facilities supplied by the council (39%) with more
pronounced dependence parking fees, market fees and house rents.
3.5.4 Property taxes and Geo-referenced data base
Land based charges and taxes are the most important own source of revenue for the Council.
These include:
i. Unimproved site value (USV) Rates and contributions in lieu of rates levied on land
owned by private persons and government respectively in the city, and;
ii. Plot lease rents for occupation and use of public land within the city.
The Council has a rates section which is manned by staff who maintain rates registers and,
together with the city inspectorate, follow-up on rates collection. The rates registers are based
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on its valuation rolls and both are not up to date, especially regarding capture of changes
arising from ownership, subdivision, registered use, and contact or physical address of
owners of properties.
Property taxes are levied on the owners or users of properties situated within the area of
jurisdiction of the city. Property taxes are collected in the form of land rates when levied on
private property or in form of contribution in lieu of rates (CILOR) when levied on state
property. The council however finds it easier to enforce collection of rates on private
properties than to collect CILR on state properties. The amount and timing of payment of
CILR by government against known assessments at the end of each year are generally
unpredictable.
When assessing rates income due, the law allows Nairobi City Council to apply the approved
property tax rate on either
a) the unimproved site (land only) value of properties or
b) the developed (land plus developments) value.
The city council has however continues to applied the unimproved site value rate whose
yields are much lower than the other available alternative. For instance, two adjacent
properties, of the same size and located in the same planning zone, pay the same amount of
tax even when one is not yet developed and the other is developed and more economically
rewarding.
The councils property tax registers, valuation rolls and physical planning registers are neither
linked nor simultaneously up-dated to assist it in assessments and invoicing of property taxes
due. To implement a property taxation system, up-to-date land information database that
records all the properties in a city, e.g. structure‘s location, owner, size, usage and occupancy
needs to be developed. Such a database can be integrated with data collected by classical
surveys of the area into digitized geo-referenced a maps showing all the properties identified
and their sizes, number and levels of buildings, number of occupants buildings and other
features such as roads, rivers, schools, recreational grounds, etc. Details on the map can be
stored in a Geographical Information System (GIS) for quick retrieval and provide essential
geo-data base for fixing tax rate and generating tax invoices
3.5.5 Single Business Permits
The Local Government Act, Cap.265 empowers the city council to control or regulate certain
trades, businesses, occupations and premises through issuance of licenses or permits at a fee.
Such fees, collectively referred to as ‗Single Business Permit‖ amount to the fourth most
important source of revenue for the council and raised about Kshs. 750Million (9% of total
revenue) annually over the three year period 2006/07 to 2008/09.
Single Business Permits (SBP) is a collective name for fees for licenses and permits issued in
respect of trades, businesses and occupations controlled or regulated by the council. The
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Council has a schedule of licences fees, last revised in 2009, and with fees grouped by type of
business. Most licenses issued are for commercial activities in the categories retail, wholesale
and petty commodity traders. These categorizations are too broad to conveniently
accommodate the many different and unique characteristics of businesses in the city.
A list of permits issued in any year is all the council has for a register of businesses operating
in the city. This is unrealistic as there could be many more businesses operating without
seeking licenses. It is advisable that each LA conducts a business survey to establish a
business register as a basis for fixing levels of fees for various licenses. The register should
be updated regularly and the fee structure should be reviewed at least every two years on the
basis of costs involved in controlling or regulating particular trades and businesses.
3.5.6 User Charges
User-charges are made up of fees paid by consumers for use of services or facilities offered
by the city council and are levied on a ―pay as you use basis‖. The council has, with the
approval of the Minister enacted by-laws and passed resolutions that empower it to charge the
following fees:
Nursery / primary school fees
slaughter fees
market fees
house rents
market stall rents
hire of refuse bins
conservancy fees
vehicle parking fees
water/sanitation charges
building plan approval;
outdoor advertising charges;
mortuary and burial services; and
Property registration / survey fees
Health, immunization fees
Playgrounds, buildings stadium, and gardens hire fees
Fire brigade, Ambulance fees
Building plan approval fees, building inspection fees, survey fees, clearance certificate fees,
plot allotment fees, and a variety of application and submissions fees are compliance
enforcement charges but are sometimes collected and accounted for as part of rates income.
Revenue from user charges over the three year period 2006/07 to 2008/09 has been increasing
from Kshs. 2.1Billion in 2006/07, to Kshs. 3.1Billion in 2007/08 and to Kshs. 3.9Billion in
2008/9. In relative terms user charge income was 31% of total council revenue in 2006/07,
39% in 2007.08 and 40% in 2008/09 as shown in the following table:-
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Table 4: User Charge Revenue Collection Trend
Service 2006/07 2007/08 2008/09
Sewerage (20%) on water bills
Rental Housing
Market fees
Vehicles parking
Others
Kshs.
(Million)
191.80
95.80
187.70
575.30
990.60
Kshs.
(Million)
-
-
325.00
634.20
2,165.40
Kshs.
(Million)
201.70
537.70
167.10
941.00
2,026.60
Total User charge revenue 2,041.20 3,124.60 3,874.10
Total Council Revenue 6,644.60 8,037.80 9,571.90
User charges as % of Total Revenue 31% 39% 40%
Each charge is expected to at least cover the cost of providing the service for which it is
made. The City Councils is therefore expected to set the user charge rates and revise them
regularly with a view to recovering the full cost of providing such services and facilities from
their respective users. There was however a complaint that the Ministry takes unusually long
to approve or decide otherwise on the council‘s proposals to revise its user charge rates.
Council officers are also of the view that some user charges, especially house rents are
ridiculously low compared to rents for similar housing in the market and that the related
administrative, conservancy and sewerage overheads are not adequately factored into the
rents charged.
Each charge is expected to at least cover the cost of providing the service for which it is
made. The City Councils is therefore expected to set the user charge rates and revise them
regularly with a view to recovering the full cost of providing such services and facilities from
their respective users. There was however a complaint that the Ministry takes unusually long
to approve or decide otherwise on the council‘s proposals to revise its user charge rates.
Vast opportunities exist for the council to enhance the percentage of user charges to total
revenue. Council officers are of the view that house rents are ridiculously low compared to
rents for similar housing in the market while the administration and charging for conservancy
and sewerage services are not properly harmonized.
3.5.7 Pricing of Urban Services
The review and approval of tariffs and fees do not take into account the effect of inflation on
the cost of providing the services. In general, the costs of providing services have tended to
rise more steeply than the growth of real revenues, a problem that stems from unrealistic
tariffs in the schedule of fees and charges. For instance, the rent for a two bedroom flat in
Woodley council estate is Ksh.4,200 per month while the rent charged by private developers
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for similar apartments in the same estate is around Ksh.22,500 per month. The level of
parking fees for motor vehicles in the public parking slots at Westlands, Lavington and
Highridge is Ksh.140 while private parking charges are between Ksh.200 and 300 per day.
The council reviews its schedule of fees and charges every year with a view adjusting them to
reflect current costs and incomes and/or consolidating some fees to simplify administration.
But, in the case of property taxes, the council‘s valuation rolls are not updated every 10 years
as provided for in the Valuation for Rating Act. This means details on the valuation rolls are
never up-dated to reflect increases in the number and valuation of properties. This retains tax
revenue at a lower constant level than what the council would otherwise collect.
There is also a general distrust in the relationship between the city authorities and the citizens
attributed to lack of information, transparency, communication and dialogue. Most residents
do not see a clear link between paying taxes and service improvements, leading to reduced
incentives for compliance in paying taxes.
3.5.8 Public Private Partnerships (PPPs) and Privatization
Absence or inefficient delivery of certain services by the city council has encouraged private
firms or organized community groups to provide the services either as privatize businesses or
as contracted businesses through Public Private Partnership (PPPs) arrangements. The city
council has contracted private firms to manage collection and disposal of solid waste in some
residential estates. Provision of serviced public land for development and lease by private
entrepreneurs at reduced rents for a fixed term is another form PPP the city may consider.
3.5.9 Expenditure levels and trend
Expenditure of the city council is classified as follows:-
Personnel Costs comprise salaries, wages, allowances and other employment or
service benefits paid to the council‘s Councillors and administrative staff.
Operational costs comprise expenditure on activities that contribute directly to the
council‘s performance of its statutory mandate, namely satisfying the public services
needs of its residents. Personnel costs of staff posted at the market, slaughter-house,
stadium, cemetery, conservancy, roads and works sections are taken as operational for
the purposes of analyses in this report.
Maintenance (or repair) costs comprise expenditure incurred to sustain the condition
and productive capacity of capital assets which the council owns and uses for the
purposes, and in the course of providing services required by its residents. This
category of expenditure ensures sustained level and quality of services rendered.
Capital expenditure includes the cost of developing or buying new capital assets to
either replace those that are worn out or to expand the productive capacity of the
existing assets.
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Debt Resolution is the value of payments made by the council towards reduction of its
indebtedness to long-term lenders particularly the National Housing Corporation and
the Kenya Local Government Loans Authority and to outstanding suppliers of goods
and services.
Over the three financial years 2006/07 to 2008/09 (Table 5 below) the council‘s total
expenditure was made up of personnel costs (45%), operations (13%), maintenance (4%),
investment in assets (17%) and reduction of loans and liabilities (21%).
Due to inadequacy of funds, most of the available resources were applied on personnel
emoluments, sparing very little for services provision, maintenance of capital assets and
investment for which relatively small expenditures were recorded.
Allocation of negligible amounts for maintenance and repairs of the councils‘ revenue
generating facilities such as markets, slaughterhouses, social halls, playgrounds, and school
buildings also explains the permanent run-down condition of these facilities.
The following table analyses the council‘s expenditure over the three year period 2006/07 –
2008/09:
Table7: Expenditure trend over the Period: 2006/07 - 2008/09
2006
/ 2007
2007
/ 2008
2008
/ 2009 Average
% Total to total
revenue
Kshs
Millions
Kshs
Millions
Kshs
Millions
Kshs
Millions
Actual Actual Actual Actual -
Current expenditure
Civic costs 83.80 71.90 126.60 94.10 1.2%
Personnel costs 2,894.70 3,702.70 3,951.70 3,516.37 43.5%
Operations 1,364.60 989.90 777.40 1,043.97 12.9%
Maintenance 106.00 12.70 821.60 313.43 3.9%
Total : recurrent expenditure 4,449.10 4,777.20 5,677.30 4,967.87 61.4%
Non-current expenditure
Assets acquisition 859.20 1,172.30 2,051.20 1,360.90 16.8%
Loans repayment - - 350.80 116.93 1.4%
Debts resolution-other liabilities 1,366.40 2,120.30 1,411.22 1,632.64 20.2%
Total: Non-current expenditure 2,225.60 3,292.60 3,813.22 3,110.47 0.2%
Total Expenditure 6,674.70 8,069.80 9,490.20 8,078.34
Net Operating surplus (loss) (30.10) (32.00) 81.70 6.43
Total Revenue 6,644.60 8,037.80 9,571.90 8,084.77
A condition attached to disbursement of LATF grant requires the city council to demonstrate
that it has used part of the current year‘s grant towards reduction of debts owing in order to
qualify for continued disbursement of the grants in the ensuing years. Spending about Kshs.
1.7Billion annually on debt resolution demonstrates the council‘s effort to comply with this
condition.
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3.5.10 Capital Expenditure on LASDAP Activities
While the entire RMLF grant is applied on repair and opening up of access roads within the
city, the LATF grant received plus revenue from own local sources less estimated
expenditure on debt resolution, civic allowances, staff costs and on maintenance gives the net
operating revenue or ‗Resource Envelope‖ available to finance programmed Local Authority
Services Delivery Action Plan (LASDAP) activities. Table 6 summarizes financed by the
Resource Envelopes for the years 2006/07 to 2008/09
Table 8: Capital Expenditures- Period 2006/07 to 2008/09
2006
/ 2007
2007
/ 2008
2008
/ 2009 Average
Actual to total
revenue %
Kshs
Millions
Kshs
Millions
Kshs
Millions
Kshs
Millions
Actual Actual Actual Actual -
Debts resolution (loans, liabilities) 1,366.40 2,120.30 1,762.02 1,749.57 56.25
Access roads 442.30 716.10 1,316.40 824.93 26.52
Public (Street) lighting & traffic signals 169.40 210.40 173.59 184.46 5.93
Other capital expenditure 5.00 9.00 342.30 118.77 3.82
Purchase of new Vehicles and Equipment 76.90 80.60 54.10 70.53 2.26
Bridges, foot bridges, drainage & paving slabs 101.10 38.00 11.50 50.20 1.61
Education - schools rehabilitation/equipment - 62.70 69.90 44.20 1.42
Bus Parks & parking 27.60 - 32.90 20.17 0.65
Health 12.80 17.90 18.90 16.53 0.53
Land, premises & buildings 13.50 18.40 - 10.63 0.34
Water & Sanitation 5.10 12.50 6.30 7.97 0.26
Markets - - 16.60 5.53 0.18
Sports / recreation 5.50 - 8.80 4.77 0.15
Administrative support - 6.70 - 2.23 0.07
Total 2,225.60 3,292.60 3,813.31 3,110.50 100.00
Source of capital expenditure financing
LATF 1,350.40 1,531.80 1,708.70 1,530.30 49.20
RM Levy 500.50 740.70 1,141.70 794.30 25.54
Revenue from own sources 374.70 1,020.10 962.91 785.90 25.27
2,225.60 3,292.60 3,813.31 3,110.50 100.00
In Nairobi the Resource Envelope is divided on the basis of population among the wards of
the city and the amount is entrusted with a Ward Committee presided over by the elected
councillor for the area to oversee its use in financing implementation of activities and projects
identified and prioritized through the LASDAP process for the areas falling under the ward.
3.5.11 Budgeting and Budgetary Control
The council has adopted the Local Authorities Budget Guidelines and complies with the
recommended LASDAP formats and procedures. The budgeting process involves
determination of expected revenues which are then matched with estimated expenditure to
give an indication of whether planned operations will a revenue surplus or a net expenditure
(revenue deficit).
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Each department prepares a budget request that is submitted to the City Treasurer who:-
a) Facilitates internal review and negotiations in consultation with the Heads of
Departments, the Council and the wishes of residents gathered through the Local
Authority Services Delivery Action Planning (LASDAP) process, and
b) Consolidates departmental budgets in one council-wide budget.
LASDAP is a local level three year rolling consultative planning process whereby the city
council mobilizes its residents to participate in annual meetings to identify and prioritize the
activities and projects that need to be undertaken to resolve their local services needs and also
contribute to realization of some overriding national policy considerations such as poverty
reduction and the needs of special interest groups.
Further, the LATF performance measures included a condition that the council prepares and
submits a revenue enhancement plan (REP) outlining the measures it plans to implement to
increase its gross revenue in the ensuing financial year so that it qualifies for continued
disbursement of the grant. It is expected that the target enhanced revenue yield should be
harmonized with revenue estimates indicated in the approved budgets although there was no
evidence that this had been done in Nairobi.
The council‘s revenue estimates are based on the preceding year‘s actual collection and
therefore indicate the amount likely to collect under existing or assumed circumstances as
opposed to the highest possible revenue the base can yield. For example, the council estimated
property taxes revenue at Kshs. 1.72Billion in 2006/07, Kshs. 2.27Billion in 2007/08 and Kshs.
1.76Billion in 2008/09 when the rate struck and valuations of properties for rating purposes
remained constant.
Analysis of variances between actual and budget performance is never done to provide a basis
for monitoring and controlling budget implementation in the course of the financial year. The
only budgetary control element in place is a vote book whose purpose is to ensure expenditure
does not exceed budget amounts. Its maintenance is however inconsistent as it is sometimes up
dated long after expenditure is incurred. Concerning the realism of composition of the budget,
analysis over the period 2006/07 to 2008/09 point to the fact that actual expenditure
significantly vary from budgeted expenditure. This is because the council spends on
unbudgeted activities and items causing relatively large negative variances as shown in the
following table:
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Table 9: Budget Variance Analysis - Period: 2006/07 - 2008/09
2006
/ 2007
2006
/ 2007
2007
/ 2008
2007
/ 2008
2008
/ 2009
2008
/ 2009
Averag
e
budget
Varianc
e
/budget
%
Kshs
000s
Million
s
Kshs
000s
Million
s
Kshs
000s
Million
s
Kshs
000s
Million
s
Kshs
000s
Million
s
Kshs
000s
Million
s
Kshs
000s
Millions
Budget Actual Budget Actual Budget Actual Varianc
e
+ve (-
ve)
REVENUES
Central Govt. Transfers
LATF
1.38
1.35
1.53
1.53
1.73
1.71
(0.02)
-1.2%
Road Maintenance Levy
0.50
0.50
0.74
0.74
1.18
1.14
(0.01)
39.8%
Sub-total 1.88
1.85
2.27
2.27
2.91
2.85
0.03
Local revenues
Contribution in lieu of
rates
0.11
0.10
0.10
0.15
0.10
0.04
(0.01)
-5.2%
Property rates
1.72
1.89
2.27
1.72
1.76
1.77
(0.12)
-6.3%
Single Business Permits 0.78
0.67
0.72
0.77
0.53
0.83
0.08
11.8%
Market fees
0.20
0.19
0.39
0.33
0.23
0.17
(0.05)
-16.7%
Vehicle Parking
1.66
0.58
-
0.63
-
0.94
0.16
29.5%
Others -
1.37
3.25
2.17
2.15
2.97
0.37
20.5%
Sub - total: own
revenues
4.47
4.79
6.73
5.77
4.77
5.76
0.44
Total Revenues 6.35 6.64 9.00 8.04 7.68 8.08 0.41
EXPENDITURE
Civic costs 0.06
0.08
0.09
0.07
0.12
0.13
(0.01)
-8.2%
Personnel costs
2.62
2.89
4.11
3.70
4.12
3.95
0.10 2.8%
Operations
0.93
1.36
1.41
0.99
1.59
0.78
0.27
20.3%
Maintenance
0.12
0.11
0.16
0.01
1.04
0.82
0.13
28.5%
Sub-total: recurrent
exp
3.72 4.45 5.77 4.78 6.87 5.68 0.48
Recurrent surplus
(deficit)
2.62
2.19
3.23
3.26
0.81
3.90
0.08
Capital expenditures
(0.70)
(0.86)
(0.98)
(1.17)
(1.08)
(2.05)
0.44
-48.0%
Loans & Debts resolution
(0.86)
(1.37)
(1.71)
(2.12)
(1.60)
(1.76)
0.36
-332.9%
Surplus / (deficit)
1.07
(0.03)
0.54
(0.03)
(1.86)
0.08
0.73
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The council rarely collect enough funds to enable it implement its budgets fully. Its
operations more often than not result in revenue deficits even when corresponding budgets
reflect surpluses.
Even when the council‘s budget appears equitable in terms of in terms of resources allocation, at
budget implementation, most of the available funds are used on the most pressing demands,
particularly personnel emoluments, sparing very little or none at all for operations, maintenance
and investment. This explains existence of a relatively small actual to budget variance on
personnel costs and significant adverse variances occasioned by non-implementation of most of
the budgeted operations and maintenance activities. Annually, the council fails to implement 20
to 30 percent of its budgeted maintenance and operations activities due inadequate funding.
3.5.12 Financial Records and Reports
NCC has a comprehensive set of financial rules and regulations whose primary attention is on
accountability for proper use of the public funds at the council‘s disposal are spent properly.
It maintains:
a) A record of all its financial transactions including receipts and payments
b) Vote control books to direct use of available resource to budgeted purposes only
c) Cash flow statement and schedules of creditors and of debtors annually as supporting
schedules to budgets or annual financial statements.
These records are maintained more to facilitate end of year statutory reporting than for
providing a basis for continuous monitoring and evaluation of the council‘s financial
performance.
Information contained in the financial statements provide information that is useful for
evaluating the council‘s ability to finance its activities, ability to meet its liabilities and other
financial commitments and its performance in terms of service costs, efficiency and
accomplishment and accountability to the public.
Timely preparation and publication of annual financial reports of the preceding year is one of
the conditions to be fulfilled for the council to qualify for allocation of LATF Grant in the
ensuing year. For this reason the council has had all its annual abstracts of accounts prepared
and audited within statutory deadlines. However the quality of the reports has been wanting
as they have always attracted a qualified audit opinion for lack of credible valuations for its
assets and liabilities. The council needs to:
a) verify the nature, size, location and use and valuations of all its assets
b) develop a fixed assets register, and
c) confirm or reconcile the amounts of all its long and short tem liabilities
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The council has not yet fully computerized its operations. It is since 2007 installing a
computerized accounting and financial reporting programme through adoption of the Local
Authority Integrated Financial Operational and Management System (LAIFOMS), an
accounting software being developed by the KLGRP to address the unique accounting and
other information needs of local authorities in Kenya. The council should ensure
implementation of all accounting modules of the programme.
3.5.13 Performance Contracts
The LATF performance measures have included a requirement for the council to prepare and
submit a revenue enhancement plan (REP) outlining measures to be taken to increase its
gross revenue in the ensuing financial year. Ideally, the targeted enhanced revenue yield
should be based on the approved budgets but there was no evidence of efforts to harmonise
the contents of the two documents.
Performance targets for Councils and senior council officers are rarely based on the approved
budgets, which form the basis of operations of all councils. Councillors and council officers
take implementation of budgets more casually than striving to fulfil targets set in
performance contracts.
Performance contracts for councils and senior council officers should as far as possible be
harmonized and implemented simultaneously with budgets. All sanctions and conditions
applicable to fulfilments of performance contracts should apply to implementation of
approved budgets.
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3.6 Land Values
3.6.1 Overview
Land is a composite good and the price paid for a piece of land reflects its various
characteristics. These characteristics are not only related to infrastructure but also to its
location. The set of location specific characteristics are tied to the parcel of land on which a
development stands.
Theory explains the price of land as 'pure space with accessibility' but the price of any parcel
of land as directly observed incorporates the values of all the location specific characteristics
with which it is endowed. Plots of urban land turn out on close examination to be seething
with these location specific and valuable characteristics which are in sum so valuable that
typically the market price of any plot is dominated by them rather than by its value as space
with accessibility.
Land values in the upmarket areas of Nairobi Metropolitan City have been rising with
changes in Physical planning policies. The study areas are upmarket residential places in the
boundaries of Nairobi City. Through adoption of various policies by the Local Authority,
land values have since been escalating. Through such policies, proprietors are able to develop
more residential units in a plot for sale thereby generating super-profits
The study is aimed at dissecting the various aspects of land use planning and policies and the
resultant effect on Land values in Old Western Nairobi and the adjacent areas.
3.6.2 Land Use Planning
Planning is expected to guide and control the location of development rather than limit the
supply of developable land. When land use regulations involve some form of growth
management control, this raises development values since supply is relative to demand.
The study focuses on the following areas:-
i. General landscape of land values
The areas of study have experienced an upward increase in land values that has come hand in
hand with reduction of plot sizes to address rise in demand.
However the demand in these areas has not been met making land values escalate
continuously in the face of constant supply of land within a given estate and the ever
increasing demand.
ii. New developments
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There has been active development of land and related infrastructure in Old Western Nairobi
and the surrounding areas under study. These range from mainly commercial, offices and
residential e.g. the Nakumatt Junction, the Office Park Riverside, Geothermal Development
Company Office Block – Riverside. Sankara Hotel in Westlands, Riara Road apartments,
Kileleshwa N.H.C apartments, Othaya Villas and the Northern By – Pass among others.
Generally, these developments have greatly impacted on the land values of these areas. This
calls for a need to incorporate a proper land use planning of Gigiri and Muthaiga North. This
will aid in harmonisation of development and pioneer a better management of development in
the area.
iii. The valuation roll
The valuation roll acts as a record of property values in a certain region. With the resultant
increase of land values in the study areas; a new and more efficient record needs to be put in
place to capture the changes which have taken place over time.
iv. Planning and valuation department
The planning department reports any changes on the ground either through sub – divisions of
plots, new buildings etc. This information is of vital importance to the valuation department
as well in order to update its records. There is however a disconnect between the two
departments with each working independently. A valuation surveyor can be incorporated to
advice on the importance of mixing and complementing land uses in a single controlled area
of planning e.g. a shopping mall in a residential estate. This will build on the goal towards a
better development management. Therefore, there should be a co-ordination between the two
departments to achieve Valuation best practices thereby giving up to-date information that is
relevant and useful.
v. the legal framework
There is a challenge in the legal framework in relation to the following:-
The life of the Valuation Roll
The current life of the Valuation Roll is 10 years. But this has been frequently extended and it
is now 30 years since the last review. This was prepared in 1982 about 20 years ago and it has
not been revised since then. However a Valuation Roll was prepared in 2001 but this was
shelved due to a public outcry due to the supposedly high values which would have meant
higher Rates tax payment. Many changes have occurred in terms of property values in the
study area.
Here-below is a representative table showing a comparison of land values as per the 1982
Valuation Roll and the subsequent Supplementary Rolls based on the main Roll, the 2001
Roll that was shelved and the estimated current values year 2011
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Location Serial
No. L.R NO.s AREA U.S.V
Hectares
Acres
1982 (a)
1983 (b)
1993 (c)
1996 (d)
2001 Roll that
was shelved
2011
Approx. Current
values
Kilimani
G/476
XX 2/55 XX 0.0410 0.1013 (a)357,500/= 2,206,000/= 25m.
G/477
XX 2/18 XX 0.3080 0.760 (a)200,000/= 15,518,000/= 85m.
Kileleshwa
G/156
XX /1
209/306
XX 0.279 0.689 (d)161,000/= 12,000,000/= 85m
G/132
XX /1
209/299
XX 0.223 0.551 (a)154,000/= 9,150,000/= 70m.
G/156
XX /1
209/1229
XX 0.278 0.686 (d)209,000/= 11,950,000/= 85m.
Lavington
J/67
XX
3734/11
XX 0.450 1.113 (a)316,000/= 10,244,000/= 120m.
J/68
XX
3734/12
XX 0.302 0.747 (a)228,000/= 6,521,000/= 80m.
J/68
XX
3734/11
XX 0.356 0.880 (a)257,000/= 7,100,500/= 85m.
Westlands
G/100
XX
1870/VI/15
XX 0.220 0.544 (a)142,500/= 11,256,000/= 120m.
G/101
XX
1870/VI/19
XX 0.2292 0.566 (a)147,000/= 11,711,000/= 120m.
However, this is not reflected in the Valuation Roll due to lack of proper structures in the
legal framework to revise the Roll when time falls due. It is therefore apparent that the City
Council does not get the appropriate revenue to meet the ever rising demand of service by the
growing population.
The above table strongly supports a review of the legal system so that life of the Valuation
Roll is reduced to less than ten (10) years.
Unimproved Value Rating vs Improved Value Rating.
The current Valuation for rating method in place is the USV. This method is applied with no
regard to the massive changes in developments and carrying capacity per plot. A 0.75 acre
plot in Kileleshwa may have 24-32 apartments while a similar plot in Lavington may have six
(6) or four (4) townhouses developed on thereon. The developments are carried out after a
change of user has been granted with a recommendation to review the rates. But this rarely
happens. Further, with no regular revisions of the Valuation Roll, this has led low revenue
base to the Local authority in terms of rates collection yet the higher densities in the demand
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for more services in eg. Water, sewer, roads (connectivity) and social services like schools
and health clinics.
If rates were payable per apartment or per town house, the tax base would expand and the
revenue would meet the City service demands.
An example of some properties indicating the current Unimproved Site Value as compared to
Improvement Rating returns here-below:-
Plot
No.
U.S.V 1982 rate
struck at 17%
Apartments Rates per
unit
value of an
apartment
Payable Rates
per Unit
330/x 326,000 62 894/= 12,000,000 30,000
330/x 142,000 20 1,207/= 15,000,000 37,500
Note the changes in revenue using the USV and Improved method of rating.
The following strategies can be adopted:-
Amend the Rating Act to invoke use of Improved Value as a method of rating
Amend the law indicating zones where the Improved Rating method can be applied,
Amendment to show instances where the Improved Value Rating should be
selectively or not applied,
Historically, the USV has been applied to encourage development. However, the study area
has been almost comprehensively developed, hence the need to move from USV to Improved
Value Rating.
Spatial Planning & Change of use of Rateable Property
The area under study has continuously changed user from low density to high density. The
basis of valuation of the properties for rating was done before the change of user was granted.
But the proprietors continue to pay the initial rates, whereas the properties have greatly
increased in values. Yet, the Valuation Department is not updated as and when the Planning
Department grants change of user. Therefore, this creates a loophole that leads to loss of
revenue. For instance some of the properties in the study area which have undergone change
of user and where there have been one house there could be 24 to 30 apartments or more as
indicated above.
vi. the human resource capacity
There is a big challenge in the human resource capital in the local authority for purposes
of updating the Valuation Roll and/or implementing Improvement Rating as follows:-
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Valuation Roll is prepared by qualified Registered Valuers who are gazetted by the
minister of Local Government. However, Professional members of staff are frequently
leaving for greener pastures without replacement.
There is lack of an integrated approach in the implementation of land use
management systems to the benefit of the citizens whereby maximum benefits are
derived by the property owners while the Council generates enough revenue to serve
the citizens by having integrated information flow.
There is no structured training of technical members of staff especially cartographers
and draughtsmen and the current technicians who can amend maps have learnt on the
job, hence they have some limitations as are not IT survey.
vii. the goodwill & infrastructure shared by neighbouring estates
The area under study is well serviced with good infrastructure such as roads, water,
electricity, and other social amenities. Trickle down effects have been experienced in the
neighbouring estates in terms of values whereby adjacent areas have spill over situations in
terms of development when the estates in the study area are full.
This is also reflected in terms of enjoying shorter commuting distances to focal points like
shopping centres through the roads in the estates in the study area. A good example is
Lavington West Estate that is within Kawangware but accessed through Lavington thereby
benefitting from Lavington.
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3.7 Transportation Sector
3.7.1 Background Information
Transport is a key element in the infrastructure. It provides services essential for promoting
development. It plays a significant role in influencing the pattern of distribution of economic
activity and improving productivity. It acts as a life-line linking markets, educational and
health institutions and all other activity centres, thereby establishing and promoting urban
interactions. Urban interactions refer to the set of interrelationships, linkages and flows that
occur to integrate and bind the pattern and behavior of individual land uses, groups and
activities into the functioning entities.
In Kenyan urban areas in general and in the city of Nairobi in particular, the most important
integrating subsystem of transportation is the road or street network with the rail system
playing a minimal role. The study area constituting the Old City/Western areas of Nairobi
city has currently no railway network at all, hence the importance of road transport network.
A well planned transport system should satisfy travel demand, minimize negative impacts
and give wide options for movement of people and goods while meeting certain key
objectives, namely; safety, efficiency, speed, comfort, convenience, economy and
environmental compatibility.
Mobility, however, is undergoing constant change in terms of both volume and spatial
patterns. This is necessitated by land use and land use policy changes, population increase,
economy and development dynamics, among others. The transportation infrastructure and
indeed the whole transport system have to respond to this continual process of change. Where
bottlenecks emerge, improvement measures need to be undertaken; such measures include
traffic management, expansion of capacity, and re-design and expansion of junctions. At
certain times, where no sufficient land has been reserved, land acquisition for such kind of
improvement measures has to be undertaken.
The key challenges besetting the current transport sector as identified by the National
Integrated Transport Policy (Ministry of Transport, 2009), which obviously in great
proportion reflect the transport problems being faced in the area of study, are:
Poor quality of transport services
Inappropriate modal split
Unexploited regional role of the transport system
Transport system not fully integrated
Urban environmental pollution
Lack of an urban/rural transport policy
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Institutional deficiencies
Inadequate human resource capacity
Lack of a vision for the transport sector
The urbanization rate in Kenya projects a rapid urbanization rate which is increasing pressure
on infrastructure and services in general and transportation in particular. During the 1989-
1999 and the 1999-2009 inter-censual periods, the rate of growth of urban population
increased from 8% in 1980s to 39.7 % in 2009 and is projected to reach over 50% by 2030.
This rapid urbanization rate is increasing pressure on infrastructure and services in general
and transportation in particular. The population of Nairobi alone has reached about 3.2
million residents with day time population of 4.5 million people (KNBS, 2008). According to
the Kenya National Bureau of Statistics (KNBS) 2009 census, Nairobi alone had a total
population of 3,138, 369, a figure which is lower than the day time population. Hence, cities
and urban areas must not only meet the mobility needs of the population residing within their
boundaries but also provide for the demand from transit and visiting traffic. This
development has not been met with commensurate growth in urban transport infrastructure
and services. Urban transport in the city is still characterized by inadequate supply of public
transport (mostly buses and matatus), a large number of cars and Heavy Goods Vehicles
(HGVs), heavy traffic congestion during peak hours, and stiff competition for limited road
space among motorists, cyclists, pedestrians and handcart (mikokoteni) users. However, those
utilizing non-motorized and intermediate means of transport (NMIMTs) such as bicycles,
motorcycles and mikokoteni, and pedestrians risk their lives for there is no appropriate
infrastructure for those modes of transport. The area of study is even much more affected in
this respect since it was planned for low density high income residential development. The
households in the study were presumed to own family automobiles and public transport
played no significant role at all. With change in land use policy in these areas, especially due
to permission of high density and intensified development, more critical look at the transport
system and its infrastructure is required.
Traffic congestion is further manifested in long queues of slow-moving vehicles and long
waiting times. Poor physical planning has led to scarcity of parking space in the Nairobi‘s
CBD and other secondary commercial centres such as Westlands. Land use planning and
change in land use policies have not been adequately integrated with transportation planning
and infrastructure development. Mechanisms have not been put in place to ensure that
transportation planning and infrastructure provision is adequately incorporated as an
important and integrated parameter at the urban planning stage rather than being a
consequential requirement. Clear examples from the study area are the newly developed
Muthaiga North and Runda estates of Nairobi city.
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3.7.2 Institutional Context
The institutional and legal framework for the transport sector as a whole is currently not
unified under a national transport authority or urban transport authority. The sector is
governed by numerous statutes that fall under two broad categories, namely statutes affecting
all sectors of the economy and sector-specific legislation. Institutionally also, different sub-
systems and sectors of the transport system fall under different authorities, Government
ministries, departments and parastatals. The legal framework is currently not adequately able
to facilitate the effective operations of the various entities they govern and to enhance
harmony in the transport sector. Several transport parastatals operating under their specific
statutes and are also subject to the State Corporations Act. They therefore experience lack of
managerial autonomy and depend on decision-making by their respective Ministries and are
burdened with bureaucracy. The institutional framework for the transport sector is
fragmented in nature; therefore, the responsibilities of the institutions that govern the sector
sometimes overlap with conflicts resulting in the process.
The responsibility for Roads Infrastructure, which constitutes the greatest component of the
urban transport system, is vested in the Ministry of Roads. With the enactment of the Kenya
Roads Act 2007, three new Road Agencies have been established namely: the Kenya
National Highways Authority (KeNHA) responsible for Class A, B and C roads; Kenya Rural
Roads Authority (KeRRA) responsible for Class D, E and other roads and Kenya Urban
Roads Authority (KURA) responsible for urban roads. The Kenya Roads Board (KRB) was
established by an Act of Parliament in 1999 with the mandate of, among others, managing the
road maintenance levy fund and other funds for road maintenance. It is now responsible for
financing the maintenance of roads and undertaking technical audits.
At policy level, the Ministry of transport is responsible for whole transport sector constituting
all modes of travel, four major ones for passengers and bulk freight being rail, road, maritime
and air. The Ministry of Local Government under which the Local Authorities operate play
key role in the sector, especially in urban transport planning and infrastructure provision and
transportation services management. The role the City Council of Nairobi in transportation
infrastructure and services planning, provision and management is critical.
The rail transport system is governed by the Kenya Railways Corporation (KRC). However,
the mode is yet to make significant role in the movement of people and goods in Nairobi city.
In fact, this mode currently does not serve the area of study at all.
It is clear therefore that the sector has unclear management responsibility, uncoordinated
transport infrastructure and inappropriate planning mechanism for development and
maintenance. The current structure of governance for the transport sector is not equipped to
deal with the problems of urban transport; the structure does not provide for the right co-
ordination mechanisms to deal with urban transport. It may therefore be necessary for the
Government to set up a unified Metropolitan Transport Authority to facilitate more
coordinated planning and implementation of urban transport programs and projects and an
integrated management of urban transport systems.
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Policy
Level
Regulation &
Infrastructure
Provision
Service Providers
Figure 1: The general institutional and legal framework structure
3.7.3 Justification Why this Area Requires a new Transportation Strategy
Urbanisation in Kenya has been developing rapidly since independence. During the
Ministry of
Transport
Ministry Of
Roads
Ministry of
Local
Government
Ministry of
Nairobi
Metropolitan
Development
Transport
Licensing
Board
(TLB)
Parastatals,
Corporations,
and Govt
Departments
Kenya
Roads
Agencies:
KeNHA,
KeRRA,
KURA
Kenya
Roads
Board
(KRB)
Local
Authorities
e.g. City
Council of
Nairobi
(CCN)
Transport Providers
The Government of Kenya (GoK)
Local
Authorities
within the
Metropolis
( ??)
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1969-1989 and the 1989-1999 inter-censual periods, the rate of growth of urban population
increased from 8 % in 1980s to over 34 % in 2003 and is projected to reach over 50% by
2020 and over 60% by 2030. The population of Nairobi city alone has grown over the years
at much higher rate than all the urban areas in Kenya. According to the Kenya National
Bureau of Statistics (KNBS) 2009 census, Nairobi had a total population of 3,138, 369. This
is close to the earlier projection of about 3.2 million residents (2009), with a day time
population of 4.5 million people. This has resulted in increasing pressure on infrastructure
and transport services. If this trend continues, it is estimated that the Nairobi Metropolitan
region will have a population of 8 million by the year 2012 and 14million by the year 2030
(GoK, 2008) exerting even much pressure on the Nairobi‘s urban infrastructure and transport
system. The area of study is has absorbed a lot of this expanding population of Nairobi city.
Land use density is another factor that has continued to influence performance of the
transport system of the city, especially the part of the city under study. This is because the
study area has experience tremendous changes in land use and development control policies,
especially for residential development. This area has witnessed many land use changes in
from residential to commercial (majority of which as office building) and mixed land uses.
Former residential areas have been converted to commercial use and office buildings; there
are also cases of big commercial buildings such as super markets and multi storey office
blocks with shopping malls at the ground floor. These land use changes have been taking
place against a backdrop of no significant changes in the transport system and infrastructure
serving these areas. It must be noted that these areas have been hither to only low density
residential areas with a transport system and infrastructure designed for only that level of
population. Yet the area has witnessed increased densification through construction of high-
rise buildings for residential and commercial purposes through the approved land use changes
in 2000, 2001, 2002, and 2003. With reference to the transportation system, it is noted that
land use changes have also occurred along the main transport corridors within the study area,
including along Ngong road, Waiyaki way, Kiambu road and Nairobi-Thika highway
resulting into heavy traffic generation and congestion. Consequently, the traffic diverts to
escape route from traffic congestion and jam into the study area causing snarl up in the area.
Historically, the bigger part of the study area was segregated as European zones during the
colonial period; in the post –independence era the former European zones are now the zones
for the high income areas with infrastructure and mobility for the private car. With the kind
of land use and population mix and the rate of increase of car ownership, there is need to
establish the transportation issues arising and determine the extent to which the transport
system this area in no longer sustainable and incapable of providing efficient, cost effective,
reliable, safe, secure, integrated and all inclusive mobility as envisioned for the city and the
country by the National Integrated Transport policy. This study is therefore useful in
assessing the transport situation in the area with a view to developing an integrated transport
strategy for the area.
This study is therefore timely because it will comprehensively evaluate the transport
problems in the study area in the context of the whole city and in the context of the Nairobi
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Metropolitan region; it will then make proposals for improved transportation in the study area
and prepare transportation plan whose implementation will form part of the effort to attain the
ideals of Vision 2030.
3.7.4 The Historical Development of Transportation Sector in Nairobi and The Study Area
The study area, the Old City/Western areas, are an important part of Nairobi city. The City of
Nairobi owes its birth and growth to the Kenya-Uganda railway. The railhead reached
Nairobi in May 1899 ―enroute‖ to the present day Kisumu, In 1907, Nairobi was made the
capital of Kenya and later, in 1950, became a city. The Nairobi Municipal Committee
Regulations of 1960 defined the initial boundaries for the then Nairobi town. Nairobi‘s
functions have developed and expanded such that today it has achieved an overwhelming
dominance in the political, social, cultural and economic life of the people of Kenya and the
whole of the Eastern Africa region.
The evolution of transport in Nairobi is closely linked to its colonial and post colonial history
and its political, social, economic and geographical interactions. Colonialism and its political
legacy have had major negative and positive effects on the modern transport policies of, and
much of the development of post-independence transport systems in East Africa. Urban land
use development portrays a classic example of colonial influence. For example, street layout,
residential location, CBD location, racial residential separation and architectural peculiarities
portray colonial and alien planning concepts. These concepts have inevitably influenced the
urban transport system.
During the colonial period, the configuration of urban centres in Nairobi was essentially
tripartite in character with Europeans, Asians and Africans occupying different residential
zones and making contacts mainly on official and business matters. Within this configuration,
the residential areas of the Europeans, which were sited on the low density and better side of
the urban centre were well-served with communication and transportation facilities. The
facilities also suited the socio-economic status of the population residing in this area. The
households were of high income and owned personal family automobiles for transportation.
Therefore, they were relatively trouble free in terms of movement problems. Obviously there
were no need for urban public transport system in this area and facilities for the same were
not necessary. Moreover, the facilities were also suited for serving low-density development
area and small household sizes. Typically, the earliest urban form pattern in 1920s Nairobi
was dominated by a major trunk road commencing from the CBD to the upland with a spur to
industrial area.
Meanwhile, the African residential areas were left to develop away from the major trunk
road. These accommodated the vast majority of the East African urban population and were
characterized by poor transport. The continuous flow of rural migrants into these residential
areas accentuated their already high residential density levels, which were incessantly
increasing.
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Characteristically, however, this growth in the population of the Africans did not immediately
manifest itself in many additional journeys from their residential zones to other parts of the
urban centres, since most migrants confined themselves within their residential locations
close to the CBD and industrial zones. Sustenance revolved around activities within their
residential areas and use of non-motorized means of transport, especially moving on foot or
on newly bought bicycles, leaving the more established members working further away to
commute daily. This state of affairs partly accounted for the relatively trouble free movement
of people during the colonial period and the generally lower demand for transport services
then.
Motorized public transport commenced operations in the 1930s with only a few buses, which
were just enough to serve the existing population‘s transport demand. Moreover, most
African residential areas were within walking distance to the CBD, therefore walking was a
predominant mode for the Africans. The need for transport services increased as urbanization
expanded and the number of well to do Africans increased. Within the African residential
zones, motorization levels slowly increased as Africans hired and bought vans mainly to
bring foodstuff from the rural areas to feed the growing population. This led to an emergence
of informal public transport services within these areas and these became very common as
African residential areas grew and travel demand increased. It is during this period that
matatus emerged, especially in the 1950s, when they were mainly used in transporting
residents of Afrian neighborhoods to the nearby rural villages. The word ‗matatu‘ is derived
from the local term ―mang‘otore matatu‖ meaning thirty cents which was the standard fare
charged then (Aduwo, 1990; Obudho, 1988). By 1928, Nairobi city was the most motor-
ridden urban centre in the world proportionately to its European population. This high private
vehicle ownership contributed to the early thinning out of many urban centres in East Africa.
It also presented one of the major transportation problems of the day; other problems being
how to improve road access to the industrial area, and how to accommodate the increasing
motorization which was mainly focused or centred towards the CBD (Obudho, 1992).
Towards independence in 1963, deterioration in the infrastructural facilities began. This was
partly due to the gradual running down of the colonial investment in Kenya, increasing urban
population, and the scarcity of resources in general. As independence approached, more and
more Africans were assimilated into the roles and functions being left vacant by the departing
colonialists. There soon emerged elitist groups who developed values and aspirations so
similar to those of previous colonialists. They aspired, for example, for car ownership while
in the case of some civil servants and private sector employees this was further encouraged
through the provision of loans to assist in motor vehicle purchases. This period saw a further
increase in car ownership levels with a growth rate level of between 8 and 18 per annum
during the period 1960-1970. The Nairobi Metropolitan Growth Strategy Report estimated
that the household car ownership in Nairobi was 0.36 vehicles per household, with each
household generating 6.85 trips (AMV, 1974). The same study showed that 47.2% of the trips
were through non-motorized transport trips, 39.1% through private vehicle and 13.7%
through public transport.
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The resultant post-independence movement patterns together with the additional travel
demands generated mainly by an increased migration from rural areas exerted pressure on the
urban form and its infrastructure, which was ill-equipped to serve them. A major problem has
been the centralization of activities in the CBD, which by 1980s was estimated to employ
over 75% of commuters. This area has for a long time been a victim of numerous traffic
problems, more so due to lack of space even within its vicinity (Obudho, 1997).
The post-independence period also witnessed a relaxation (not by design) of traffic
regulations, parking restrictions, and land-use control. Therefore, within a few years after
independence much of the previously formalized land-use urban pattern previously
superimposed on the original settlement structure was eroded (Obudho, 1997).
Since the 1970s, a large proportion of the low income transport users live further away from
the CBD, partly due to such factors as introduction of such housing schemes as the site and
service schemes and the general policy of demolishing squatter settlements near the CBD to
give way to other developments (Obudho and Aduwo 1989b; Obudho and Mhalanga 1988).
Apparently, neighbourhoods that were specifically for African settlement and located away
from the CBD are now part of the outer core. Numerous other neighbourhoods have sprung
up in far off places and developed into congested settlements with hundreds of thousands of
residents. Nairobi has also expanded to include peri-urban settlements and suburbs, which are
today undergoing most rapid rates of expansion. This expansion has seen the coming up of
many residential areas/estates in the city area as well as densification of mixed development,
such as the case in most of the areas of zones 3, 4 and 5 of the Old city/Western study area.
This expansion, however, has been unmatched by a similar expansion in the communication
and transport facilities and services.
An indication of the transport services provided by the formal transport operators can be seen
from the following: in Nairobi, the number grew from 4,983 in 1988 to 5,769 in 1991. Given
this level of service provided by the main transport enterprises, the population resorts to
informal transport or to walking—unless they have bicycles ( 1-2%) or they have access to
private vehicles (which are very few) or to transport provided by employers (which also very
few have). In 1987, 20% of the total daily trips were by informal, 30% walked (ILO, 1991).
Given these indications, the importance of re-looking at the transport system cannot be
overemphasized. The hitherto predominantly low density residential areas (such as study
zones 3, 4 and 5) of Old city/Western study area have since become predominantly high
density development areas due to change in development control and land use policies
resulting in high density and intensification of land uses. The policy changes were preceded
by the policy of the Government in the 1980s to sell low density public residential lots then
occupied by civil servants and the public officers. The majority of those who bought the
public lot began a redevelopment process for high density land uses. Mixed land use came in
place of predominantly residential development. The use of private cars by the rapidly
increasing number of households and resident population on same the same transportation
facilities and infrastructure (in terms of sizes, design and capacity) has increasing
compounded transportation problems (such congestion, road crashes/accidents infrastructure
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deterioration and system inefficiency). These problems have affected almost all the study,
even as more and more traffic also divert from their main routes to seek escape routes
through these zones to their destinations.
The urban transport system in the area of study is exclusively road transport system. There
are significant differences in the relative age of the road sector legal framework and
legislation. The various legal texts represent different stages in official thinking on road
management and financing. The oldest (the Public Roads and Roads of Access Act) reflects
the assumption that roads are public goods managed and financed by the central government
from general tax revenue. The Local Government Act, Cap 265, of 1986(1978) also vests the
powers of managing urban roads with the Nairobi City Council, while the Street Adoption
Act, Cap 406, allows the participation of the private sector in road financing in partnership
with the Council. In 1984, the Public Roads Toll Act introduced alternative revenue sources
for roads by mandating collection of toll revenue by public officers. In 1993, the Road
Maintenance Levy Fund Act gave statutory recognition to the need for a direct link between
road use and pricing through the introduction of the fuel levy. However, this does not take
into account the externalities generated from increased motorization. The Kenya Roads Board
Act of 1999 introduced the concept that private sector road users must have a direct say in
how the monies they pay is utilized on roads. Even with the introduction of the fuel levy and
Kenya Roads Board, the collected revenues are inadequate to meet the infrastructure backlog
of rehabilitation and maintenance of existing roads in the country and within local authorities.
Finances for new road construction and capacity expansion are therefore not available from
the current legal regime in the country. Another challenge posed by inadequacy of the legal
regime in infrastructure financing is scarcity of financing non-motorized infrastructure and
public transport infrastructure. In the phased development of the legislation, relationships
between old and new provisions were not considered and repeal provisions were not always
considered. This contributes to uncertainties in definition of roles, and is not conducive to an
alternative investment environment.
Railway infrastructure and transport service is regulated by the Kenya Railway Corporation
Act Cap 397 {1986 (1979)}. Any private use of the railway by other service providers is
prohibited by the Act, section 19, besides the construction and maintenance of railway
infrastructure.
Within the City Council, the Local Government Act allows for either the provision of public
transport by the Council or through an agreement with a private provider of the service. The
evolution of the Matatu as a form of urban transport through a presidential decree in the
1970s was and has been illegal. There was no agreement between the Council and the
individual operators of Matatus. This also applies to the introduction of the railway commuter
service.
Regulation of transport service is done through the Traffic Act, Cap 403 [1993 (1988)], and
the Transport Licensing Act, Cap 404 [1979 (1962)]. The laws and regulations prohibit
driving under the influence of alcohol and drugs (section 44/45 of Cap 403), emission of
smoke and spark (regulation 27 of Cap 403), maximum driving not more than hours 8 per
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day, within a twenty four hour period (Section 66A Cap 403), and eye sight issues (driver
must be able to identify motor vehicle plate at a distance of 25 meters away {section 31(i)
(c)}, and finally issues of speed limits are also given (section 42 of Cap 403). The
enforcement of the above has rather been arbitrary and not consistent due to paucity of
measurement tools.
It is imperative therefore to note that that any lasting solution that will revolutionize the urban
transport system for efficient urban and national development must take into consideration
these gaps and problems in the urban transport supply, of which the policy and legal
framework is a critical component. The other relevant legal provisions and statutes for the
transport sector include: The Land Control Act Cap 295, Physical Planning Act Cap 286,
Local authority by laws, Government Land Act Cap 280, Trust Lands Act Cap 288 These
Acts are relevant particularly with respect to land acquisition for the public purpose of
expanding infrastructure; this has not been provided in the legal statutes for the management
of infrastructure. Kenya Railways Corporation has an advantage because the Kenya Railway
Corporations Act allows it to acquire and manage the land. The diversity in and wide range of
road sector related statutes and statutory instruments, government‘s circulars, local authority
bylaws and policies pose a potential for duplication, contradiction and conflict (Transport
Policy, 2009).
A look at the institutional and legal framework reveals a number of issues arising. Many of
the sector-specific laws are outdated and require urgent review to facilitate the effective
operations of the entities they govern and to enhance harmony in the transport sector. Several
transport parastatals are operating under their specific statutes and are also subject to the State
Corporations Act. They therefore experience lack of managerial autonomy and depend on
decision-making by their respective Ministries and are burdened with bureaucracy.
Relevant laws governing transport will require amendment while substantial privatization
needs to be considered for some of the transport parastatals. It is the concern of the
Government over the fragmented nature of the legal and institutional framework for the
transport sector that, with regard to road transport, for instance, it considered that the
establishment of the Kenya Roads Board in 2000 and the enacted the Kenya Roads Act in
2007 which established the Kenya National Highways Authority (KeNHA), the Kenya Urban
Roads Authority (KURA) and the Kenya Rural Roads Authority (KeRRA) in an attempt to
improve the legal and institutional framework for road development and maintenance.
3.7.5 The Planning Area in Context
The study area, the Old city/Western areas of Nairobi, constitutes the zones 3, 4 and 5. The
total area of the three zones is approximately 40,000 hectares. These zones fall within what is
currently known as Westlands constituency and Westlands District of Nairobi city within the
Nairobi Metropolitan region.
The zones 3, 4 and 5 constitute the neighbourhoods including the following: Zone 3 -
Parklands, City Park Estate and Westlands (which includes the Westlands CBD area and the
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Museum Hill area); zone 4 - Lower Spring Valley, Riverside Drive, Kileleshwa, Kilimani,
Thompson and Woodley/Ngong Road; and zone 4 - Upper Spring Valley, Kyuna, Loresho
and Lavington/Bernard Estate. The last policy intervention undertaken in 1987 in Zones 3, 4
and 5 anticipated a population target of 300,000 people. The construction industry yielded
very low performance due to the economic slump in the 1990s. However, with sustained
economic recovery and progressive growth in the beginning of the year 2000, the zones have
experienced rapid development more than ever before. The development in the area has
mainly been the high rise residential, commercial and office developments.
Major commercial and office developments and residential apartments which generate huge
traffic volumes along arterial routes have been haphazardly located within the general area
thus resulting in traffic congestion and other inconveniences such as inadequate parking,
blockage of access to individual housing, noise and air pollution. The development of high-
rise residential, commercial and office developments results in lack of privacy where these
overlook low density low-rise housing. Ribbon development is also common along main
arteries such as Ngong Road and Waiyaki Way.
The Nairobi Hill area and Westlands have increasingly grown into alternative central
business areas of Nairobi without the necessary infrastructural reconfiguration. Ngong Road,
Lenana and Argwings Kodhek Roads are rapidly growing into lineal office parks/commercial
zones with intermittent nodal and nucleic hubs of shopping malls. Kileleshwa is rapidly
growing into a high density middle class residential neighbourhood without the attendant
infrastructural upgrading.
The maps given in Figures 2 and 3 give the location of the study area within the context of
the Nairobi City and Nairobi Metropolitan Region transportation networks respectively.
The historical overview of the study area with respect to Transportation
In 1927, the colonial administration made a plan for a settler capital with the main guiding
concepts being extensive traffic regularization to match the increased land area, drainage and
swamp clearance, building and density regulation. The plan was also based on racial and
class segregation. In 1948 a master plan for the colonial capital was prepared, also based on
segregation by race and class. The main spatial structure of the plan was the establishment of
neighbourhood units for the working classes, which was segregated for purposes of
surveillance and dominance. The 1927 and 1948 plans were however never fully
implemented (realized), as the amount of capital outlay required for their implementation was
never allocated.
Within this tripartite and segregate configuration, the residential areas of the Europeans,
which were sited on the low density and better side of the urban centre were well-served with
communication and transportation facilities. The facilities also suited the socio-economic
status of the population residing in this area. The households were of high income and owned
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personal family automobiles for transportation. Therefore, they were relatively trouble free in
terms of movement problems. Obviously there were no need for urban public transport
system in this area and facilities for the same were not necessary. Moreover, the facilities
suited for serving low-density development area and small household sizes were provided.
This is particularly true for the study area zones 3, 4 and 5.
In 1973, the Metropolitan Growth Strategy (MGS) was prepared by the Nairobi Urban Study
Group and funded by the Nairobi City Council (NCC), the Kenya Government, the World
Bank and the United Nations. The Metropolitan growth Strategy was not fully implemented
due to inadequacy of resources. However, it formed the basis of investment in development
of various forms of infrastructure facilities and services. The study area zones 3, 4 and 5 were
all planned for low density residential areas with secondary and neighbourhood commercial
centres to serve the neighbourhoods with low population. Their roads planned and provided
for these zones were for movement of vehicles into and within the low density residential
areas,
Typically, the roads provided for the transport system in the study area were narrow, of
narrow road reserves and were 2-lane 2-way traffic roads. They were of almost one
hierarchical level. No sufficient road reserve space for expansion was left. They were
facilities meant for private car with no bus stops for public transport and no integration with
facilities for non-motorized and intermediate modes of transport (NMIMT) such as pedestrian
paths/walkways and cycle paths.
Following the 1973 Metropolitan Growth Strategy Plan, the City Council prepared a local
zoning plan for the entire city, showing a total of 20 zones which has formed the basis of
development, guidance, facilitation and control. The study zones 3, 4, and 5 are part of these
20 zones,
The last development policy intervention undertaken in 1987 in Zones 3, 4 and 5 anticipated
a population target of 300,000 people. This intervention allowed more relaxed development
control and change of user policies. There has therefore been sustained intensification and
high density development, with many more development applications for the same pouring
in. With economic recovery and progressive growth in the beginning of the year 2000, the
zones have experienced rapid development more than ever before. Yet the transportation
facilities and infrastructure service have by and large remained the same. There has not been
any attempt even to provide suitable facilities and bus stops for public transport system in the
study area, despite the increasing mixed land use and socio-economic characteristics of the
population in the area.
Following the completion of the study on Master Plan for Urban Transport in the Nairobi
Metropolitan Area (NUTRANS) funded by the Government of Kenya, Ministry of Roads and
the Japanese International Cooperation Agency (JICA) carried out by Katahira and Engineers
International in 2006, the Government through the Kenya Urban Roads Transport Authority
(KURA) and the Ministry of Nairobi Metropolitan Development has embarked on
development of the missing road links in the area of study. The construction of three of those
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roads are underway, namely; the Waiyaki way – Red-Hill link, the UNEP – Ruaka road –
Runda road link and the Lenana road – James Gichuru road link, among others. This
development should make trips wit in the study area zones shorter due do both length of the
routes and the alleviation of congestion. Of interest for the study area also is the development
of the eastern by-pass from JKIA, across Nairobi-Thika highway through the area of study to
Limuru road, leading traffic to Naivasha road.
3.7.6 Spatial Analysis of Transportation System of the Planning Area
The Missing road links in spatial analysis
The study on Master Plan for Urban Transport in the Nairobi Metropolitan Area
(NUTRANS) (Katahira and Engineers International, 2006) identified several missing road
links within the Nairobi Metropolitan region, a number of which are found in the study area.
The missing links 3, 6 and 7, namely, the Turbo road - Lenana road – Kileleshwa ring road –
James Gichuru road links from study zone 4 to zone 5. The construction of the Missing Links
No.3, 6, and 7 is currently underway to connect each separated residential zones and to form
a western part of urban radial and circumferential network system which will increase
accessibility for mitigating traffic congestions.
The other missing road links identified in the study are Missing Links No. 15a, 15b and 15c
from Westlands to Gigiri (within the study zones 3 and 13 and 20B). The Missing Link No.
15a and 15b are under construction while No.15c through Karura Forest will begin after
agreement with the forest authorities is reached. It should, however, be noted that this area is
of difficult and inflexible terrain with a lot of construction constraints, including the Karura
forest. The other missing links being constructed are the UNEP Avenue – Ruaka road –
Kiambu road under passing the Eastern by-pass (in the study zone 13). The other missing
road link under construction is in Parklands (study zone 3).
The Eastern by-pass from Jomo Kenyatta Airport, across Nairobi-Thika highway at Ruiru
passes through the study area zone 13; its completion is however equally important for the
zones 3, 4 and 5 for it will provide efficient traffic connection to other areas outside the study
area.
The completion of the construction of these missing road links to design, fully integrated with
NMIMT facilities, will give some relief to this rapidly developing study area. A transect
survey revealed, however, that the road reserves for the links 3, 6 and 7 are still narrow and it
remains to be seen whether the roads will be fully integrated with NMIMT facilities.
The storm water drainage in spatial analysis
In the transect survey and during the stakeholders forum discussions, it was found that storm
water drainage is a critical problem on the usability of roads in the study area. Drainage
systems are blocked making surface water run-offs to over flow the roads hampering traffic
flow. Maintenance of the drainage system seems to be a problem compromising the
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efficiency of the functionality of the roads during rains. This also leads to erosion and quick
deterioration of the roads and streets. This always results in poor environmental quality.
During the stakeholders‘ forum, a numbers of examples were given where the drainage
systems are a problem. The widely acknowledged example, however, was the Waiyaki way.
Spatial analysis of congestion and quality of road transportation system
Narrow roads and reserves
A transect survey of the transport network of the road transport system revealed that all the
roads of the study area, with exception of only the Waiyaki way, were narrow with narrow
road reserves, posing a stringent constraint to any form of expansion of the roads in the area
unless good partnerships are built with the residents and lot owners and their associations to
contribute land. This is due to the fact that this is an already built-up and fully developed
area. The other option is conditional approval of development proposals in a strategic
manner.
All the roads in the study area, with exception of the Waiyaki way, are not only narrow but
also 2-lane two-way traffic roads. This increases the occurrences of bottles necks and road
crashes and accidents.
Inadequate integration of the roads with NMMIT and public transport system
All the roads in the study area and/or abutting the study area, with exception of Ngong road,
Waiyaki Way and perhaps Limuru road which has recently developed with narrow walkways,
have all not been integrated with NMIMT and public transport facilities. Cycle and footpaths
and walks are absent. NMIMTs share the same travel way with motorized vehicles. Given the
different speed capacities, NMIMTs slow down motorized traffic, gradually increasing
density, reducing flow and resulting in congestion and traffic jam. This sharing of the travel
way between the motorized traffic and NMIMTs also results in road crashes and accidents as
a result of conflicts among the mixed traffic.
Although most of the roads are being plied by public service vehicles, they are narrow and
have no designated public service vehicle bus stops, only narrow/small makeshift bus stops
are utilized by PSVs. The PSVs thus stop right on the road thereby blocking other traffic that
is moving through to their destinations. This is again a serious cause of congestion and
system inefficiency.
Bottlenecks at junctions
In the study area, both the residential neighbourhoods and commercial centres are structured
with a grid system of road network. The grid network, though good for residential
neighbourhoods, experiences junction dysfunctions as the rate of motorization increases. The
direct linkage of the grid neighbourhoods to various transport corridors or primary roads
creates a lot of unnecessary intersections that interfere with traffic flow, therefore reducing
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the efficient flow of traffic on arterial roads and other heavy traffic roads. The junctions in
the study area are increasing becoming bottlenecks as traffic volumes traversing these roads
increase. These may necessitate the redesign of these junctions.
Measuring traffic congestion
The volume to capacity (V/C) ratio was used to establish the congestion levels on the various
key roads in the study area. In order to compute the V/C ratio, the assigned volumes on the
road network was divided by the capacity of the corresponding road links. Based on the
analysis and computation of the V/C ratio, the road transport system performance has been
evaluated to determine occurrence of congestion. The results for the year 2010 for a subset of
links in the study area are given in Table 1(as derived from traffic volumes in Appendix 1).
Table 1: The volume/capacity (V/C) ratio congestion measure
Road Name V/Ratio 2010 System operation performance
Ngong Road 4.79 Congested; over capacity
Chiromo Road 2.71 Congested; over capacity
Limuru Road /Muthaiga Road 1.98 Congested; over capacity
Kiambu Road 0.46 Uncongested; below capacity
Waiyaki Way 3.62 Congested; over capacity
Parklands Road 4.42 Congested; over capacity
James Gichuru road 1.98 Congested; over capacity
Lower kabete road 1.29 Congested; over capacity
Arghwsings kodhek 2.75 Congested; over capacity
Chiromo road 2.71 Congested; over capacity
Naivasha road 4.37 Congested; over capacity
Forest Road 8.83 Congested; over capacity
The results for 2010 indicate that majority of the roads under analysis in the study area and
the neighbouring roads were operating above capacity meaning they were experiencing
congestion. The Forest road, neighbouring the study area presents the worst case with a V/C
ratio of 8.83 while Kiambu Road was operating below the capacity with a V/C ratio of 0.46.
The performance of the roads is not satisfactory at all. This means that if nothing is done
about the congestion situation in the study area, the congestion levels are set to continue
rising to unmanageable levels resulting in gridlock.
Diversion of traffic from the congested roads such as Naivasha road, Ngong road, Waiyaki
road and Thika road into the roads within the study area such as James Gichuru road,
Argwings Kodhek road and others (in study zones 3, 4 and 5) and into Ruaka and Runda
roads (in study zones 6, 13 and 20B) are not making matters any better. The trend is only
transferring the congestion being experienced in the city‘s central business district (CBD) and
the neighbouring congested primary distributor roads and highways to the roads in the study
area.
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3.7.7 Trip Generation in the Planning Area in the City Context
The trip generation modeling makes use of land use and socioeconomic data such as
population, household size, household income, employment, school/college enrolment, and
developed commercial or industrial land area to determine the number of trips produced by
and attracted to analysis zones. The socio economic data is projected into the future based on
existing growth rates derived from census data. The quantities of the trips produced and
attracted to each zone are taken as symmetrical meaning that the total trips attracted should
equal the total trips produced (where fully constrained modeling is used). The explanation for
this is that the basic requirement for travel is produced at one end of the trip, typically the
home, and is then attracted to a particular zone which will meet the purpose of the journey.
This step makes use of regression models or cross classification analysis. For this generation
analysis used the multiple regression models.
Land use and socio economic data required for modeling here included the traffic analysis
zones (TAZs) for the study area; these provided one of the main inputs for the model. Some
of the attributes of interest were population (age 5 years and above), number of students,
number of workers, income, car ownership among others.
Due to the time constraints, the calibration data was sourced from calibration reports of
existing transport modeling studies conducted for Nairobi (NUTRANS) by the Katahira and
Engineers International (2006) as opposed to the standard practice of primary data collection
through household travel surveys. The analysis applied coefficients from the reviewed
models to build a travel demand model which was used to analyze trip generation for the
study area. It should be clear, however, that TAZs used by NUTRANS are at variance with
the zones into which the study area is divided; while the NUTRANS zones followed
administrative boundaries (sub-locations, locations, divisions/constituency), the zones into
which the study area is divided followed closely the zones that were used by the Nairobi
Urban Growth Strategy Study of 1974. The data available from NUTRANS could therefore
not be used for refined and high level detailed analysis of the study area at zonal level; it is
only possible to aggregate the study area zones into one TAZ, Westlands, and carry out
demand modeling of the area a TAZ of the greater Nairobi city. Analysis at this global level
is less accurate but is sufficient for demand analysis purposes for the study area.
The spatial coverage of the TAZs was based on the administrative units of locations in NMR
which made up a total of 97 TAZs. Attribute data for population above the age of 5 years and
for students at school base was derived from the 2009 population census while attribute data
for the workers at office base was derived from the NUTRANS report. All attribute data was
collected at the administrative unit level of sub locations and was later aggregated to location
level for analysis. Forecasts were made to the year 2030 for the three attributes of interest.
Compounded annual growth rates (CAGR) of 3.9% for Nairobi city were used to forecast the
population to the year 2030 (Gachanja, 2011).
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The trip generation modeling constitutes modeling trip attractions and trip distributions. The
trip productions and attractions for each TAZ were divided into four categories based on
purpose namely:
Home – trips bound for home
Work- work based trips
School- trips to school
Others- other trips such as leisure and shopping
The NUTRANS report provided the estimated linear regression trip generation model and the
parameters are shown in the Table 2 below. The coefficients were operationalised in the
modeling analysis in order to determine the tri generation for the study area and the other
zones of Nairobi city.
Table 2: Trip generation model parameters
Model type
Trip purpose Populaton5&
Above
Worker at
office base
Student at
enrolment base
R-Squared
Trip
production
Home 0.1018 1.0279 1.4670 0.9876
Work 0.5226 - - 0.9447
School 0.2131 - - 0.9402
Others 0.3102 0.1888 - 0.9477
Trip
attraction
Home 1.0317 - - 0.9718
Work - 1.0165 - 0.9922
School - - 0.9476 0.9331
Others 0.2109 0.3341 - 0.8871
Source: NUTRANS report; Katahira and Engineers International, 2006.
Using the above calibrated multiple regression model parameters, the resulting trip generation
models used to calculate the trip productions and attractions were established as given below.
Productions
· Home trip productions = (population age 5 and above*0.1018) + (Workers at office
base*1.0279)+(Student at enrolment base*1.4670) (1)
· Work trip productions = (population age 5 and above*0.0.5226) (2)
· School trip productions = (population age 5 and above*0.2131) (3)
· Others trip productions = (population age 5 and above*0.3102) + (Workers at office
base*0.1888) (4)
Attractions
· Home trip attractions = (population age 5 and above*1.0317) (5)
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· Work trip attractions = (Workers at office base*1.0165) (6)
· School trip attractions = (Student at enrolment base*0.9476) (7)
· Others trip attractions = (population age 5 and above*0.2109) + (Workers at office
base*0.3341) (8)
The base year 2010 socio economic attributes were projected to the year 2030 and the trip
generation model was applied to the projected TAZs dataset given in Appendix 2 and the
aggregated results for productions and Attractions are given in Table 3 below.
Table 3: Trip generation in administrative areas (TAZs) in Nairobi City-2010 and 2030
Administrative unit (TAZ) 2010 2030 Productions Attractions Productions Attractions
Nairobi city divisions/TAZs Central (CBD) 1453241 1546263 2335156 2460441 Makadara 675129 695742 1334441 1364601 Kasarani 1071024 1059357 2458367 2431462 Embakasi 1827066 1799941 4571884 4556584 Pumwani 605142 607268 1298553 1294941 Westlands (study area) 767425 791212 1612532 1660458 Dagoretti 752200 753716 1724027 1731065 Kibera 694680 684631 1605129 1582373 Total Trips 7845907 7938130 16940089 17081925
The highest number of productions and attractions in Nairobi city were recorded in Embakasi
division followed by Central and Kasarani Divisions. Pumwani Division produced and
attracted the lowest number of trips. The base year production and attraction of the study area
(Westlands) are 9.8% and 10.0% respectively. It should be noted that this area of study was
planned for low density development with far less number of generated trips. The model
forecast shows that if nothing is done, the trip generation is set to rise to 1,660,458 trips. This
level of generation of trips with the transportation system and facilities currently in place, the
situation is simply unsustainable.
3.7.7 Land Use Changes and Implication on Trip Generation
A survey conducted by the study team shows the land use changes in the area of study. The
types of buildings in the study area, coming up as a result of densification of development,
are given in Tables 4.
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Table 4: Types of building in zones 3, 4 and 5
Building type Zone Total
% within the 3
Zones % within
Zone 3
% within
Zone 4
% within
Zone 5
Bungalow 27.7 43.2 17.9 31.8
Maisonettes 42.8 51.0 38.3 45.1
Storeyed houses 4.0 1.9 14.8 5.3
Apartments/Flats 22.8 1.8 26.7 15.4
Rooms 0.8 0.1 0.9 0.5
Mix 0.3 1.8 1.1 1.0
Multi-Storey Building 0.9 0.1 0.0 0.4
Shade 0.0 0.0 0.0 0.0
Stalls 0.0 0.0 0.0 0.0
Undeveloped Plot 0.5 0.1 0.1 0.3
Under Construction 0.2 0.3 0.1
Total 100.0 100.0 100.0 100.0
The data in Tables 4 shows that these zones, which have been majorly low density residential
areas with bungalow and maisonette housing are now having low rise and high rise buildings.
The intensification/densification of development seems to be increasing in the zones 3, 4 and
5 with 20.7% storeyed houses and apartments/flats. As this trend in development continues,
trip generation within these areas are bound to continue increasing thereby exerting more
pressure and strain on the available transportation and infrastructure services.
The data on activities carried out in the buildings are given in Appendix 3. A look at the
main activities and sub-activities for which the buildings are currently being used reveals that
zones 3, 4and 5 are fast changing from being majorly residential to mixed use including
commercial and office buildings, as well as use for light industries. These activities were
previously found only at their neighbourhood commercial and shopping centres. The
implication of the increase in these socio-economic activities in these zones of the study area
is more attraction of trips by the activities.
3.7.8 Modal Split and Its Implication
Gachanja (2011) carried out modal split modeling in Flowmap (software/programme) with
data from NUTRANS and Metropolitan Rapid Transport Study (MRTS). The flow-file in
data base format (DBF) derived from the trip distribution step was used to share the person
trips into different modes. According to the NUTRANS report, the share of private car mode
was 15 percent and that of public transport was 36 percent for the base year. While in the
year 2030, the share of private mode used was 26 percent while that of public transport was
set at 30 percent. The average occupancy rates and passenger equivalent car units(PCU)
factors for the different vehicle types were derived from the MRTS report (by CES and
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APEC engineering consultants, 2010) and are given as Table 5; the rates were used to convert
the person trips to vehicle trips.
Table 5: Average occupancy rates and PCU factors for vehicles in Nairobi
Mode Occupancy PCU (passenger car unit)
Car 2.2 1.1
Public transport 12.5 2.5
Source: MRTS report CES and APEC, 2010
Table 6 presents the number of private car trips and public transport trips that are originating
from and that are destined to the respective TAZs. The results are aggregated according to
administrative units of divisions in Nairobi city.
From the results, the largest number of private car O-D flows were recorded in Embakasi
Division followed by Central Division then third was Kasarani Division. The lowest number
of private car flows was recorded in Pumwani Division. In terms of the Public transport, the
largest flows were recorded in Embakasi Division followed by Central Division, third was
Kasarani Division. The lowest public transport flows were found in Pumwani Division.
Although the probability of trip makers using private car mode was 15 percent, it was less
than the probability of using public transport which was 36 percent. The total private car trips
stood at about 592,000 and were more than the public transport trips which totaled 570,000.
The reason for this result is that the public transport modes of transport have a higher mean
vehicle occupancy rates (12.5 person trips) than that of private car modes of transport (2.2
person trips), hence they accommodate more travelers/trips).
Table 6 shows that there are an aggregated private car trips of about 59,000 and public
transport trips of about 57,000 from Westlands. At a higher level of detail (per zone) there are
of course variations with some zones such as Runda and Spring Valley having higher
proportion of private car trips than other zones such as Parklands, Westlands centre, Gigiri
and Kilimani which have higher proportion of public transport trips.
It should be noted, however, that although aggregately the number of car trips almost
balances with the number of public transport trips for Westlands, more than five times the
number of cars are required to transport the same number of commuters moved in public
service vehicles due to the higher average capacity of public service vehicles (12.5 person
trips) compared to the low average capacity of cars (2.2 person trips). With the new policy to
introduce (through licensing) only high capacity public service vehicles which will raise the
capacity to at least 30 person trips, even less number of public service vehicles will be
required to make the same number trips. This is capable of not only appreciably reducing
congestion on the roads and neighbourhood commercial centres in these zones but also
reducing the strain and pressure on transportation facilities and infrastructure. The challenge
is to provide quality and adequate public transport facilities, vehicles and services that will be
attractive to high and middle class citizens living and/or working in these zones of study.
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There must also be created efficient connections and accessibility to other areas of the city
and the Nairobi Metropolitan Region for efficient and convenient movement with public
transport services.
Table 6: Number of private car and public transport trips by O-D in NMR-2010
Administrative unit (TAZ) Private car trips/flows Public transport trips/flows Originating from Destined to Originating from Destined to
Nairobi city divisions/TAZs Central (CBD) 112679 115970 108172 111331 Makadara 51939 52181 49862 50093 Kasarani 81139 79452 77893 76274 Embakasi 135667 134996 130240 129596 Pumwani 45264 45545 43453 43723 Westlands (study area) 59013 59341 56653 56967 Dagoretti 55631 56529 53406 54268 Kibera 51010 51347 48970 49294
Total Trips
592343
595360
568649
571546
Source: Gachanja, KIPPRA, 2011
The household survey carried out by the study team gives the times when the majority of the
household members leave their residences as Tables 7 and 8. It is clear that the majority
(95.9%) leave between 6.00 and 8.00 hours for zones 3, 4 and 5. The time of coming or
return in the evening is peaked between 18.00 and 20.00 hours with 84.8% for zones 3, 4 and
5. This implies that with high level of car ownership (as shown in Tables 9), the peak hour
congestion and stress and strain on transport facilities in very high and is likely to continue to
increase.
Table 7: Times of Departure for the day
Time of departure/leaving origin Trips leaving for zones 3,4 and 5
Before 6.00 hours 2.1%
6.00 – 8.00 hours 95.9%
After 8.00 hours 2.0%
% Total 100.0%
Table 8: Times of Return after the day
Time of Return/coming in to origin Trips coming in: zones 3,4 and 5
Before 18.00 hours 9.7%
18.00 – 20.00 hours 84.8%
After 20.00 hours 5.5%
% Total 100.0%
The study survey shows that car ownership in the area in very high, as shown in Table 9. This
implies that, as was noted earlier in Table 6, the likelihood of one using his car for travel is
much higher. It therefore must take an effort to provide an efficient, comfortable and
convenient public transport system (with high capacity vehicles) to attract car owners.
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Table 9: Car Ownership in the study area
Number of cars Proportion of households in car ownership: zones 3,4 and 5
0 1.0%
2 31.0%
3 40.0%
4 21.1%
5 3.5%
Above 5 11.0%
The survey data shows that the car owning households use their cars except when it is not
possible due to varying reasons such as different time of departure, travelling to different
destinations (and yet the number of cars owned is limited) or when there are problems with
the household vehicles. In these cases, the alternative modes of travel that would be used by
household members are as given in Table 10.
Table 10: Alternative modes of travel used by households in the study area
Alternative
modes of travel
%Households using the
alternative mode: zones 3, 4
and 5
%Households using the
alternative mode: zones 8,13, and
20B
Public Transport 98.5 99.8
Private Transport 0.1 0.0
Motorcycles 0.1 0.0
Company
Transport
0.8 0.2
Car Pool 0.2 0.0
Bicycle 0.2 0.0
Walk 0.1 0.0
Total 100.0 100.0
The results in Table 10 give different possibilities and strategies of handling transportation of
households in the study area. The majority obviously use one clear alternative, namely, public
transport system. There are other means of travel that can be explored and encouraged by
developing appropriate facilities and infrastructure (which is currently non-existent or poor in
state); these include facilities for pedestrians and other non-motorized transport modes. There
is also need to streamline the use of motorcycles and bicycles (boda bodas) as modes of
public transport in the city. They are currently being used informally and have been a great
concern, especially due to safety and security reasons.
The households in zones 3, 4, and 5 have explored a number of alternative means of
transport. This presents opportunities for introducing more alternatives of movement and
travel that are likely to be acceptable to the residents, including efficient public transport and
non-motorized transport for short trips.
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3.7.9 Secondary and Neighbourhood Commercial Centres
The zones of the study area have secondary and neighbourhood commercial centres. Most of
these centres have severe land shortage problems for expanding transport facilities to
accommodate the ever increasing high volumes of traffic. Examples of such centres include
Westlands centre, Hurligham and the neighbouring Dagoretti Corner centre. There is need to
attach approval of development proposals to group surrender of land space for expanding
facilities such as roads/streets, parking silos, bottleneck junctions and road sections.
In order to improve the transport system and traffic in the area, there is need to hierarchically
develop the existing neighbourhood commercial centres and improve their functions as such.
The higher level, secondary commercial centres, should be strategically developed to cater
for a bigger catchment area in terms commercial activities, light industrial activities,
employment and services, among others. This will ensure smart land use planning where the
need to travel is reduced by developing ‗self-contained‘ secondary centres that provide all or
most of the urban services required by the catchment area. The centres should be well
distributed in the study area. The lower level (or local neighbourhood commercial) centres
should be developed to cater for the commercial and communal needs of smaller catchment
areas, namely the local neighbourhoods. This will ensure that residents of the neighbourhoods
will only travel for higher level urban services to the nearest secondary commercial centres,
hence reducing the need for travel thereby reducing trip generation rates.
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3.8 Water and Sanitation Service Provision
3.8.1 Water Supply
The population of the study area was 166,403 (2009 census). Based on the urban change
process as explained in Part 1 of this report, the population of the study area is expected to
grow at a rate of 1.5% for the first ten (10) years and 1.2 % up to the year of 2030.
The population projections and water demand projections are shown in table 2.1 below.
Table 0-1: Population and Water demand projections for Zones 3,4,5,6,13 and 20B.
Year 2009 2010 2015 2020 2025 2030 2035
Population Growth 1.5% 1.2%
Population Projection 166,403 168,899 181,952 196,014 208,061 220,848 234,420
Gross Water Demand,
m3/day
68,392
69,418
74,782
80,562
85,513
90,768
96,347
During the 2009 census, the main source of water for the households in Westlands division is
as indicated in table 2-2 below.
Table 0-2: Number of Households by water sources in Westlands Division
Water
sources:
Pond
/Dam
Lake Stream Spring
/Well
/
Borehole
NCWSC
Network
Jabia/Rain
Harvesting
Water
Vendors
Other Total
Households 179 7 191 3,890 63,823 153 7,119 65 75,427
Percentage 0.2% 0.01% 0.25% 5.16% 84.6% 0.2% 9.44% 0.09% 100%
According to the table 2-2, 84.6% of Westlands division receive water from Nairobi City
Water and Sewerage Company (NCWSC).
The data collected in the field indicated that NCWSC covers 98% of the western areas of the
old city and 66.5% of the Gigiri and Muthaiga area. Tables 2-3 to 2-6 gives the percentage
sources of water for the zones in the study area.
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Table 0-3: Main Sources of Water for Zone 3, 4 and 5 of the study area
Main Source of Water Supply (Zone 3,4,5) Percentage
NWSC 98.1
Boreholes 1.9
Underground Reservoir .0
Rain Water .0
Total 100.0
Table 0-4: Other sources of water in areas partially covered by the NCWSC pipelines in
Zone 3,4 and 5 of the study area
Other sources of Water (Zone 3,4,5) Percentage
NWSC 1.8
Boreholes 31.9
Shallow Wells 1.1
Underground Reservoir 8.8
Rain Water 48.5
Water Vendors 7.9
Total 100.0
From the tables it can be deduced that the area if adequately covered by the water supply
pipelines. The current supply of water is approximately 60% of the demand despite the
adequate water pipeline network.
The deficit of the water supply to meet the demand is not lack of pipeline expansion but the
water available. Athi Water services Board is well aware of the deficit and it commissioned a
consultant early 2011 to undertake feasibility study and masterplan for developing new water
sources for Nairobi and its satellite towns. The study was completed in August 2011. The
report has zoned Nairobi city into demand envelopes. According to the master plan and
feasibility study report, the project study area is under Westlands Demand Envelope.
The feasibility study and the water masterplan for the city of Nairobi give an analysis of the
current sources of water and their respective yields. From the water demand and the yield
from the available sources, the report gives the proposed potential future water sources.
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Table 0-5: Nairobi City Water Demand Projections
Year 2010 2017 2020 2030 2035
Low Scenario 581,912 728,293 802,206 1,053,452 1,198,674
Medium Scenario 582,928 740,870 823,488 1,126,797 1,314,493
High Scenario 583,351 756,322 850,479 1,213,417 1,448,104
Source: Water Sources Options Review Report, AWSB
Tables 2-8 and 2-9 indicate the yield of the existing water sources and the proposed potential
water sources respectively.
Table 0-6: Yield of Existing Water Sources
Source Yield, m3/day
Sasumua Reservoir 57,000
Thika Dam / Chania / Ngethu system 443,200
Ruiru Reservoir 21,000
Kikuyu Springs 4,000
Ground water (Private and NCWSC Boreholes) 45,000
Total 570,200
Source: Water Sources Options Review Report, AWSB
Table 0-7: Proposed Potential New Water Sources
Source Yield,
m3/day
Implementation
Period
Remarks
Proposed Groundwater Wellfields in Kiunyu and
Ruiru
64,800 2012 - 2015
Proposed Northern
Collector – Phase I
138,240 2012 - 2016 Diversion and transfer from Irati,
Gikire and Maragua Rivers
Proposed Northern
Collector – Phase II
151,200 2017 - 2021 Diversion and transfer from South Mathioya, Hembe, Githugi and North
Mathioya Rivers
Proposed Maragua 4
Reservoir
45,972 2012 - 2018 The yield of Maragua Dam is dependent on cross basin transfer and
varies from different scenarios
Proposed Ndarugu 1
Reservoir
397,440 2021 - 2032 With Chania – Komu River Transfer
Total Potential Yield 797,472
Source: Water Sources Options Review Report, AWSB
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The proposed new water sources will provide adequate water for the urban change process in
the study areas.
Unreliable water supply and lack of coverage by the water distribution network in some parts
of the city prompted some private individuals and organizations to drill boreholes.
A report prepared by Rural Focus Ltd and submitted to Water Resources Management
Authority (WARMA) in June 2011, records that above 2, 100 boreholes have been drilled in
Nairobi. In the area of study approximately 462 boreholes has been drilled as indicated
below:
Zone Approximate Number of Boreholes
Zone 3 136
Zone 4 226
Zone 5 100
The yield from the boreholes within the study area is not known but based on the total
recorded yields for Nairobi city, the yield is approximately 9,800 m3/day. This supplements
the water from the NCWSC.
The provision of water in the study area is comes with a lot of challenges which include but
not limited to:
Inadequate water infrastructure such as main water transmission pipelines in the some
parts of the study area.
Unreliable supply due to water shortage and frequent rationing
Low pressures in the pipelines hence insufficient water supply at the consumer point.
Approval of Development Plans without consideration of water supply service
provision at by the City Council
Unclear definition of roles in the areas of development and maintenance of water
infrastructure, management and provision of water
Uncontrolled / laxity in controlling the development of ground water (Boreholes)
3.8.2 Sanitation Provision
In the sanitation masterplan of 1973 by SWECO sewer networks and proposed wastewater
treatment site was proposed. This Masterplan took effect to 1998 when Nairobi Masterplan
for sewer, sanitation, and drainage study, carried out under the Third Nairobi Water Supply
Project, was undertaken to provide a complete record of the existing sewerage and drainage
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facilities and to identify and propose a phased development schedule for sewerage and
drainage system up to the year 2020.
Approximately 60% of Zones 3, 4 and 5 are covered by the municipal and the remaining 40%
use either septics tanks, conservancy and pit latrines.
In the zones covered by the municipal sewer, the capacity of the existing sewerage network is
outstretched owing to high populations. Some of the area for example around Westgate area,
the sewer lines follow closely the river and that the sewage is leaking into the river. Other
areas within the study area have commercial premises build on the river and sewer lines.
The sewerage system of Nairobi City is of combined type where sewers receive both storm
water and sewage.
Based on the population and the total water demand (excluding UFW), the sewerage
generation (80% of the water demand) of the study area is as follows;
Table 0-8: Projected Sewerage Generation in the area of study of Zone 3,4,5,6 and 20B.
Year 2009 2010 2015 2020 2025 2030 2035
Population
Growth
1.5% 1.2%
Population Projection
166,403
168,899
181,952
196,014
208,061
220,848
234,420
Water
Demand,
m3/day
49,921 50,670 54,586 58,804 62,418 66,254 70,326
Sewerage
Generation,
m3/day
39,937 40,536 43,669 47,043 49,934 53,003 56,261
During the field data collection carried out, table 2-11 shows the percentage coverage of
sewerage network in the area of study.
Table 0-9: Source of Sanitation for Zone 3, 4 and 5
Type of Sanitation Percentage
CCN Mains 89.9
Septic Tanks 10.1
Conservancy .0
Latrines .0
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Total 100.0
The 1998 Sewerage and Drainage masterplan proposed immediate implementation of trunk
sewers in Nairobi. Athi Water Services Board validated the recommendations of the
masterplan in 2009 – 2010 and awarded a contract to Bhundia Associates (BA) to prepare a
feasibility study report of the Nairobi Rivers Basin Sewerage Improvement Project.
Based on the 1998 masterplan, the validation report, Bhundia Associates recommended the
following sewerage measures in the study area:
Lot 1
- Getathuru river trunk sewer duplication – 5.4km, 825mm diameter - Getathuru river trunk sewer extension - 4km, 600mm diameter
Lot 3
- Nairobi river trunk sewer duplication – 4.3km, 750mm diameter - Kirichwa Dogo Trunk Sewer 5.8km, 675mm diameter
Apart from low area within the study area, the proposed immediate sewerage measures will
cover the study area sufficiently. The low areas will continue to use decentralised approaches
to collection and treatment of wastewater.
A decentralized approach is often employed in the management of most of the wastewater
generated in areas that will not be covered by the proposed immediate measures. These
decentralized applications include the use of septic tanks and small packaged wastewater
treatment plants e.g. the BioBox which uses the aerobic biological processes. Village market,
for instance, has a packaged plant which treats wastewater generated from the premises
before discharging into a natural wetland in the neighborhood.
In the UN Complex, there exist sewage treatment ponds where wastewater from toilets,
showers and taps is collected. There are a total of six treatment ponds within the complex.
The treatment in the ponds is through natural microbial oxidation catalyzed by the solar
energy. The last pond stores recycled water that is used for watering the UN compound.
The challenges encountered during the provision of sewerage services are as follows:
Lack of knowledge on the expansion of sewerage in area of study.
Trunk sewers in some locations of the study area closely follow the river bank and
pose a great danger of environmental pollution in case of leakages
Unclear regulation of number of storeys a developer should go vis –a –vis the sewer
connections.
Lack of appropriate technology for the residence to exercise wastewater recycling and
reuse.
Residence along the riparian area allow flow of wastewater to the rivers.
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There are many wastewater treatment technologies that can be implemented in the area.
These includes but not limited to:
Rotating biological contactor
Small waste stabilisation ponds
Bioreactors
Pit latrines
Activated sludge system
Trickling filters etc
Decentralized WWTP at Village Market (blue roof) and
Bachelor's quarters of the USA Embassy (in the
background)
Onsite wastewater treatment installed by Biobox in
Kenya
Onsite wastewater treatment plant installed by
BioBox in Tanzanai
Onsite Wastewater Treatment Plant at Bililla Lodge in
Tanzania installed by BioBox
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Sample of Rotating Biological Contactors (RBC).
Kigali Institute of Science and Technology and
Management use RBC for wastewater
management.
Figure 0-1: Sewerage Facilities in the study area and case studies for onsite sanitation
BioBox has installed onsite wastewater treatment plants in East Africa which are accessible
for case studies and some of the completed projects are as follows:
a. Tanznite one ( TZ) 1х90,000lt & 1х20,000lt
b. Balilla Lodge(TZ) 1х60,000lt
c. Kenya Methodist University ( Meru) 1х90,000lt
d. Kenya Army KRDC ( Embakasi NBI) 1х60,000lt & 1х30,000lt
e. Treelane Domestic(NBI) 2х3,000lt
f. NASA UN Somalia HQ ( NBI) 1х7,000lt
g. Lions Eye Hospital ( NBI) 1х30,000lt
h. Mokoyeti Domestic (NBI) 1х6,000lt
i. Zain HQ Dar Es Salam ( TZ) 1х65,000lt
a. Tamarind Meadows (NBI) 1х135,000lt
b. Zari Business Park ( NBI) 1х25,000lt
c. Brookhouse School (NBI) 1х60,000lt
d. African Wildlife HQ (NBI) 1х10,000lt
e. Shuhmacher 4by 4 Complex (NBI) 1х10,000lt
f. Olaro Lodge ( Mara Kenya) 6хbiorock
3.8.3 Stormwater Drainage
The development of stormwater drainage facilities is dependent on the natural drainage
systems. In areas where storm water drainage facilities are provided, it closely follows the
road and outfalls in the nearest natural water course.
The topography of Gigiri and Muthaiga North, Kilimani, Lavington, Westlands allows good
natural drainage except small pockets of low points where inundation is experienced during
heavy storms. Stormwater in these areas is collected and conveyed in the storm drains on the
roads, the paved surfaces, and parking lots of the individual premises. The presence of grated
inlets on the road gutters implied existence of underground storm drains on some of the
roads. Unlined open channels were also observed on some roads within the study area. The
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unlined channels are not adequately grassed exposing the road sides to erosion and that they
are aesthetically poor.
The 1998 sewerage and drainage masterplan proposed detailed drainage facilities for the
study area which have not been implemented to date. The piecemeal storm water drainage
facilities undertaken by the City Council of Nairobi closely follow the road construction
implementation programme. This manner of developing stormwater drainage facilities do not
consider the entire drainage catchment and the surface runoff expected from the catchment.
The provision of stormwater drainage facilities requires complete attention and respect of the
wetlands and the riparian laws and regulations.
During field visits, observations were made on the encroachments of the riparian land and
some of the observations include but not limited to the following:
1) The river in the parklands area crossing Ring Road Parklands at the Nakumatt Ukay
has been over encroached. The buildings housing Nakumatt Ukay and the Oshwal
Center are built on the River. The River actually flows by way of culverts beneath the
buildings in this area. The encroachment extends in both the downstream and
upstream of the Nakumatt Ukay from Brookside Drive all the way to Batumbatu
Junction
2) There is encroachment into the wetland by some developments between the village
market and the bachelors' quarters of the US embassy. Oil disposal into this wetland
was also observed.
3) Some stalled buildings at Hill View Estate are in a riparian reserve.
4) Some residential buildings in the Chalbi area accessible through the Convent Drive
are in a riparian reserve. The natural water course is a tributary of Nairobi River. The
perimeter walls of the buildings are built to form the river.
5) There is a new development coming up at Katina area on the Isaac Gathanju Road. A
stream passes through the premises.
6) Perimeter walls of some buildings along the Ole Odume Road are built on the
Kirichwa Kubwa River.
Some of the photographs showing complete disregard of the riparian laws and the protection of
wtelands within the study area.
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Boundary wall constructed in riparian land
Boundary wall constructed along a river
course
Residential Units constructed in a riparian land at
Chalbi area
Residential units established in the riparian
reserve at Kilimani
Unlined storm drain
Lack of proper stormwater drainage
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Encroachment of Kirichwa Kubwa River near Olodume
Road
A stream passes through the premises at Katina
area on the Isaac Gathanju Road
Drainage under buildings and crossing of the Ring Road
Parklands
Oshwal Center established on top of drainage
system
Figure 0-2: Photographs of Stormwater drainage status of the study area
The challenges faced by the authorities providing stormwater drainage services includes but
not limited to:
Poor design of drainage systems. Storm design should consider aesthetics
No design of a storm water drainage system causing inundation on the road pavement
during after storm.
Lack of or inadequate way leaves for the construction of storm water drainage
facilities
Buildings established on top of the natural drainage system
Lack of clear understanding on the width of the riparian way leave.
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To be able to deal with the challenges of stormwater drainage in the area of study,
implementation of the recommendations of the 1998 sewerage and drainage masterplan
should be up to date.
3.8.4 Solid Waste Management
Waste Generation, Collection and Transportation
The study conducted by JICA on Integrated Solid Waste Management in Nairobi City in the
year 2010 records approximately 220 tons / day of solid waste generation in the area of study.
The City council of Nairobi, Community Based Organizations (CBO) and Private waste
collectors are involved in the waste collection, transportation and disposal in the area of
study.
From the records at the Westlands divisional headquarters of the City Council of Naiorobi,
approximately 40% of the study area is covered by the City Council and the remaining 60%
is covered by both CBO‘s and private waste collectors. The council collects about 20
tons/day of the solid waste generated in the area covered by the city council. Waste collection
is executed on daily basis and transported to Dandora Dump site.
The solid waste management services provided by private waste collectors in the study area
are licensed by the NEMA. In Runda (Zone 13) for instance, the Runda residence association
provide solid waste collection services for their members. The collected waste is disposed of
in transfer stations designated by City Council of Nairobi which will then be hauled by the
City Council or the private waste collection trucks and dispose at Dandora Dumpsite.
During the site visit, crude dumping of solid waste was observed near roadside kiosks, retail
stalls and other spot areas. However efforts have been made to collect the waste as observed
on the curbsides in green and blue polythene papers-this is where the private collectors pick
from. This means that solid waste management, especially collection, in the study areas is
considered to be fairly good. However, such inference is limited on the routes that were taken
during the visit.
The amount of waste collected and disposed by CBO‘s and private collectors are not
documented but based on observations, about 60% of the waste generated in the area of study
is collected and disposed on a daily basis.
The data collected from the field indicated that the area sampled had little service provision
of solid waste services by the City Council of Nairobi. Table 2-13 and 2-14 shows the
percentage of solid waste collected and disposed by the City Council and the private
organizations.
Table 0-10: Percentage of Solid Waste Collected by respective waste handlers in Zone 3,
4 and 5 of the study area
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Organisations / Institutions who handle solid waste( Zone 3,4 and 5) Percentage
CCN Services 5.6
Private Contractors 94.4
Incinerator .0
Total 100.0
Table 0-11: Percentage of Solid Waste Collected by respective waste handlers in Zone 6,
13 and 20B of the study area
Organisations / Institutions who handle solid waste( Zone 6,13 and 20B) Percentage
CCN Services .0
Private Contractors 100.0
Total 100.0
The list of Major equipment provided by the City Council
The divisional section of solid waste has two tippers that are available for waste collection
and transportation on a daily basis. The capacities of the trucks are 7 Ton and 12 Ton. These
trucks handle only 40% of the study area.
Inventory of the equipment used by the private waste collectors are not documented in the
divisional office.
Future Solid Waste Plan
The initial development plan for the study area was largely residential. However being
converted into mixed use establishments. Change of land use automatically changes the rate
of waste generation hence the amount of waste generated for the study area.
The Integrated Solid Waste Management in City of Nairobi, 2010 proposed waste ten (10)
solid waste collection zones in Nairobi. Zone 1, 7 and 9 covers the area of study proposed for
the Land use study and policy plan.
Amount of solid waste projected for the study area to the year 2030 are as follows:
Table 0-12: Projection of solid waste in the zones of interest, (ton/day)
Zone 2009 2015 2020 2025 2030
Zone 3,4,5,6, 13 and 20 220 275 330 390 460
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With the imminent change of land use, these projections may alter the waste collection
systems which were proposed in the Integrated Solid Waste Management in Nairobi City.
Proposed Solid Waste Facilities in the area
According to the Integrated Solid Waste Management Plan, there are two proposed major
waste collection points each handling specific volume of waste.
Waste collection point 1 between Lower Kabete Road and General Mathenge Drive
Near Mamosa road in Kitisuru.
Specific location of the proposed solid waste collection points is shown in the attached solid
waste map.
Challenges faced in the management of solid waste
During the field visits, the residence association expressed the challenges faced in the
management of solid waste. These includes but not limited to the following:
Poor quality of solid waste collection equipment both by the private collectors, CBO‘s
and the City Council of Nairobi.
Lack of clear legislation regulating the private collectors and the CBO‘s
Lack of space for solid waste sorting and recycling
Lack of clear or equal method of charging solid waste collection and disposal
Illegal collectors of solid waste operating in the area of study.
Dumping of corpse in waste collection points
The following are photographs give the general view of solid waste management within the study
area.
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Solid waste dumped in Kirichwa kubwa river along Ole
Odume road in Kilimani
Illegal dumping in Nairobi River in Lavington along
Convent drive
Solid waste restricting the free flow of Nairobi River in
Lavington
Organized collection of solid Waste from Lake View
Estate – Spring Valley
Figure 0-3: Photographs showing the illegal dumping of solid waste
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3.9 Housing Sector
Introduction
The term ‗housing‘ is not synonymous with a ‗house‘. A ‗house‘ is a single structure while
‗housing‘ refers to the house with all the supports, i.e., infrastructure and other social
amenities and facilities. The main consumer of urban land is residential use, typically
accounting for about 60% of the total.
3.9.1 The Planning Policy
The planning of Nairobi was based on the neighbourhood concept which was a strong
planning tool adopted by the colonial government. The driving force behind the use of the
concept was the ‗creation of a sense of belonging to the neighbourhood‘. This attribute was
manipulated by the colonists to promote the stratification of residential developments on a
racial basis (Chana, 1974). There were distinct African, Asian and European residential
districts, each with its own supporting facilities, characteristics, density, income groups and
environmental quality (Gatoni and Patel, 1973; Hake, 1977). The residential areas were
planned such that the Europeans occupied the best land in terms of natural features and
amenities characterized by low densities, detached one storey houses with separate servant
quarters and large lots. They were situated to the west and northwest of the central business
district. The Asian residential areas were characterized by medium/high densities, traditional
multi-coloured, flat-topped houses and small lots. They were situated nearer to the central
business district and the industrial area. The African residential areas sprawled eastward,
occupying the poorest land, characterized by housing estates built by the City Council of
Nairobi (CCN) and large employers of the working class. However, after independence, the
dividing line between who stays where was affordability which to date is the main
determining factor. The rich occupy the former European areas while the low income occupy
the areas to the east-lands meant for African workers. The middle income lie in between the
two residential areas.
The planning policy is made of a number of acts including:
a) The Physical Planners Registration Act of 1996
b) The Local Government Act Cap 265
c) The Government Land Act Cap 280
d) The Land Control Act Cap 302
e) The Registered Land Act Cap 300
f) The Trust Land Act Cap 288
g) Registration of Titles Act Cap 281
h) The Land Titles Act Cap 282
i) The Official Secrets Act Cap 187
j) The Antiquities and Monuments Act Cap 215
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k) The Public Roads and Roads Access Act Cap 399
l) The Street Adoption Act Cap 406
m) Public Health Act Cap 242
n) Water Act No. 8 of 2002
o) Environmental Management and Coordination Act (EMCA) No. 8 of 1999
The Physical Planning Act of 1996 of the Laws of Kenya, Cap 286, Sec 29, part V,
Development Control is a preserve of the local authorities, City Council of Nairobi being one
of them. Development Control ensures that development applications comply with policy
guidelines, planning regulations, standards, approved physical development plans and the
local authority by-laws among other statutes that guide urban development with the
objectives of ensuring growth of a healthy economy and a safe and secure build environment
among others.
The first by-laws were introduced by Nairobi Town Council in 1926. These were replaced by
City Council of Nairobi (CCN) By-laws (Building) in 1948 and which then included Town
Planning Zoning requirements. The Kenyan building legislation took place during the British
colonial rule. It is therefore natural that this legislation was based upon the then existing
British legislation modified and amended to attempt to accommodate local climatic and social
conditions. Currently requirements for erection of buildings in Kenya are contained in the
Local Government (Adoptive By-laws) building order 1968 (Grade I By-laws) and (Adoptive
By-laws grade II) order 1968.
3.9.2 Zoning Regulations
This is the separation of land uses in order to avoid mixed development that can course harm
to human life. It is the physical division of urban community into districts or zones for the
purpose of regulating the use of land and buildings, height and bulk buildings, plot coverage
and density population. The main purpose of zoning is therefore to direct and regulate
development or redevelopment of a town in appropriate directions and ensure proper uses of
land and buildings with a view to creating a healthy, efficient and stimulating living
environment. The city of Nairobi is divided into 21 zones.
CCN carries out Development Control against set out standards on housing, infrastructure
(building code, plot ratios and coverage, building lines, materials); requirements for
development applications(PPA); and zoning regulations(existing physical plans).
3.9.3 Development Issues
The area covered by these three zones is 4,000 hectares. The last policy intervention
undertaken in 1987 in Zones 3, 4, and 5 anticipated a population target of 300,000 people.
However, due to high economic growth from the year 2000, these zones have experienced
high development more than ever before. A rapid scan indicates that development has by far
outpaced forward planning intervention measures. The developments have mainly been
driven by the demand for housing, commercial and office developments.
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ZONE 3
Zone 3 covers Parklands, City Park Estate/Upper Parklands Westlands/Museum hill and
Westlands CBD as indicated in the Table 2 below. The zone was initially developed as a
residential neighbourhood with specific commercial centres including Parklands and
Westlands being the main commercial nodal points. The predominant land use is residential
which occupies over 80 percent of the land. The population density in this zone has
increased threefold due to the high demand for housing and proximity of the area to the city‘s
CBD. However, the zone is becoming a mixed urban development due its location within the
city. Westlands is basically a commercial centre and is expanding outwards into the
residential areas. Some of the residential facilities have been converted into other uses
(offices, restaurants/hotels, car bazaars, etc).
Table 2: Zone 3 Planning Policy
Zone Areas Covered GC
(%)
PR
(%)
Types of
Development
Allowed
Min
Area
(Ha)
3
Parklands Commercial 50 100 Commercial/
Residential (High
Rise Flats)
0.05 Residential 35 75
City Park Estate/ Upper Parklands 35 75
West-
lands
West-lands CBD -x- -x-
Commercial/
Residential (High
Rise Flats)
0.05
West-
lands/
Museum
Hill
Block 1
Commercial 80 200
Block 2&3
Offices &
Residential
35 80
Block 4
Offices 80 200
Housing
The housing developed in this zone was mixture of typologies including single dwelling
houses and multiple dwelling apartments which were mainly medium rise. The revision of
the planning policy as in table 2 above, the commercial buildings had enhanced plot ratios in
west-lands CBD to 200 percent while the residential and offices in the same area were
restricted to PR of 80 percent and GR of 35%.. This changed the skyline of the building
heights in the CBD to as high as 10 storeys and above. The residential and commercial
(offices) in the same CBD sub-zones has a GC of 35% and PR of 80%. Residential typology
was mainly single dwelling units before the PR was enhanced. The current predominant
typology for residential is high rise multiple dwellings units. Parklands, City Park
estate/Upper Parklands sub zones are basically residential and commercial with GC and PR
of 35% and 75% for residential and 50% and 100% for commercial resulting in residential
multiple units typology and high rise commercial buildings.
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The minimum plot size allowed in this zone is 0.05 hectares. This works out to 20 plots per
hectare gross (100% plots) and 16 plots/hectare net (80% plots). It is a requirement that car
parking for residential areas (at least 2 cars per flat) should be provided on site. In addition,
all plots must be built respecting the set back requirements. The residential land use is the
predominant and generates a large resident population which requires attention to the
problems being experienced now and in the future growth.
ZONE 4
The original owners of these estates were Europeans as an exclusive residential areas for the
whites. Most of the development was low density and high income residential estates.
These were the main estates in the immediate vicinity of the township.
Table 3: Zone 4 Planning Policy.
Zone Areas
Covered
GC
(%)
PR
(%) Types of Development Allowed
Min Area
(Ha)
4
Spring Valley
35(s)
25(u)
100
(s)
25(u)
Residential (Apartments allowed on
sewer only) – Four Storey max. 0.05
Riverside
Kileleshwa
Kilimani
Thompson
Woodley
The housing developments in this zone was characterized by single dwelling units. However
due to population increase in the city, there is a high demand for housing in this area. The
planning policy for this area as shown in table 3 remains quite conservative on the plot ratio.
However, the scenario on the ground is quite different with developments of apartments and
office blocks beyond the stipulated policy. Kilimani and Kileleshwa estates have apartments
and office blocks that are beyond four storeys. The typologies are mixed including
maisonettes, apartments (flats) single dwelling houses and offices developed randomly
without any consideration of the different and sometimes contrasting uses.
Some of the estates, especially spring valley and riverside have no sewer line hence the low
PR (25%) and GC (25%). The allowed minimum plot size is 0.05 hectares. There are ten
sub-zones within this zone.
ZONE 5
This zone is basically a residential area typically low residential one family houses.
Maisonnettes are allowed on sewered areas. Residential houses are being converted to other
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uses mainly offices. Based on the GC (25%) and the PC (25%), the zone has low density and
still maintains to some extend the character of the colonial settlements. Sub-divisions of
plots is allowed to the policy lower limits of 0.2ha for unsewered and 0.1ha for sewered
areas.
Table4: Zone 5 Planning Policy.
Zone Areas Covered GC
(%)
PR
(%) Types of Development Allowed
Min Area
(Ha)
5
Upper Spring
Valley 25 25
Low-Residential One-Family
House
Maisonnettes Allowed on
Sewered Areas.
0.2(u)
0.1(s) Kyuna
Loresho
Zone 5 is further sub-divided into three sub-zones. The subdivision depicts the typology and
density of the sub-zone.
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3.10 Growth Trends
3.10.1 Analysis of Planning Zone 3
Westland commercial area covers Westland CBD, lower parklands and up to Museum hill
and is rapidly changing to commercial. The only suburbs of housing remaining in the area are
in the process of conversion to commercial and office development
It is also surrounded by major institutional establishments (health, educational, Religious). It
is a major node of commercial development.
The expansion of the node is towards the museum hill into Ngara area, along the Upper
Parklands, along Peponi road, Mpaka road, and along Wayiaki way up to James Gichuru
Junction. There is a mixture of residential, commercial and institutional developments. The
plots fronting the highway are rapidly changing to office and commercial developments.
Outer sections of the zone three beyond the main commercial area remain predominantly
residential with some parts of commercial developments. This extends into zone 4 lower
Spring Valley and zone 5 Upper Spring Valley. They have pockets of commercial and
professional offices while the rest remain purely residential. Light industrial development is
concentrated in the area of Ngara towards the CBD.
High ridge shopping centre situated on 3rd
Parklands Avenue, which is now growing rapidly.
MP Shah area extending to the police station is converting commercial developments and
particularly at the roundabout. Much of lower zone 3 around Ngara has residential
developments of medium density for middle income, The high ridge Aga Khan area has
residential of high and middle income with medium density. The area is undergoing rapid
redevelopment with increased density apartments. From Chiromo Campus up to Consolata,
there are high cost residential apartments.
3.10.2 Analysis of Planning Zone 4
A long riverside drive, there are relatively lower densities of high income. It is undergoing
rapid change attracting embassies, offices and commercial developmnts. It creates a
wonderful environment at the back of the plots fronting the valley due to the ridge. It is
experiencing pressure of redevelopment through creation of high cost apartments.
Kileleshwa is predominantly residential but rapidly redeveloping into medium densities from
lower density. It has attracted high cost high rise apartments for high income. It has limited
provision of commercial and community facilities and services. Kasuku centre near the
Police station is growing into a commercial node. It has been underprovided with commercial
and community facilitates. It has previously been served by Lavington, Valley Arcade, and
Wetlands on the assumption of car ownership of the residents in this area.
Likely impacts of the missing link road from Langata, through Kibera, Kilimani to Westlands
will create a corridor of transport with some impacts. Kilimani-Lenana road, -Dennis Pritt
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raod and Argwings Kodek has undergone rapid re development with some changing to
offices, and commercial. The planned commercial nodes are Hurling ham, Caledonia, Valley
Arcade, Adams Arcade, and Dagoretti. Currently commercial developments (Office,
Commercial, and Car Bazaars) are concentrated on Argwings Kodek from Hurling ham to
Yahya Centre. It was predominantly high income low residential single dwelling units on
relatively large plots. Lenana and Argwings Kodek roads are attracting a lot of office and
commercial developments. Real challenge is to consolidate commercial developments from
Hurling ham node to Yahya to enhance functional efficiency in view of the fact that the main
road serving this developments is uneven in some parts with respect to width and road
reserve.
Another strip of commercial developments (Offices, Commercial. and Car Bazaars) is along
Ngong road from Baptist Church to Dagoretti Corner. A long Ole Odume and ElGeyo-
Marakwet roads, there is a change towards high cost apartments of medium density for high
income. Some of the developments near Adams Arcade on Ngong road are hotels and
hospitals. The planned centre had stagnated in growth but is slowly picking up. A long
Ngong road there is no clear node but only ribbon development. The resurgence of Adams
Arcade can play a role of reinforcing it as a node along the road. Along Riara road, there is a
trend of high costs residential apartments for high income, and also the dominance of
educational institutions.
At Kingara/ Ngong road junctions there are intensive commercial developments while the
opposite side has Dagoretti centre or market. There is a heavy presence of institutions such as
Kenya Science University College, and Meteorological Station. The Dagoretti Centre was
intended by the 1973 plan to be a major employment centre/node attracting both commercial
and industrial investments. Although this policy has not been formally implemented, there is
evidence that the area is gradually developing into a major development node. This is
ecpected to operate at a much higher level than those planned nodes in the vicinity. With
proper planning this area seems to have prospects to counter balance Westlands at the other
end of James Gichuru. It could be developed to the same degree of functional diversification
as is found in greater westlands commercial node.
The immediate areas around this centre extending backwards towards Lavington remain
predominantly residential in nature of low density high income. It is also changing rapidly
towards high rise high income apartments. The area has attracted private educational
institutions such as Rusinga, Riara, and Makini Schools). The new commercial developments
around Dagoretti corner are known to generate and attract high traffic volumes seriously
constraining traffic flow and accessibility in the area along Ngong road.
West of Ngong road is predominantly residential, including Woodley, Jamhuri and Joseph
Kangethe. It is dominantly public housing of middle income and neighbor Kibera slums. On
Kabaranet road there is a trend of rapid redevelopment to high-rise high income residential
apartments. It has notable public schools, religious and recreational facilities. Valley Arcade
centre/ node on Gitanga road has remained stagnant for a long time. On othaya road into
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Kaputei Gardens, there is intensification of residential developments into flats of medium
density.
West of Wayiaki way there is a trend of office and commercial developments and inner areas
to Rhapta road remain residential. The area between the highway (Wayiaki Way) and
Riverside contains important public institutions.
3.10.3 Analysis of Planning Zone 5
Coverage (Bernard, Upper Spring Valley, Loresho, Lavington, Muthangari, Kuna, Kianda,
and Kianda Triangle)
Along Wayiaki Way east is dominated by public institutions, while on the upper part it has
remained mostly residential of low density high income. They depend on Westland as the
main shopping area. Spring Valley centre has not grown as expected. Residential units in
some places have converted into professional offices. There is intensification of
developments in the area of single dwelling but of high value at low densities. It is poorly
provided with commercial and community facilities. It is extensive and highly dissected with
ridges. Lavington and Muthangari had originally green open spaces. It has undergone
intensive subdivisions and redevelopment in terms of infills and developments.
Developments have remained as was stipulated in the 1973 plan. But the area has not
received investments in infrastructure and there has been little control and regulation of
development in the area.
The recommendation of 1973 favoured more development in the area on the assumption that
more infrastructure facilities would be put in place.
Drainage of river systems flows from Aberdare North west to the South East along narrow
and parallel ridges. The river valleys formed are fairly deep and make provision of
infrastructure fairly difficult. Where there is gentle landscape, there is a tendency towards a
grid network system of roads/plan layout-Kilimani, Thompson, Parklands, Woodley
3.10.4 Development Constraints and Challenges in the Planning Zones
Zone 3
This zone is fairly complicated being influenced by west lands commercial node that belongs
to two zones. Most of Ngara and Parklands is rapidly commercializing with residential land
use diminishing. It is undergoing intensive subdivision and redevelopment. A long the
Highway from Museum to Westlands the buildings have converted to high rise mostly office
blocks. Existing recreation facilities are the Old Asian sports facilities with diversified
participation.
The Museum, Highway, Parklands road and Ojijo road is rapidly commercializing. It is
receiving the overspill of commercial developments from the Westland node. Area above the
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Museum on the high way side is occupied by hotels, professional offices, and Casino, and a
long Parklands road, there are a number of hotels. The area below Westland node bounded by
Parklands road is of mixed development with declining residential land use.
Tarifa road and Ojijo road block formally railway land and housing has undergone rapid
redevelopment into apartments. Property should not open to the highway that is currently
being constructed. Parklands road, Tarifa and the highway is mainly institutional area
containing some residential.
The Ngara area/block is of mixed use and undergoing intensive change from residential to
commercial. It is neighbouring the museum hill area that is mainly institutional, has also the
boulevard hotel and Norfolk towers. The Ngara side has a commercial element while the
river valley has the potential of being developed for recreational use. It has not been planned
for organized recreational use by the public with conservation and protection at the forefront.
If left in its current state, it will be difficult to control and manage it. Commercial
developments should be restricted a long Kijabe road.
The Limuru road Forest road block or UPPER part of Ngara is basically institutional while
the lower part has mixed developments of residential and commercial. Residential is rapidly
declining. Most developments on forest road have gone high rise of middle income
residential and there is a presence of old Asian housing typologies. Beyond Muranga road, on
the Ngara side there is residential comprising government housing quarter where there were
earlier government offices. The developments between Forest road and Muranga road will be
affected by the construction on Muranga raod and the Limuru road link particularly the inter
change junction moving up to Ngara road area.
Main Parklands bounded by Mpaka road, sixth Parklands Avenue, Parklands road and
Limuru road, is still dominantly residential but densities have increased from single
dwelling, double storey to apartments. It is for both high and middle income, and contains a
number of institutions within it. Besides the University of Nairobi Law School, there opposite
side of Parklands road has Kenyatta University School of law. The high ridge shopping
centre has been maintained at a central place. It has not attracted a lot of expansion. It seems
not to have the direct commercial influence of Westlands node. There are spots of
commercial within the area and intensification of land is towards maisonettes, and
apartments/flats from bungalows and double storey. The Asian organize their housing as a
grouped community with business interests. This is the original Parklands where the
landscape begins to change from the dissected to more open land. It has the grid layout
structure with avenues and some crossroads with some loops.
They exit to one side and particularly to Limuru road leading to congestion hence the traffic
problem on Limuru road. The grid structure guarantees easier subdivision of plots and high
accessibility. Without proper planning it lead to a very monotonous system. Community and
social facilities are well distributed in the area. The connection of the area with the rest of the
City is through Limuru road and Wayiaki way.
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Westlands lies between two zones, three and four and is rapidly expanding commercial centre
with dense developments. It has a highly mixed functional land use character in terms of the
mixture of commercial, residential and office development facilities. The main part has
concentrated in the area defined by Mpaka road, Wayiaki Way Parklands Road, Lower
Kabete road and Karuna road. It is expanding Northward between Ring road Parklands,
Peponi road, and Parklands road and the whole area between Parklands road and Ojijo road
and the Highway is undergoing rapid commercial development. There is also expansion of
the centre towards South West across the highway towards Sports road, and also along the
Highway on both sides up to the junction with James Gichuru It has become a major
competitor in terms of business operation to the main CBD. The problem experienced is the
lack of a plan to guide the development of the node. The development of the commercial
centre appears to be piecemeal and haphazard lacking in any control. Much of the original
residential units have been converted rapidly into commercial.
One of the problems of rapid growth is the control on building heights; some professionals
have questioned on the expected heights of buildings. The lack of control is leading to the
risk of a distorted image of the centre as a major node of urban development. Maximum
heights are supposed to be at the centre and tapper off away.
There should be a limit as to how far Westland should accommodate growth to avoid
becoming uncontrollable and costly due to negative externalities (congestion, lack of parking,
pollution,etc.). Rapid growth is taking place without regard to infrastructure capacity: roads,
mobility, water and sewerage.
Zone 4
The connections across the rivers Nairobi, Kirichwa Ndogo and Kubwa are non existent
leading to connection and traffic flow problems. The plan of 1948, organized the layout on a
tree model structured by the ridges and valleys hence no connections. Utility networks tend to
follow the same layout. It did not benefit from the 1973 plan. It was predominantly
residential of single dwelling but has changed rapidly into multiple dwelling either through
subdivision or apartments. There is also sporadic establishment of commercial areas hence
need for a proper land use plan to regulate development. The intensification is moving
outwards from the centre. What was preserved as riparian has been allocated and intensive
development is taking place in very low density areas. Riparian reserve control is weak in the
entire planning area.
The sporadic spread of commercial areas is devoid of market catchment analysis such that
some businesses operate in very close proximity limiting profitability of the investments.
Community and social facilities particularly schools in the area are inadequate (primary and
pre-primary). Those available are high cost and mostly private which are not accessible to
those who earn less income. Even for the high income, there is no enough schools owing to
the increasing demand due to intensification of land use towards residential. Distribution of
health and schools according to the population is very essential. The increased densification
is taking place without commensurate expansion of infrastructure capacity. Westland node
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cannot just be allowed to sprawl, it should be regulated. This implies alternatives of
secondary nodes such as Dagoretti, Village Market, and immediate lower ones. This will
inject some level of spatial equitability to avoid getting into diseconomies in future.
In the upper part of Zone 4 there is intensive development but no commensurate community,
social, and commercial facilities. This upper part has more connectivity than the lower part.
The lower part between the river and the highway is isolated as all traffic is channeled back
to Wayiaki way leading to congestion. It has a tree like road network hence poorly connected.
Lack of connectivity across the ridges exaggerates the traffic leading to congestion.
Kileleshwa is undergoing rapid redevelopment and increasing densities with no
commensurate plans to increase the community and social services and facilities. In another
5-10 years it will be a place of lower of community and social facilities and services. It will
therefore tend towards the slum conditions. The release of public land to private sector has
played a role in increasing the development densities in this area. The present programmes
for redevelopment do nopt incorporate the plans for community and social facilities besides
the upgrading of physical infrastructure. It will become a very inefficient neighbourhood for
community life. It lacks any specific commercial neighbourhood centre. The current
haphazard location of commercial facilities along the traffic routes is not sustainable. It
increases and exaggerates the problem of traffic.
The development of apartments in the area is against a background of inadequate capacity of
infrastructure capacity. This could lead to poor living conditions in future. Densification is
through subdivision and development of multiple dwelling units (apartments/flats). Typology
of housing is changing from single dwelling to multiple dwelling leading to increase in
population. This is leading to environmental stress manifested in increases surface run off,
and destruction of greenery. The riparian reserve has been abused in this area. Although the
area has a number of rivers they have not been used for recreation. A move in the direction of
using them for recreation with compatible uses will enhance the protection of the riparian.
The developments around Kirichwa Kubwa area and Denis Pritt road are also isolated having
fewer exit options. This results in congestions on the roads. The upper Kileleshwa behind
Lavington is undergoing a lot of redevelopment through high rise and subdivision. The
available commercial area are in Valley Arcade and Lavington.
Moving towards Kilimani the lower part of Lenana road there are military installations,
embassies as well as state house. There is need to regulate developments in this area. From
Rose Avenue westwards the intensity of development picks up of deluxe apartments. The
area a long Lenana road, Denis Prit road and Argwings Kodek is rapidly commercializing
and also redeveloping into high rise apartments and offices. Kilimani area is characterized a
much broader ridge landscape that is more gentle. This goes on to link with the other broader
ridge on which Ngong road is located tapering gently towards Kibera.
The community and social services in the western end of zone 4 are inadequate and this
could lead to a much lower standard of living. While intensification is taking place and
diversification of land use the physical infrastructure remains inadequate in terms of capacity,
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efficient operation and connectivity. The area is inadequately provided with community and
social facilities. Although there has been an increase in private sector provision of social
services, education, health, including recreation, they are not planned in relation to the rapid
redevelopment taking place in the area. Originally the area was low density high income
single dwelling, but has changed into apartments for both middle and high income. Due to
focus on high cost developments (residential, commercial and offices, land values have shot
up beyond the resident population capacity. Rental values are among the highest in the City
ranging from 50,000 to over 100,000. It is dominated by walk up apartments. The
developments are basically for economic gain and speculation. Apartments are basically for
sale and not for rental. The influx of the Somali Money has also led to the high property
values in the area besides remittances. This poses the question whether this can be sustained
in the long run. Purchase of the units is likely to experience market freeze and hence less
demand for residential units. It is impossible to purchase the units on mortgage. The
speculative forces are likely to hit a crisis leading to serious economic problems. This tends
to perpetuate housing demand shortfall especially for the majority. The housing provided
does not respond to the needs of the lower income workers in the area.
Argwings Kodek cannot be sustained as a corrider of commercial development. There is need
for the development of a node that is more viable and accessible to the inner areas of zone 4.
Institutions are scattered in some places which requires consolidation and exit and entry
along the major primary roads becomes difficult. Enhancement of linkage can be enhanced
by connecting Olenguruone road to Dennis Pritt road. Argwings Kodek and Ole Odume road
has been the main public transport spine. Kileleshwa and the upper parts require connection
to the City as well as connection between the ridges. The speculative behavior of the growth
of the City has denied the most parts of the City of a proper road hierarchy. Below the Impala
club there is public housing of middle income. There are isolated strings of commercial
development on the major highway of Ngong. These development efforts require
consolidation in one node.
Ole Odume road, Gitanga road and Riara road, there are increasing redevelopment of
increased density for both residential and commercial. Within this area there is no community
and social facilities. Within certain subzones residents have put in place regulations to control
development.
Zone 5
The commercial node in Lavington is quite central but has not shown any prospects of
growth. It lacks capacity to satisfy the demands of residents within the area. People access
commercial services from other surrounding nodes. Lavington node requires expansion.
Gitanga road spine, link to Ole Dume and Argwings is key link to the city centre for public
transport vehicles and private motorists. To increase alternatives there is need for another
particularly from Lavington through parts of zone 4 to in Kileleshwa to City Centre. Bernard
estate and Lavington are undergoing intense redevelopment of higher densities through
subdivisions into smaller plots but for single dwelling. High way and Manyani road west
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Comprises high class residential buildings or developments. There is a presence of
institutions at Ewaso Nyiro Park.
The landscape has quite a number of streams and is quite dissected. There is increasing
density of housing of double storey. Plot sizes range from 1 acre to a quarter an acre
depending on availability of services. The area below the highway has scarcity of community
and social services and experiences poor connectivity. The scale of population growth is not
commensurate with the available community and social facilities. There is a high presence of
private schools in the area. Public schools within zone 4 and 5 are not serving the local
community within. The area of Strathmore linking riverside is undergoing redevelopment.
There is also conflict of redevelopment with riparian areas. The connectivity of the ridges
should be explored to ease movement of vehicle and people. ABC area has very high values
and contains single dwelling residential development and some professional offices. The
Kianda triangle has some serene environment that is attractive to high class residential units
mostly of low density single dwelling. Increased redevelopment is taking place on Chalbi
drive through subdivision. Initially Lavington had large plot sizes but has transformed into
smaller plots. Typology of units has changed due to introduction of double units and smaller
plot sizes as well as a number of units put on a single plot. It has aspects of gated
communities taking place without upgrading infrastructure facilities and services as well as
community and social facilities and services. On the upper part of Wayiaki way there is
public institutions. Beyond the subzone, there is Kiuna public housing scheme of medium
and low density. The upper areas of zone five have low density high cost residential
developments. Some have converted into professional offices while plot sizes remain large of
over half acre. The connectivity of the upper zone is poor showing the piecemeal approach to
planning and development. Cross linkage is poor for both roads and water and sewerage.
Community and social facilities are scanty in this area and commercial nodes are scarce or
the available have stagnated in growth and few for the vast area. Planning of this area should
incorporate commercial nodes, community and social facilities and also apply to zone 13.
Useful linkages should be created across the valley ridges to make it more effective in terms
of mobility. A hierarchy of neighbourhoods should be identified to be used as a basis of
provision of a variety of nodes, and particularly a local commercial node. It also lacks a
public transport system making it difficult for those who work in this area. There is no
provision for the low income earners in this place in terms of housing, affordable commercial
facilities, community and social services. It explains the presence of slums, kiosks within and
proximity of the areas to the informal settlement areas of Kangemi, Dagoretti, Mathare and
Kibera.
Cross Cutting Issues
Riparian reserve weakly considered in planning and development. It is a common
resource area that has been privatized.
Intensification of developments without upgrading of infrastructure capacity (roads,
water, and sewer)
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Diminishing tree cover in all the zones
No commensurate growth in community, and social facilities and services as
redevelopment towards high densities goes on.
Patchwork approach to the development of zone 5 based on piece meal isolated
comprehensive planning has a lot of inadequacies.
Overall spatial framework of reorganization based on the following
Nodal system of reorganization to redistribute the concentration of developments
based on a hierarchy-Higher level (Westland, Dagoretti, and Village Market), Second
level (lavington, Yaya, Hurlingham) and lower level.
Transport and infrastructure linkages (to the nodes and hierarchies, public transport
systems, links to the rest of city,
Drainage and riparian system which is the heritage of the City
Enhanced institutional capacity in terms of personnel, and resources to implement and
enforce planned development in collaboration with the city residents.
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3.11 Institutional and Capacity Building
3.11.1 Overview
The City Council of Nairobi, like any other local authority, is responsible for the provision of
public services critical to its citizens and business sector as defined by the Local Government
Act. The services include provision of water, garbage collection, local road maintenance,
street cleaning and lighting, health and education. In addition, the council is expected to
provide an important channel of enhancing citizen participation in the improvement of their
socio-economic status, governance and accountability.
Indeed in their 2006 – 2012 Strategic Plan, the council declares that its mission is ―To
facilitate coordinated development and improved service delivery to stimulate economic
activity, high quality of life and become one of the most attractive cities of the world‖ (P. 27).
In order to achieve this, the council requires having a viable institutional framework, a
conducive environment and a competent as well as committed Human Resource Capital.
The situation on the ground, however, is far from ideal. Available evidence show that the
council has a lot of problems related to both institutional and human capital capacity. The
unfortunate thing is that this has been the situation for many years. Several studies have been
undertaken to identify the root cause of the council‘s poor performance and measures to
address them have been proposed. Some of these studies include the Strategy for Local
Government Reform in Kenya by the Commission of Inquiry chaired by Dr. William Odongo
Omamo (late) in 1995 (The Omamo Report), Sector Review on Capacity Building for
Metropolitan Governance of Nairobi by T.S. Chana and J.P. Mbogua in 1996 (The Mbogua
Report) and Human Resource Development Strategy for Local Authorities in Kenya by T.S.
Chana and J.P. Mbogua in 1999 (The Mbogua Report). The problem is that recommendations
by these studies have not been implemented by the council. The council in their strategic
plan admits that ―there is little evidence of the implementation of the recommendations
arising from these studies‖ (P. 22).
The City Council of Nairobi, like any other local authority, is responsible for the provision of
public services critical to its citizens and business sector as defined by the Local Government
Act. The services include provision of water, garbage collection, local road maintenance,
street cleaning and lighting, health and education. In addition, the council is expected to
provide an important channel of enhancing citizen participation in the improvement of their
socio-economic status, governance and accountability.
Indeed in their 2006 – 2012 Strategic Plan, the council declares that its mission is “To
facilitate coordinated development and improved service delivery to stimulate economic
activity, high quality of life and become one of the most attractive cities of the world” (P.
27).
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In order to achieve this, the council requires to have a viable institutional framework, a
conducive environment and a competent as well as committed Human Resource Capital.
The situation on the ground, however, is far from ideal. Available evidence show that the
council has a lot of problems related to both institutional and human capital capacity. The
unfortunate thing is that this has been the situation for many years. Several studies have been
undertaken to identify the root cause of the council‘s poor performance and measures to
address them have been proposed. Some of these studies include the Strategy for Local
Government Reform in Kenya by the Commission of Inquiry chaired by Dr. William
Odongo Omamo (late) in 1995 (The Omamo Report), Sector Review on Capacity Building
for Metropolitan Governance of Nairobi by T.S. Chana and J.P. Mbogua in 1996 (The
Mbogua Report) and Human Resource Development Strategy for Local Authorities in
Kenya by T.S. Chana and J.P. Mbogua in 1999 (The Mbogua Report). The problem is that
recommendations by these studies have not been implemented by the council. The council in
their strategic plan admits that ―there is little evidence of the implementation of the
recommendations arising form these studies‖ (P. 22).
3.11.2 Institutional Framework
Institutional problems facing the City Council of Nairobi are common to all other local
authorities in Kenya. Local authorities in Kenya, including the City Council of Nairobi, are
mostly controlled by the Central Government (see table one). Control is exercised through
the appointment and seconding of chief officers and other management and technical staff by
the central government. Control is also exercised through extensive veto powers of financial,
legislative and many other activities by the Central Government. Although these controls
were intended to restrain excesses and instill financial as well as operational discipline, they
have ended up creating a dependency syndrome seriously affecting the capacity of the local
authorities to become responsible and effective as well as efficient providers of services to
the local residents. The City Council of Nairobi is no exception to this situation.
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Technical Ministry
President‘s Office
Provincial Dept.
Heads Meeting,
Education,
Agricultural &
Other Boards
Provincial
Commissioner
URBAN
LOCAL
GOV‘TS
District Dept. Heads
Meetings, Dist.
Land, Education &
Other Boards
Division Lands &
Education Boards,
DD & Other Boards
Location
Development
Committee
District
Commissioner
District Officer at
Division
Chief at Location
Assistant Chief at
Sub-Location
Ministry of Local Government/Authorities
City & Municipal
Councils
Town Councils
Urban Wards = rural
locations elect one
councilor each to
the municipal or
town councils
RURAL Local
gov‘ts with many
urban and markets
centres
County
Councils
Rural locations
equivalent to urban
wards elect one
councilor each to
the county councils
TABLE ONE Local Government Structure in Kenya, 2001
=PC/DC/DO is chairman or very influential member
= PC/DC/DO is nominated councillor with veto powers or extra influence.
Source: Extra from a Report prepared by the agency for Development and Communication (ADEC) and
submitted to the Government, January 2002. P. 13.
The second set of institutional problems are related to the way the council is organized. The
affairs of the council are centrally managed with limited devolution to the recently
established Ward Offices. Besides, this centrally managed system is not focused on results
and performance accountability. It would appear that the council is still managed as if it is
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meant to serve a much smaller population and has not responded to the rapid growth in the
City and overflow from the peri-urban areas. The Wards are manned by a manager who has
no technical staff to support him/her and have no equipment with which they can carry out
minor maintenance activities.
Thirdly the systems that are expected to provide support to the policy leaders and chief
officers have all failed to function and the council itself admits this fact in their Strategic Plan
(P. 24). These support systems are:-
Revenue management;
Financial management including planning and budgeting;
Planning and budgeting;
Procurement and contract management;
Human resource management;
Facilities management and maintenance; and
Enforcement of by-laws
The efficiency of the policy makers and City Council‘s technical departments is greatly
hampered by the failure of these support systems. Consequently the Council appears to have
resigned itself, to poor performance, self interest, and patronage. This tends to encourage
occurrences of corruption.
During the preparation of the 2006 – 2012 strategic plan, a questionnaire was administered by
the council to both internal and external stakeholders seeking their opinion on the
performance of the council. The findings, as indicated in the strategic plan (P.9), were as
follows:-
40% of the internal respondents rated the council‘s performance as good while 60%
rated its performance as unsatisfactory or unacceptable.
10% of the external respondents rated the council‘s performance as good while 80%
rated its performance as unsatisfactory or unacceptable and the remaining 10% had no
comment to make.
This means that it is not only the clients of the council who find its performance
unsatisfactory but a majority of its own staff (60%) also find its performance
unsatisfactory and unacceptable.
Finally, the existence of parallel local structures of the Central Government e.g. Provincial
Administration and other organizations e.g. NGO‘s and CDF, without proper coordination,
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has created confusion as to who is supposed to provide what services to the local residents.
At the Ward level, for example, chiefs are known to perform the functions of the council and
there is no coordination between the two of them.
3.11.3 Human Resource Capacity
The first comprehensive survey of the establishment of the City Council of Nairobi was
carried out in May 2010. The following findings were outlined in the report:-
a) Out of the total of about 12,000 staff in the council only 773 (6%) officers were in
grades 1-9. This means that the council is bottom heavy consisting mainly of
unskilled labour force.
b) Some officers were holding posts that did not exist in the council‘s establishment e.g.
in the Public Health and Environment Departments.
c) The turnover of officers in the technical cadres was very high.
d) Due to shortage of staff with technical skills, the council had resorted to requesting
ministries to second staff to those departments (P. 16).
Discussions with staff of the Human Resource Division (HRD) confirmed the following
situations:-
a) The Council did not have an induction or structured in-service training programmes.
There used to be an induction programme for newly elected and nominated
councillors but it is no longer being done.
b) The council did not have a training policy.
c) There were departmental training committees but they only meet to discuss requests
for training from staff and select appropriately.
d) There was no skills‘ inventory in the council because training needs assessment is not
carried out in the council.
e) The council provides for training in its annual budget; and
f) There was no staff as well as departmental rationalization in the council. The staff
establishment report of May 2010 show that there were 18,148 established posts in the
council out of which 12,000 were in posts leaving a vacancy situation of 6,148. And
out of the 12,000 in post, 2626 were employed in posts that had not been established
then. Secondly, out of a total of 12,000 staff in the council only 773 (6%) were
officers between grades 1-9. This means that the council heavily relies on its
labourers, who constitute about 94% of the labour force, to provide services to the
local residents.
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These figures show that the council has very serious problems of inadequate and weak human
resource capital. This is found at all levels of the council but mainly at the policy and
technical levels. At the policy level, the biggest problem is poor leadership, policy and
legislative inefficiency and ineffectiveness. There are similar problems at the professional
and administrative levels. This is caused mainly by lack of a structured in-service training
programme to enable the chief officers and the professional staff update their skills and
understand their respective roles in relation to the mission and vision of the council. The
situation is even worse at the subordinate staff level due to the recruitment of unskilled labour
and lack of induction training programme at this level. These problems manifest themselves
in the following forms:-
a) Lack of understanding of their roles, functions, rights, responsibilities and relations
between them as members of the family of City Council of Nairobi.
b) Poor leadership and management of council activities.
c) Misunderstandings and conflict between councillors and staff, mistruct and suspicion
between departments and misunderstandings between council staff and members of
the public.
d) Failure to understand and appreciate the constraints created by the scarcity of
resources and the need to use the available scarce resources prudently.
e) Misguided policies and poor policy initiatives.
f) Poor or lack of services to the local residents; and
g) Decline or stagnation in socio-economic growth and transformation.
3.11.4 Opportunities and Constraints
The City Council of Nairobi is the capital City of Kenya. This position gives the council
political significance in the management of National Affairs. The council can exploit the
opportunity granted to it by this central position to transform itself and be able to offer
efficient and effective services to its residents as well as its tourists. Being the centre of
National Economic Activities, the council also benefits from the goodwill extended to the
Government by Development Partners as well as by receiving increased financial support
through the Local Government Transfer Funds (LATF) and Road Mainatenance Levy Fund
(RMLF).
Secondly the Government, through the Ministry of Local Authorities, is committed to reform
and empower Local Authorities so that they play a more active role in the social economic
transformation of the country. The Ministry of Local Authorities has itself prepared a
strategic plan in which it has clarified its mission and vision which are both targeted at
transforming local authorities. The mission of the Ministry is ―To facilitate Local
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Authorities to achieve good governance and improved service delivery for enhanced
socio-economic development‖ The vision of the Ministry is ―To have viable, autonomous,
accountable and responsive Local Authorities by the year 2025‖. This provides a
commitment, on the part of the Government, which can be exploited by the council to
achieve its own mission and vision.
Thirdly, the council is rich in physical resources including schools, houses, health facilities,
social and sports facilities, parking facilities and land. If properly managed, these resources
could provide the council with the much needed revenue to enable it provide quality services
to the residents.
Finally the council has, within it, a small team of committed people who have maintained a
sense of professionalism. It is this small team of people, both at policy and technical levels,
that has produced some of the improvements that the City Council of Nairobi has been able to
demonstrate. This team could be identified and be motivated to serve as champions in the
transformation of the council.
The City Council of Nairobi has numerous weaknesses that act as constraints and limit its
ability to transform itself into an effective agent of delivering economic development to its
residents. First the leadership of the council, both at policy and technical levels, is weak.
Secondly the failure of its support systems, especially revenue management, human resource
management, financial management and procurement, has resulted not only to the failure to
collect all the revenues due but also considerable waste and leakages of those revenues.
Thirdly, the council‘s large and unproductive labour force is a major weakness. This not only
continues to consume significant resources that would otherwise be directed towards service
delivery but also contributes to the lethargy and malaise within the council and the resulting
poor image. This situation is worsened by an ingrained culture of corruption and patronage
that has pervaded the council.
Finally during the stakeholders‘ forum held on 13th July, 2011 a number of problems were
identified. They included the following:-
a) Low capacity in terms of institutional structure and human resource capital both in the
city council and at the residents‘ association‘s levels.
b) Over- centralization of the delivery of services by the City Council of Nairobi.
c) Lack of coordination of the agencies involved in the provision of services to the
residents to its residents.
d) Lack of legal backing of the Residents Associations leading to poor participatory
governance; and
e) Weak and outdated legal framework governing development in the City Council of
Nairobi.
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3.11.5 Urban Management Issues
Background
A quick impression that one gets about these areas under this study is that they were reserved
for the well to do in the colonial times and this continued even after Kenya‘s independence.
Some of the old buildings which were classic in the early 1960s are however changing for
very modern and expensive residential and commercial buildings, in some instances dwarfing
the aesthetic value of the remaining old buildings had.
Within this area are also low and middle class residential apartments and kiosks which have
sprung up in the last 15 years.
In some of the areas, there are inferior and haphazard developments that have been
constructed in the recent past that do not flow with the areas envisaged development control
which hosts the highest class of citizens including State House, United Nations Headquarters
and majority of the Embassies.
Since the early 1990s, the area has recorded progressive human settlement and densification
that has also meant more land subdivisions. Land uses has in the process greatly changed and
so are the non compliance with City Hall development zoning policies which have
unfortunately not changed with the supply and demand forces, hence the mushrooming of
unauthorized development.
The social infrastructure that was meant for the smaller population is now overstretched.
Traffic jams especially early in the morning and late evening are a common happening. Low
income pedestrians usually traverse in this area on the edges of the paved roads along non-
existent walkways from the neighborhoods such as Kibera, Kawangware, Kangemi, Gachie,
Mathare either to come to work in these areas or to and from the city.
The council has not been able to effectively handle these upcoming developments. This is
partly because they happen at a much faster rate than the council can approve them. But the
underlying reasons include centralized City Hall management where planning among other
services are not provided at the wards, weak and inadequate institutional capacity, disconnect
between plan preparation, implementation and development control and the fact that there is
poor coordination and working relation between City Hall and other government agencies on
the one hand and the other interested stakeholders and developers.
Major decisions are made in City Hall and this information and interactions with the intended
communities take quite some while to reach them.
A summary of what therefore now happens is that in the recent past, many developers in this
area have constructed without approved development plans or councils supervision. One of
the claims has been that it takes much longer than the stipulated 30 days in the Building Code
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within which a building plan once is presented to the council should be approved. On the
other hand, there are no technical staffs at the wards to supervise. Furthermore, City Hall
management style tends to practice top down approach such that even the few junior staff at
the ward level, including the ward manager has limited latitude in decision making.
The senior staff occasionally traverses the area to check out those putting up development
without council approval. We were informed that some apartments were being constructed at
night to escape the council enforcement.
This time lag between City Hall and developers interacting and the fact that there is no
elaborate management information system, city hall may not know what the developers are
doing in real time unless the officers make physical checks.
This has led in many instances to non adherence on zoning policies. Investors have also
raised complaints that the planning standards and regulations are outdated. Developers are
keen on returns on investment but the zoning and development control and such tools as the
building code are claimed to be not realistic and a disincentive. Some of the contentious
regulations the developers also raise concern are whether the current requirement of
maximum 4 storey building where there are no lift and the demand for development not
exceeding about 70% of plot coverage, leaving the rest as open space are economical.
Arising from these unplanned land-use developments, it was observed that in some instances,
some of the upcoming high rise buildings are devaluing the adjacent one dwelling unit
properties.
Existing Situation
The common observation in this area of study is that zoning and land use regulations have not
been flexible.
The development control has been rather restrictive whereas the investors are innovative and
wish to seize economic opportunities to maximize their incomes without necessarily
compromising the quality of life.
Developers have therefore constructed where the council would not have wished or
construction had not been done according to the specifications. Although there were no
reported cases of collapsed buildings, as has lately been experienced in the East lands, the
council still needs to investigate whether the rapid high rise buildings especially, meet the
building code standards and other relevant council regulations.
The other quick observation is that the economic relationship between place of residence,
place of work and place of social activities was by and by becoming inefficient and
ineffective.
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It is usually this defect that the developers try to shorten and equalize the distances these
three interactive relationships bear in everyday life. For example the shopping centers
planned in the 1970s are quite far from the neighborhoods and also cannot supply the
residents‘ needs. This has seen the emergence of supermarkets and kiosks. There are very few
offices located here as was planned then, which increase transport costs and traffic jams as
residents travel outside the area to place of work. In an ideal planning matrix, the triangular
distance relationship between place of residence, work and social facilities should be similar.
Some of these development initiatives arise from the fact that the council has not provided
them, or investors cash in on the rapid demand. For example, there are no well established
retail markets in the areas under study. Residents are utilizing open spaces or road reserves as
the open markets for foodstuff. Super markets that are being established are supplying fresh
foods retail among other shopping needs.
Most of residential houses are privately owned. The council owns a few and has not
developed more houses in this area since the 1970s. Other government agencies in the
provision of housing such as Ministry of Housing, National Housing Corporation and
Housing Finance Corporation of Kenya are cooperating with donors and financial institutions
to develop. The annual demand for habitable houses in the entire Nairobi City Council is in
excess of 150,000 units. This is usually not met and the demand to supply this backlog has
spilled over to this area, hence the increased construction of high rise apartments.
Decentralization
It does seem very clear that more staffing at the wards would help to enforce development
regulations.
The council started a decentralization programme in 2003. Skeleton staff were transferred to
the wards and basic offices constructed to house the Ward Manager and area Councillor. The
respective departments were to be represented in the ward so that more and more basic day to
day responsibilities are conducted by the ward officers such as the enforcement of
development control.
Effective decentralization is still inadequate and members of the public still go to City Hall
for many issues that could efficiently be handled at the ward offices. This is however likely to
change once County Government becomes operational in 2013 since it shall be mandatory to
have structures and devolve governance up to the neighborhood level.
As at now, resolving and enforcing planning issues take a rather long time. This encourages
illegal development.
Communication system from City Hall to the wards and other interested stakeholders is
usually vertical and rarely consultative. A horizontal communication would place the
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interested stakeholders in an interactive pedestal and take less time to resolve issues such as
having building plans approved faster.
To improve adherence to the spatial planning that shall be recommended in this report, a
consortial urban operation would seem the better approach in communication.
This approach would involve a totality of interventions and measures coordinated by the
council, with the participation of property owners, residents, permanent users and private
investors with the objective of undertaking structural urban transformations, social
improvements and environmental benefits in the area under this study.
This shall include review of rate-able and fiscal contributions to the council budget and
review of the annual budgetary allocations for social infrastructure investments.
It does seem there shall be need to review character of land subdivisions, use and occupation
as well as the alterations of building norms, but consider the environmental impacts that arise
from the densification.
Still, it does seem there shall be need for regularization of existing construction, reform or
expansion executed in violation of existing planning legislation.
The outcome of this study advocates for developers to prepare Neghbourhood Impact Study
(as well as Environmental Impact Assessment which is currently mandatory for certain
development threshold) so that land-use trends has majority approval from the communities
in that neighborhoods.
Currently, the developer is usually supposed to place a notice in the local dailies informing of
intended development and any one with dissenting opinion to make objections to the council.
There is however scanty information what it entails and forum for the public scrutinize the
proposals. Furthermore, there have been incidences where unscrupulous developers place
change of user advertisements without the councils consent, then go ahead to construct.
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PART FOUR: PROPOSALS
4.1 Social Development Strategy
4.1.1 Educational Facilities
There are 5 kindergartens, 29 pre-schools, 55 primary schools, and 36 secondary schools in
the planning area. Table 9 presents the projected growth in the number of educational
institutions during the period 2015 – 2035, the development plan period. Guided by the
established planning standards of kindergarten independent of primary school for every 3 000
persons in the population, one pre-school (nursery school) per 3 500 persons, a primary
school for every 5 000 persons, and one secondary school for every 20 000 persons in the
population, by 2015, a total of 49 kindergartens, 42 pre-primary schools, 29 primary schools
and 7 secondary schools will be required in the planning area. This means that there will be a
deficit of 44 kindergartens and 13 pre-schools but no additional primary and secondary
schools will be required; the number of exiting primary and secondary schools will continue
to surpass the thresholds required for the different periods throughout then development
plan‘s lifespan.
For the projected demand for educational institutions for 2020 to be met, an additional four
(4) kindergartens and three (3) pre-schools will be required; the existing primary and
secondary schools will exceed the 2020 threshold. For 2025, three (3) additional
kindergartens as well as pre-schools will be required. A similar number of additional
institutions will be required for the two categories for 2030. Finally, by 2035 an additional
four (4) kindergartens and three (3) pre-school will be required in the planning area.
Table 9: Projected Total Number of Educational Institutions, 2015-2035
Type of
Institutions
Existing
Institutions
Additional Institutions Required
2015 2020 2025 2030 2035
Kindergartens 5 44
[49]
4
[53]
3
[56]
3
[59]
4
[63]
Pre-schools 29 13
[42]
3
[45]
3
[48]
3
[51]
3
[54]
Primary Schools 55 0
[29]
0
[32]
0
[34]
0
[36]
0
[38]
Secondary
Schools
36 0
[7]
0
[8]
0
[8]
0
[9]
0
[9]
Note: The bracketed figures represent the total number of institutions required during that
year.
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Other major challenges facing the provision of education in planning area are aging buildings
and overcrowding in classrooms especially in public schools. To arrest this situation, it is
proposed that the Nairobi City Council invests in the renewal (renovation) and the expansion
of existing schools. However, the overcrowding problem could easily be addressed through
the provision of more public schools; the planning area is currently dominated by private
schools which tend to cater for students from outside the planning area. Not to forget that the
few public schools found in the area tend to attract students from neighbouring middle and
high density residential areas because they are considered to be of better quality and also
because the residents of the planning area tend to send their children mainly to private
schools. This raises the issue as to whether; additional public schools should be located here
or in the neighbouring middle- and high-density residential areas from which students are
drawn.
Land Requirements
Existing planning standards recommend 0.15 - 0.25 hectares of land for a kindergarten and
pre-school. The standards also prescribe 3.25 hectares and 4.0 hectares as the required plot
size for (3 stream) primary and secondary schools, respectively. Table 10 presents the
projected land required to accommodate the additional educational institutions during the
plan period, 2015 - 2035. As evident from the table, the total of 20.75 hectares of land will be
required by the end of the plan period for additional educational institutions. Of this total
14.50 hectares will be for kindergartens while the remaining 6.25 hectares will be for pre-
schools.
Table 10: Land (in Hectares) Required for Additional Educational Institutions, 2015-
2035
Year Kindergartens Pre-schools Primary School Secondary School Total
2015 11.0 3.25 0 0 14.25
2020 1.0 0.75 0 0 1.75
2025 0.75 0.75 0 0 1.50
2030 0.75 0.75 0 0 1.50
2035 1.0 0.75 0 0 1.75
Total 14.50 6.25 0 0 20.75
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4.1.2 Health Facilities
The major challenges facing healthcare delivery in the planning area include:
Inadequate healthcare facilities.
Inadequate funding: The budget for healthcare is 7% instead of the 15% as per the
Bamako conference of 1978.
Inadequate healthcare personnel; doctors, clinical officers, nurses, midwives etc.
The solution to the first challenge lies in the provision of additional healthcare facilities
during the plan period. As can be deduced from Table 11, the planning area has a total of nine
(9) health centres, excluding the privately run hospitals like MP Shah hospital, Aga Khan
hospital, and Nairobi Women‘s hospital; there exists no District hospital in the area.
Planning standards prescribe one health centre and one District hospital for every 20 000 and
50 000 persons in the population, respectively. Table 12 presents the projected growth in the
number of health centres and district hospitals in the planning area during the development
plan period, 2015 - 2035. As can be deduced from the table, the area not requires any
additional health centres but will require six (6) new district hospitals during the plan period.
Table 12: Projected Total Number of Healthcare Facilities, 2012-2035
Type of
Institutions
Existing
Facilities
Additional Institutions Required
2015 2020 2025 2030 2035
Health Centres 9 0
[7]
0
[8]
0
[8]
0
[9]
0
[9]
District Hospitals 0 5
[3]
0
[3]
0
[3
1
[4]
0
[4]
Note: The bracketed figures represent the total number of institutions required during that
year.
Land Requirements
Based on the existing planning standards, 0.4 hectares of land is required per health centre
while a district hospital requires 8 hectares of land. Table 13 presents the projected land
required to accommodate the additional health care facilities for the plan period, 2015 - 2035.
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The table shows that to provide new district hospitals to the end of the plan period will
require a total of 48 hectares of land.
Table 13: Land (in Hectares) Required for Additional Healthcare Facilities, 2015-2035
Year Health Centres District Hospitals Total
2015 0.0 40.0 40.0
2020 0.0 0.0 0.0
2025 0.0 0.0 0.0
2030 0.0 8.0 8.0
2035 0.0 0.0 0.0
Total 0.0 48.0 48.0
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4.1.3 Community and Social Amenities
Existing planning standards recommend the provision of one (1) church for every 20 000
persons in the population, a police station for every 20 000 persons, one (1) post office per 50
0004 persons, a community centre for every 20 000 persons, a library facility per 20 000
persons, and a fire station for every 100 000 in the population. As evident from Table 15, the
planning area will continue to have more than adequate churches and police posts but is
deficient with regard to post offices, community centres, fire stations and libraries.
Specifically, the area will require the provision an additional three (3) post offices and seven
(7) community centres as well the development of nine (9) new libraries and two (2) fire
stations by the end of the plan period.
Table 15: Projected Number of Selected Social Amenities, 2015-2035
Type of Institutions Existing
Institutions
Additional Institutions Required
2015 2020 2025 2030 2035
Churches 28 0
[7]
0
[8]
0
[8]
0
[9]
0
[9]
Police stations 10 0
[3]
0
[3]
0
[3]
0
[4]
0
[4]
Post Offices 1 2
[3]
0
[3]
0
[3]
1
[4]
0
[4]
Community Centres 2 5
[7]
1
[8]
0
[8]
1
[9]
0
[9]
Libraries 0 7
[7]
1
[8]
0
[8]
1
[9]
0
[9]
Fire Stations 0 1
[1]
1
[2]
0
[2]
0
[2]
0
[2]
Note: The bracketed figures represent the total number of institutions required during that
year
Land Requirements
The land required to accommodate the additional social amenities required during the plan
period is presented in Table 16. As evident from the table, a total of 8.4 hectares will be
required as follows: 1.2 hectares for post offices, 2.8 hectares for community centres, 3.6
hectares for libraries, and 0.8 hectares for fire stations.
4 The planning standards require one (1) post office for every 40 0000 persons in the population. However,
because of changes in communication technology (e.g. use of e-mail) the post office is playing a
diminishing role in society and hence the decision to use 50 000 persons in the population.
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Table 16: Land (in Hectares) Required for „Other‟ Social Amenities, 2015-2035
Year Churches Police
Stations
Post
Offices
Community
Centres
Libraries Fire
Stations
Total
2015 0.0 0.0 0.8 2.0 2.8 0.4 6.0
2020 0.0 0.0 0.0 0.4 0.4 0.4 1.2
2025 0.0 0.0 0.0 0.0 0.0 0.0 0.0
2030 0.0 0.0 0.4 0.4 0.4 0.0 1.2
2035 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total 0.0 0.0 1.2 2.8 3.6 0.8 8.4
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4.2 Environmental Management Strategy
4.2.1 Riparian
It is recommended that all concerned and approving authorities make observing of riparian
reserves a condition of any licences issued. WARMA, the lead agency in water resources,
recommend a riparian of between 6 and 30 metres. This should be strictly enforced. The
agreed upon riparian can only be arrived at after a pegging exercise as various considerations
are taken into account, thus making it impossible to arrive at one blanket regulation that is
suitable for all sites. Riparian distances are therefore site-specific.
Water should be used efficiently with localized water supply sources that reduce
demands on main city water supply.
Residents should take advantage of rainwater by installing rainwater harvesting
facilities and storing it. Rainwater, if collected in suitable receptacles, can be potable.
Waste water should be treated and recycled. It is suitable for use in gardening,
cleaning external areas and cars, etc.
Waterways should be kept clean and pollution free to encourage diverse and abundant
ecosystems.
Tree planting along waterway banks should be encouraged for soil stabilization.
Roles and responsibilities of actors:
Neighbourhood Associations,
private residents,
City Council to put conditions on licences that make installation of rain-water
collection and Waste Water Treatment Plants compulsory,
KFS,
Greenbelt Movement and
private residents in tree-planting.
Guidelines for funding: Neighbourhood Associations, City Council, private residents and all
other stake-holders.
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4.2.2 Green Public Space
Nairobi has retained a limited amount of green space within the city. Apart from Uhuru Park
which is in the CBD, other smaller green public spaces within the study area include:-
the green area off Peponi Road in Zone 5, opposite the up-coming Aga Khan
Graduate School for Media and Communication;
City Park in Parklands in Zone 3, opposite the Aga Khan University Teaching
Hospital.
Green spaces help to maintain biodiversity, filter pollutants from the air and act as minor
water catchment areas within and on the outskirts of the city. Although these green spaces
have been protected, it is evident that natural vegetation is being lost in the city due to
numerous and uncontrolled developments. The few green public spaces within the study
area are overgrown and often pose a security hazard as they are too bushy and are an ideal
hiding place for criminals.
Recommendations
Green spaces are an ideal opportunity for the Local Authority to raise its profile in the eyes of
all city dwellers. It is easier to attract investors to buy-in to this type of project as it is a win-
win situation for all parties involved. There is public gain for the general public who will
have a green space to enjoy. There is added advantage for the investor as they would have an
elevated public profile and enjoy benefits of Corporate Social Responsibility and lastly the
City of Nairobi would benefit from having a green lung that would enhance its aesthetics and
air quality.
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Roles and responsibilities of actors:
City Council
Investors
Guidelines for funding: PPP
For Air Pollution, Solid Waste Management and Wastewater Management please see the
table Environmental Management Plan (forwarded for ease of reference). It outlines proposal
and assigns roles and responsibilities.
The only thing that was missing is ―Guidelines for funding‖ which are proposed as follows:
1. Air Pollution
a. GOK through NEMA, City Council of Nairobi
b. Industries through the Kenya Association of Manufacturers and individual
industry owners
c. Energy Regulatory Commission
2. Solid Waste Management
a. GOK through the City Council of Nairobi
b. Private waste management companies
3. Wastewater Management
a. GOK through NEMA and Min. of Water
b. Property Developers
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4.2.3 The General Environmental Management Plan (EMP)
a) Air Pollution from different sources
AIR POLLUTION FROM DIFFERENT SOURCES
Source Recommended Mitigation Measures Responsible Party
Mobile Sources e.g.
Traffic
Strengthen the existing and new vehicle emission standards
Enforce inspection and proper maintenance systems
Coordination with oil companies to provide cleaner fuels
Require that new vehicles should be installed with emission control devices
Implement programmes to combine road safety and emission control under a
centralized system operated by private sector and regulated by Government
Implement roadside enforcement programmes to focus on gross polluting vehicles
Improve and increase existing mode share of public transport, walking and
cycling
Develop cost-effective mass transit system that meet present and future mobility
needs
Restrict demand for private motorized traffic
Improve traffic management to enhance flow of people and goods
Promote and encourage use of non-motorized transport for short distance trips
Ministry of Environment and
mineral resources
National Environment
Management Authority
City Council of Nairobi
Energy Regulatory
Commission
Car owners **
Companies, NGO‘s,
Government offices,
parastatals etc.
Stationary Sources e.g. Improve and strengthen emission standards Ministry of Environment and
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Industries
Promote and encourage adoption of best available technology
Promote adoption of clean technologies and cleaner production
Encourage the adoption of environmental management systems
Review whether environmental impact assessment report/study sufficiently
addresses air quality concerns
Integrate air quality in land use planning to prevent new undesirable industrial
developments
Review ambient air quality monitoring results and source appointment to
ascertain whether there is need for stricter standards for stationary sources
Ensure that land use planning takes into account the need for zoning and
segregation of heavy polluting industries
Review whether adjustments to environmental impact assessment procedures are
required and ensure that mitigating measures are implemented
mineral resources
NEMA
Ministry of industrialization
Kenya Cleaner Production
***
City Council of Nairobi
Industry/factory owners
Area Source e.g.
construction & demolition
activities
Enact regulations prohibiting the emissions of excessive construction dust
Enforce implementation of measures to reduce dust from construction sites
Spray of water on bare grounds during construction activities
Building a buffer fence around construction site
Materials drop height to be kept to minimum
Dust sheets over surface of stockpiled materials
City Council of Nairobi
NEMA
Developers & constructor
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Develop road cleaning programmes and ensure linkage with road design and
―greening‖ programs to prevent dust
Open burning of solid
waste
Enact regulations prohibiting open burning of solid waste
Re-use and recycling should be given priority before disposing of solid waste
Avoid burning waste in open and solid waste should be disposed of in the right
manner
A designated sheltered place should be available/provided in all types of
developments (commercial, residential, offices etc.) where solid waste should be
stored before collection by licensed transporters.
NEMA
Residents
Companies
Developers
General:
- Explore and introduce where possible alternative energy sources to reduce emission of greenhouse gases
- Conduct educational campaigns and demonstration workshops for industries, commerce, the community and Government; on improved
air quality and reduction of greenhouse gases
b) Solid Waste Management
SOLID WASTE MANAGEMENT
Source Recommended mitigation measures Responsible party
Households/
domestic,
Put in place a comprehensive waste collection and disposal system and infrastructure
Upgrade and increase waste disposal facilities continually in tandem with increase in
waste generation and tighten pollution control requirement
Implement a system to ensure that the design of buildings incorporates provisions to
facilitate refuse collection
City Council of Nairobi
NEMA
Private Sectors
Ministry of Environment
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All solid waste should be collected regularly for proper disposal. Proper equipment and
vehicles should be used
Polluter-pays principle should be applied
Develop and implement an effective programme to deter and prevent illegal dumping and
open burning of refuse
Enhance public education, awareness and participation
Segregation of waste at source
and mineral resources
Residents
Industries/factories **
Developers
Construction and
demolition activities
Segregation of waste at source
Re-use and recycling should be given priority
Regular inspection of construction sites
Developers
Contractors and
construction workers
Local Authority
Industrial and
commercial
Segregation of waste at source
Encourage prevention of waste generation, re-use and recycling
Prevent pollution from toxic and hazardous waste
Install facilities for proper disposal of hazardous and toxic waste
Enact and enforce legislation that prohibit illegal dumping and open burning. Conduct
regular review of the legislation and tighten them where necessary
Ensure that sources of hazardous and toxic waste can manage and dispose of their
hazardous and toxic waste safely before starting operation
Occupants
Developers
NEMA
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Carry out regular inspections to sources that generate hazardous and toxic waste
Promote waste minimization and reduction programmes. e.g.
- Encourage minimal packaging for consumer products to minimize excessive
distribution of plastic bags in shops etc.
- Set refuse-disposal fees that would discourage excessive waste generation
- Consider feasibility of take back-laws e.g. for electrical and electronic appliances
etc.
Promote recycling activities and develop recycling industries
- Implement city (study area)* waste recycling programme, if necessary recycling
laws
- Introduce an efficient and effective scheme to collect recyclables to encourage
recycling in homes
- Introduce recycling bins at strategic public locations
- Introduce and encourage recycling of industrial and commercial waste
- Introduce habit of recycling in the community, schools and across the workforce
through educational programmes
- Set up waste sorting plants to speed up recycling process so as to encourage more
players to enter the recycling market
Shops, super-markets etc. should indicate the price of a shopping plastic bag in the
receipts. (this will discourage the customers to take a new plastic bag every time and will
force them to buy re-usable shopping bags or recycle those already bought)
City Council of Nairobi
Shop owners and
individuals
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General:
- Consumers should change their ‗use and throw‘ mentality
- Promote innovative technologies to reuse waste
- Introduce programs that put value to waste to encourage recycling
- Increase awareness on waste minimization and recycling
- Incorporate waste minimization, recycling and nature appreciation into formal education programme
- In residential, commercial and industrial developments, different waste containers should be provided and labeled for example: bio-
waste, paper, cartons, tin, glass etc. to encourage waste segregation at source.
- Implement public education e.g. through media, to increase awareness on the importance of waste minimization and recycling, green
consumerism and nature conservation
- Conduct education campaigns to increase public awareness on the environmental problems caused by littering and poor solid waste
management
- Facilitate and encourage community/public projects on waste minimization and recycling
- Engage research and development partnerships with private sectors to develop waste minimization, recycling and reuse and nature
conservation technologies
- Include environment subjects into teaching curricula of all school levels
- Strengthen manpower logistics for different components of solid waste management
c) Waste Water Management
WASTE WATER MANAGEMENT
Source Recommended mitigation measures Responsible party
Households/ domestic,
Improvement and provision of infrastructure
Prevent and minimize water pollution at source
- Provide sewerage systems to serve all households.
Segregate/zone land areas for different uses to safeguard
City Council of Nairobi
NEMA
Water Resources Management
Authority
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Industrial and commercial
(sewerage leakages and discharge of
industrial effluent into the environment)
water catchments
Conduct regular checks for sewage pipes blockages, leakages
or damages
Monitor effluent quality regularly to ensure that the
stipulated discharge rules and standards are not violated.
Institute a system/procedure to assess impact of each
development before implementation
Inspect industries to ensure that the best available
technologies are incorporated into its processes/activities
Enforce/require industries to install analysers/meters to
monitor effluent quality before discharge
Prohibit wastewater from polluting activities from
discharging into drains, canals etc.
- Monitor and pretreat effluent before discharge into
sewer or watercourses
Use of best available water pollution control technologies in
industries
Enact and enforce legislation to control water pollution
Adopt polluter-pays principle
Water quality must meet standards for its intended uses
Nairobi Water and Sewerage
Company
Private Sectors
Ministry of Environment and
mineral resources
Residents
Industries/factories **
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General:
- Monitor water quality of watercourses
- Conduct regular review of water monitoring programmes to ensure that they remain relevant and to ensure that new emerging pollutants
are monitored
- Upgrade water monitoring and assessment capabilities
- Promote integrated water management structure, multi-sectoral and national-local consultations
- Promote Government, public and private partnership
- Encourage reuse and recycling of wastewater. New and existing developments should be encouraged to practice sustainable
development. On-site wastewater treatment systems should be used to ensure recycling of water.
- Upgrade sewerage system and wastewater treatment facilities to meet increasing wastewater generation and minimize water leakages
- Sewerage treatment plants should not be located within water catchment areas
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4.3 Local Economic Development Strategy
Commercial/employment area proposals are consistent with the goals and objectives of the
City and the country as spelt out in the economic pillar of vision 2030. This is based on the
City‘s current structural context and anticipated growth as relates to present and planned
future growth of employment demand. The authority to oversee the implementation of
commercial developments with respect to nature, size and location is provided by the
Planning Act, and Local Government Act. Others include official plans and zoning by laws.
Basis of employment area provision on a hierarchy is the planned function I relation to the
size covered and population to be served that ensures accessibility by the community by
various modes and equally distributed. This is reinforced by the fact that there is a variety of
service with differentiated demand threshold.
Municipalities and Cities have applied different choice approaches as dictated by the
circumstances. These are the application of the traditional hierarchical approach, using
population threshold, to determine the size of the commercial jurisdiction. It was referred to
as the controlled approach. This was found to be impracticable and inappropriate due to the
fact that retail market changes quickly and policies which tightly control the development of
commercial spaces do not respond well to market changes. Secondly eliminated restrictions
and apply detailed design guidelines to direct the form of development on the assumption that
consumer choices will determine the location and amount of development. This is called
maximum choice approach. This could lead to concentration of development in one area and
leave out others, proliferation of developments as in most cases the investors dictate the type
of investments rather than the consumers. Thirdly, the use of a flexible control approach
which is more strategic and less prescriptive on policies. This reflects a balanced approach
which has the benefit of responding to the market changes but still prescriptive in the
expected level of design and site standards. In the proposals the hierarchy mixed with market
trends has been applied.
One of the key goals for commercial development within a city is to provide a good range
and distribution of retail and service commercial uses to ensure all areas are well served.
Commercial developments should be available to neighbourhoods and communities to ensure
daily and weekly shopping needs are met besides providing local employment. It is important
for the City Council of Nairobi to ensure that in proposing and regulating land use for
commercial purposes the public interest should be served by ensuring that three aspects are
adhered to. These are ensuring convenient access to a wide range of goods and services, the
efficient use of infrastructure (good location, adequate infrastructure, no environmental
disturbance), and avoidance of blight.
Applying the flexible control approach, distribution, access to commercial services, income
levels and level of services three types of commercial nodes are envisaged in the planning
area. The nodes and population thresholds are as indicated in the table below in a three tier
system or hierarchy.
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Table 1-4: Proposal for Commercial Nodes
Tier/Hierarchy I II III IV V
Population Over 250,000 100,000-250,000 50,000-100,000 20,000 Below 10,000
Distance
Type Main CBD Secondary Commercial Node Neighbourhood
Commercial Node Local Neighbourhood Local Centre
Zone 3 A section of Westland Highridge Centre
Extended Westlands City Park Centre None
Zone 4
A section of Westlands to Karuna Road
Dagoretti Corner Centre
Hurlingham A. Kodhek-Yaya Centre
Adams Arcade
Valley Arcade
Kileleshwa (Mandera-
Laikipia Road)
Lower Spring Valley (Shanzu Lower Kabete
Road Junction)
Kasuku Centre
Zone 5 Lavington Centre
Loresho Centre
ABC Centre
Upper Spring Valley on
Lower Kabete Road
Junction of Lake View
Drive Lower Kabete
Road, Kaptagat Road
Suggested
Activities
All the activities in the lower
nodes in addition
to international
Retail shopping Commercial & all offices (local &
International
Self-contained supermarkets/malls Hotels, Restaurants
Entertainment Petrol Stations Drug Stores Fresh Produce
Market Electronic shops
Bakery, Professional Colleges, Forex Bureaus, All major
Banks, Insurance and Real Estate
Postal & Telephone Exchange, Sub Fire Station, Hostels,
ICT Centre, Termini, and Multi-level Parking, Laundry, Carpet Cleaning, Auto spares, Light Industry Auto repair,
Showrooms, Veterinary, Private Hospitals, Sub District
Public Health centre, Municipal or decentralized Council
offices, Personal services, Light industry, Police station,
Generate employment
Retail shopping, Commercial & all offices
for local agencies
Super market
Petrol station, Restaurant,
Laundry, Carpet Cleaning
Car wash,
Chemist, Private clinics
& Laboratory,
Guest House, Hostels,
Entertainment, Police
Post, Dispensary, Fresh
Produce Market,
Generate employment
Retail shopping, Commercial offices
Laundry & Carpet
cleaning Chemist, Local
health centre, Laboratory
Generate employment
Retail shopping, Local
level service
activities
Generate
employment
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Introduction of a hierarchy of nodes specified as, secondary (Westland) being shared
by zone 3 & 4, Dagoretti Corner and Hurlingham Argwings Kodhek Yaya Centre
with population catchment shown in the table and level of activities. This is followed
by neighbourhood commercial nodes also illustrated in the table above in zones three,
four and five together with expected level of activities. Another level is that of local
neighbourhood centre in the three zones and the level of activities. The last is a local
centre with its catchment population and level of activities. This will add to the
employment generation of the zones and help in reducing traffic congestion with the
introduction of E-commerce. The areas are shown in Map 2
Dagoretti Corner node will have mixed use developments noting the already available
concentration of institutions. These functions would range from commercial,
institutional, light industrial and particularly location of waste recycling, and ICT
related businesses
All the secondary commercial nodes should have a business ICT centre to tap into
Business Process Outsourcing as a way of generating employment for the youth and
in line with vision 2030
Enhanced linkage of the nodes with enhanced road network (Dagoretti Corner node to
be linked to westlands and eventually CBD, through James Gichuru and Wayiaki
way, Ngong Road Kilimani Ring Road Argwings road Yaya; Gigiri Village Market
via Limuru road to Town, Via Limuru Road, Red Hill Road, Peponi Road Westlands)
In zone 4, creation of a commercial node in Kileleshwa between Laikipia and
Mandera Road
In zone 5, on Kaptagat road, next to welcome, has water front development taking
commercial character which should be enhanced to serve Kiuna and Loresho people
Intensification of the existing nodes in all types and expansion within defined limits
where space allows, In case of space constraints, planning gain to be applied by the
City council besides the use of lease instrument at the time of renewal.
Land ownership factor to be streamlined where it is the constraining element in some
nodes like Adams arcade, and Lavington so that the growth potential of some nodes
can be realized
Council in partnership with private sector to commission comprehensive
commercial/employment policy reviews to generate information required and also
suggest a commercial policy framework for implementation. This entail determining
the commercial area size, activities, sources of supplies, floor space, parking
requirements, service levels in each of the nodes and accessibility. This should be
accompanied by urban design guideline for the commercial nodes
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Provide incentives for the provision of common essential services like fresh produce
markets in distributed in all the zones
Corridor commercial developments along the Highway (Wayiaki) for their functional
efficiency should be where there are slip roads for acceleration and de-acceleration to
avoid direct access to the highway
Corridor commercial developments on Ngong road for their functional efficiency and
protection of investments should be well located observing the necessary setbacks and
building line regulations to preserve the space for future expansion and avoid
demolitions. Possibility of acceleration and de-acceleration lanes be looked into on
Ngong road
Closer monitoring of the approved plans and construction rates to establish the
measurement of employment generated in the building and construction sector in the
planning area
The City Council in partnership with residents and informal activity owners where
possible to hold consultative meeting towards finding a solution of incorporating them
in the suggested nodes and others areas where there is space. The design and
appearance of the structures to be improved in line with the good appearance of the
area.
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4.4 Financial and Investment Management Plan
In summary the following are challenges and opportunities observed within the council in so
far as matters financial and investment management are concerned.
Challenges
The amount and timing of payment of CILOR by government against known
assessments are generally unpredictable at the end of each year.
The city council continues to levy a site value rate whose yields are much lower than
the improved property value rate whose yield would be much higher.
The council‘s property tax registers, valuation rolls and physical planning maps and
registers are not linked and cannot be simultaneously up-dated to assist it in
assessments and invoicing of property taxes due.
The categorizations of businesses for purposes of levying a SBP are too broad to
conveniently accommodate the many different and unique characteristics of
businesses in the city.
There is no register of businesses operating in the city
Complaint that the Ministry takes unusually long to approve or decide otherwise on
the council‘s proposals to revise its user charge fees and rate struck.
There are no transparent and accountable mechanisms to ensure for utilization of
development funds (Resource Envelope) that is determined annually and allocated to
elected councillors who together with the Ward Committee oversee its use for
financing implementation of activities and projects identified and prioritized through
the LASDAP process for their respective electoral wards.
The council‘s revenue and expenditure estimates are based on the preceding year‘s
actual levels and therefore project likely outcomes under existing circumstances as
opposed to outcomes based on the highest possible revenue of the base can yield.
The council‘s accounting, reporting and other financial management operations are
not fully computerized and inter-linked.
Opportunities
The amounts of LATF, RMLF and other inter-governmental transfer grants to the city
council have been increasing annually and are likely to become the principle and most
reliable source of revenue for the council.
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The laws empowering the council to raise revenue are in place and it has formulated
by-laws, policies and regulations to ensure collection of revenue due and to guide use
of available resources on planned activities.
The council comprises very enlightened membership and has in place a professionally
qualified workforce.
The Stakeholder including the private sector, NGOs, CBOs, faith-based organisations
and residents (individually or in groups) are keen for opportunity to be positively
involved in council operations.
The basic infrastructure and equipment necessary for provision of local authority
services are in place (although poorly maintained)
The LASDAP, through the performance contracts and through the budgetary review
processes, the council has installed elaborate procedures to continuously monitor and
evaluate all its activities.
Detailed analyses of the council‘s revenues and expenditure highlighted operational problems
for which solutions were prescribed and principal actors identified as outlined in table 9
below:-
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Table10: Revenue mobilisation and Investment problems, proposed solutions and actors
Observed problem Proposed roles Actors
Most of available resources are spent on staff costs
leaving very little for services provision and for
increasing and servicing productive capacity
Reduce proportion of resources used on staff emoluments through Job
evaluations to rationalize employee jobs content and determine optimum staff
positions per service/activity/cost centre
NCC, MOLG,
Regular training programmes for councilors, senior and other staff to ensure increased positive contributions to overall operating results by a reduced staff.
NCC, MOLG
Low computerization Implement the LAIFOMS software NCC, KLGRP
Ministry takes unusually long to approve or decide otherwise on the council‘s proposals to revise its
user charge rates
Consider fixing: -
The time the Ministry should take to act on specific requests of councils, or the time after which and even in the absence of response from the ministry, the
council should assume its requests have been granted
NCC, MOLG,
Stakeholders,
Council levies the unimproved site value (USVR) rate based on land value only and whose yields are
much lower than tax based on developed property
values (land plus all developments)
The council should levy a tax rate based on the developed (i.e. land plus
developments) value of properties
Residents, NCC,
MOLG, Dept. of
Physical Planning
The councils property tax registers, valuation rolls and physical planning registers are neither linked
nor simultaneously up-dated to assist it in
assessments and invoicing of property taxes due
Spatial data on the cadastral base maps of the city area can be integrated with details in the valuation rolls and tax registers and stored in digitized
Geographical Information System (GIS) to provide essential geo-data base for
fixing tax rate, assessing tax due and generating tax invoices.
NCC, Valuers,
MOLG, Physical Planners
Levels of fees and charges are too low compared to those charged by private providers and do not
reflect the market cost of providing the services. Provide mechanism for regular revision of tariffs to approach the level of private providers.
NCC, MOLG
Tariffs / rates for fees and taxes are often out of date
NCC, MOLG
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Observed problem Proposed roles Actors
Rates registers are based on property valuations in the
valuation rolls which are not up to date, regarding changes affecting use, ownership, subdivision, and contact or
physical address of owners of properties.
Pass supplementary valuation rolls to charge rates on new or
subdivided properties before valuation roll is revised
NCC, Valuers, Physical Planners
The amount and timing of payment of CILR by government
against known assessments at the end of each year are generally unpredictable
The Govt. to pay contribution in lieu of rates in full and regularly MOLG/ Ministry of
Finance
Collection of outstanding rates revenue through civil debt
collection procedures is cumbersome Make default to pay rates a criminal offence
NCC, MOLG,
Stakeholders, Attorney General’s chambers
Multiple, uncoordinated and competing public funds for
financing activities and projects at local level is wasteful
ways.
Multiple channels of central funds flowing to local areas, (LATF,
Bursary Fund, RMLF and CDF) should be rationalized,
transparently managed, targeted and better coordinated.
NCC, Nairobi County Govt.
Council regarded as the only authority to finance public developments at the local level
Arrange Public Private Partnership financing for some public
services and infrastructure
Stakeholders, NCC,
MOLG.
Council to consider use of loan funds to finance income
generating/self financing investments
NCC, Financial
Institutions, Banks, Capital markets
Inadequate residents input to local authority strategic
planning, budget preparation and revenue enhancement
planning
All projects funding should be aligned with local strategic planning
and organized through the LASDAP consultative process with
stakeholder forums contributions.
MOLG, Stakeholders
The council relies on the list of permits issued in any year as
a register of businesses operating in the city. This is
unrealistic as there could be other businesses operating
Maintain up to date and computerized registers showing location
and contact addresses of individuals and businesses. Relevant data
can be derived from surveys or lists of users or properties
NCC, Consul tats,
KLGRP, MOLG
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without seeking licenses. maintained by the Planning Department.
The council lacks capacity to deal with cases of delayed or
evasion or even refusal to pay SBPs and User charges Law courts, MOLG
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Proposed Revenue Mobilization & Investment Strategy
Funding of recurrent and development operations
The continue relying on revenue derived from its traditional sources, the administrative
component of LATF grant, the entire amount of RMLF grant, property rates, SBPs,
market fees and user charges to finance its recurrent expenditure including staff costs,
operating costs, maintenance costs and debt servicing. If the council adopts improvement
rating, it is expected that the council will be able to raise enough revenue to pay for all its
operating expenses and remain with a substantial surplus for capital investment.
Computerization
The council is installing a computerized accounting and financial reporting programme
through adoption of the Local Authority Integrated Financial Operational and
Management System (LAIFOMS), accounting software being developed by the KLGRP
to address the unique accounting and other information needs of local authorities in
Kenya. The council should ensure implementation of all accounting modules of the
programme.
The council should also attend to the following issues in order to reduce the level of its
operating expenses and increase its revenue generating capacity:
Geographical Information System (GIS)
The council needs to implement a property taxation system, up-to-date land information
database that records all the properties in a city, e.g. structure‘s location, owner, size,
usage and occupancy needs to be developed. Such a database can be integrated with data
collected by classical surveys of the area into digitized geo-referenced a maps showing all
the properties identified and their sizes, number and levels of buildings, number of
occupants buildings and other features such as roads, rivers, schools, recreational
grounds, etc. Details on the map can be stored in a Geographical Information System
(GIS) for quick retrieval and provide essential geo-data base for fixing tax rate and
generating tax invoices
Public Private Partnerships (PPPs) & Investments in commercial undertakings
The law allows councils to engage in and promote trading activities like hotels, lodges,
hostels, restaurants, public transport, etc. These are activities must be operated purely on
commercial terms, individual or joint venture and with a view to generate profits to
ensure and justify their sustainability. (ACTORS: NCC, Private Sector, Public Private
Partnerships)
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Cost Recovery arrangements
The council should ensure that revenue generated by user charge facilities such as
markets, ambulance service, and public conveniences, fully cover related staff, operating,
and maintenance expenses and realizes reasonable savings contribution towards a fund
for expansion of the scale and coverage of the service as well as for eventual renewal or
replacement of the capital assets used.
The council is empowered by law to regulate and control the location and operation of
certain persons, matters, premises, trades and occupations. The purpose of the SBP fees it
collects for the permits it issues is to facilitate regulation and control regulation and
control. For this reason it is desirable that nominal fees are charged to ensure recovery of
the cost of regulating and controlling businesses. (ACTORS: NCC, Minister for Local
Govt, residents, business community)
Special development rates levy
Borrowed funds are best suited for financing the development of bankable projects e.g.
markets, bus-parks, slaughter houses) whose expected returns are sufficient to service the
loan.
Where both the residents and the council do not have resources to immediately satisfy a
genuine need for an access road or sewer connection, the council may negotiate and
secure the loan, apply it on development of the required facility, apportion the total cost
of the facility to properties served by it, and recover the cost in form of a special rate
loaded onto rates normally charged). The council can the use the proceeds to service the
loan and to manage the use and maintenance of the facility. (ACTORS: NCC, property
owners/rate payers)
Grants and donor funds
The purpose and use grant and donor funds may not change significantly in the future.
The RMLF grant is given to the council for roads maintenance and nothing else. The
Education Bursary grant finances the provision of education to bright children from poor
backgrounds. The National Aids Control Council grants fund advocacy against spread of
HIV-AIDS among the youth and support to HIV-AIDS patients. These are examples of
grants and donations availed to the council to finance specific operations and maintenance
programmes.
The council may also receive grants and donations to finance the development or
acquisition of long-tern investments. The Government, in FY 2010/11 and through the
Economic Stimulus Fund provided a one off grant of about Kshs. 1million for
development of a fresh produce market for the council in each of the eight constituencies
of Nairobi. Development grants and donations may be given in cash with conditions
requiring that they be used for development or acquisition of specific capital assets.
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Alternatively the donor may develop or acquire the assets and pass them over to the
council in kind. (ACTORS: NCC, NGO‘s GoK, Stakeholders, development partners)
Privatization & services contacting arrangements
Where the city is not in a position to provide a service, it may contract it to private sector
operators to provide the service with such conditions as will ensure sustained availability
of the service at an affordable cost to all who need it. Services that can be privatized
include water supply, solid waste management, slaughter houses, rental housing, nursery
schools, markets, hotels, lodges and restaurants. (ACTORS: NCC, Residents,
Stakeholders, Private sector)
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4.5 Transportation Sector
Expansion and integrating transport facilities
Generally, given the current level of traffic in the study area (for all the six zones), there is
need to expand the roads and integrate them with non-motorized and intermediate transport
facilities such as pedestrian and bicycle paths. The population living in this area is now mixed
in terms of socio-economic characteristics. The expansion must inevitably also consider the
provision of facilities sufficient to sustainably support public transport system.
This programme will require acquisition of land; this is only possible by making use of
public-private partnerships (PPPs) as well as imposing conditional approval of development
proposals in groups of plots to allow appreciable sizes of land that meet a threshold that can
allow expansion and integration of transport facilities and infrastructure.
Construction of missing links and by-passes
The Nairobi Transport Study (NUTRANS) proposed construction of a number of missing
links and the Nairobi by-passes. This process is on-going, being undertaken by Urban Roads
Authority (KURA) in partnership with the City Council of Nairobi (CNN) and the Ministry
of Nairobi Metropolitan Development. The programme should be given priority by CNN as it
will improve both connectivity and accessibility with the city region and also open up
channels for traffic flow to the peri-urban areas and to the other urban centres in the greater
Nairobi Metropolitan Region. This will not only disperse the congestion in the area of study,
but also help divert through traffic from the busy city CBD.
Construction of some of the missing links and improvements connecting zones 3,4 and 5 to
zones 6, 13 and 20B may be seen as long time due to the nature of terrain in the area and the
existence of Karura forest in the area. This requires more planning, resources and
consultations. However, this is a critical transport system improvement undertaking for the
study area as it gives an efficient linkage to the northern and eastern by-passes.
Expansion of the key arterial and primary roads neighbouring the study area zones such as
Ngong road, Waiyaki way and Limuru road, and connecting them to the key roads serving
the Nairobi Metropolitan Region should be given priority for efficient connections. Ngong
road expansion should involve both dualling it as well increase the lanes for each carriage
way. Limuru road should be expanded to 4 lanes.
Redesigning the roads to reflect a new functional road hierarchy order and arrangement
Considering the analysis in section 4.5 and in the light of proposals 5.1 and 5.2, there is need
to integrate the expansion of the roads in the area with redesign of the roads to reflect new
functional arrangement in a systematic urban road hierarchy.
A report by the Ministry of Roads and Public Works (2008), Republic of Kenya, on Road
Network Classification Study gives a summary of recommended classification of urban roads
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as given in Appendix 3. Following this recommendation, the following roads linking the
proposed secondary commercial centres (Dagoreti Corner, Westlands Centre, and Gigiri and
Highridge) should be considered for hierarchical upgrading: James Gichuru road, Gitanga
and Argwings Kodhek roads, Limuru road and Lower Kabete road. The hierarchical
upgrading should aim at expanding public transport facilities.
The missing links should all be fully integrated with public transport facilities and non-
motorized transport facilities, the roads being not less than four lanes. They will help improve
traffic circulation, creating direct connection, for example from Kilimani to Kileleshwa,
Riverside road to Westlands, Waiyaki way to Gigiri area, and the primary urban roads to the
by-passes.
Improvement of junctions
Most of the junctions in the study area are at-grade intersections with high levels of
inefficiency, causing bottlenecks. The junctions need improvement by introducing
roundabouts with installation of current generation traffic lights of advanced technology.
Other traffic management measures
The other measures that could be considered, especially for Westlands centre, include
premium pricing where roads entering such centres are tolled to discourage non-essential
traffic from accessing the centres.
Parking issues and traffic management in various proposed Secondary Commercial
Centres in the study area
Parking is already an issue in a number of neighbourhood commercial centres, and therefore
requires proper planning, location and design. The worst cases are Westlands centre and
Highridge commercial centre. There is need for participatory approach to handing the issue
just as in the case of expansion of roads. Stakeholders should be engaged by CNN with a
view to implementing conditional group approval of development proposals to allow
surrender of sufficient land space for facilities.
For effective implementation of this strategy, there is need to carry out detailed local traffic
management study for actual location and design of facilities and key parking and bus park
areas and traffic management system. This is particularly critical for the proposed Secondary
Commercial Centres (Dagoreti Corner, Westlands, Haligham, Gigiri and Highridge), for
detailed plans and design.
Westlands Commercial Centre case
This centre, especially its CBD, presents a very unique planning problem. The bus park for
Westland should be relocated away from the key Waiyaki road. Moreover, there need to
urgently improve the roundabouts by expanding them. The junction of Chiromo road-Ring
road Westlands should be removed through grade separation.
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Ring road Westlands as well the roads it is connecting, Ring road Kileleshwa (missing link 3)
and Lower Kabete road should be expanded and fully integrated with NMT and public
transport facilities.
Parklands road also currently carries a lot of traffic including public transport service
vehicles. Yet it is narrow with small roundabouts that present frequent bottlenecks. It requires
urgent expansion and improvement of its junctions.
Control of Development abutting Primary roads
The proposals for development fronting the key primary roads such as Ngong road and
Waiyaki way should only be approved with stringent conditions and utmost care. Sufficient
space between the building line and the road reserves should be allowed. No direct access to
these primary roads should be allowed at all; this does not seems to be the case now for both
Ngong road and Waiyaki way. Violation of this requirement compromises the hierarchical
class functions of these roads resulting in serious problems.
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4.7 Water and Sanitation Strategy
In general;
Provision of water, sewerage, stormwater and solid waste services in the study areas
cannot be done in isolation. The growth of the Nairobi City as a whole affects the
areas of study and projections of service provision should be considered
wholesomely.
It is important to note that the proposed enhancement of density and vision of the
study areas should be shared with the concerned authorities who are in charge of
service provision.
The economy of the study areas are relatively middle to high income and the level of
service provision is relatively high. The strategies proposed takes cognizance of the
economic status of the
The institutions mandated to develop the requisite infrastructure should fast track the
implementation of the programmed work or master plans. In addition, the institutions
that regulate and enforce service provision should be passionate in their work to
ensure compliances with relevant laws and regulations.
The immediate institutions and associations that should work closely to in
harmonizing proposed plans and ensure adequate service provision in the areas of
study are:
o Athi Water Services Board (AWSB)
o City Council of Nairobi (CCN)
o Nairobi City Water and Sewerage Company (NCWSC)
o Runda Water Company
o Water Resources Management Authority (WRMA)
o National Environmental Management Authority (NEMA)
o Roads Authorities particularly Kenya Urban Roads Authority (KURA)
o Respective Residence Association
o Ministry of Nairobi Metropolitan and
o Ministry of Local Government
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a) The City Council of Nairobi should implement the provisions of the Integrated Solid
Waste Management Plan prepared by JICA in 2010.
b) Nairobi City Water and Sewerage Company should take inventory of the aged water
pipelines and sewerage network in the study area and prioritize rehabilitation by
replacing or increasing the capacity of the pipelines and sewers.
c) There should be a proper coordination between the City Council of Nairobi and
Nairobi City Water and Sanitation Company on the provision of water and sewerage
services.
d) The City council of Nairobi should also coordinate with NEMA and WRMA on the
protection of natural water courses.
e) Nairobi City Water and Sewerage Company should closely liaise with the relevant
roads authorities during road rehabilitations and expansions so that sufficient time is
allowed for relocation of the services along the road reserves or those service lines
that are close to the road.
4.7.1 Water Supply Strategy
Water supply provision in the area of study is undertaken by Nairobi City Water and
Sewerage Company (NCWSC) and Runda Water Company. About 98% of zone 3, 4 and 5 of
the study area is covered by NCWSC while zone 6, 13 and 20B is covered by NCWSC and
Runda Water Company at 66.5% and 33.5% respectively.
In areas where is partially covered by NCWSC and Runda Water Company, borehole water
and rainwater harvesting remains to be the main sources of water. This demonstrates that
rainwater harvesting should be emphasized in the areas of study as one of the sources of
water supply to supplement the surface and ground water quantities of water.
Approximately 92% of Nairobi City‘s water supply is surface water while 8% is ground
water. In the year 2010, the unaccounted for water was approximately 35% of the total water
supply to Nairobi City making the total deficit of water to about 190,000m3/day.
Implementation Programme for additional Water Sources for the study area
Surface and Well Water
Athi Water Services Board prepared a Nairobi Water Supply Masterplan in August 2011 and
proposed various additional water sources to the City of Nairobi up to the year 2035 as shown
on Table 3-1 below.
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Table 0-1: Implementation Programme for Additional Water for Nairobi City
Nairobi City Water Supply Master Plan 2011
Projected Water Demand for Nairobi City and Proposed Additional Water Sources and
Expected Supply.
Year
2010 2015 2017 2020 2025 2030 2035
Project Water Demand for
Nairobi City, m3/day
583,000 695,700 740,900 823,500 975,200 1,126,800 1,314,500
Available Water Resources
(Surface and Ground), m3/day
570,200 570,200 570,200 570,200 570,200 570,200 570,200
Expected Deficit, m3/day -12,800 -125,500 -170,700 -253,300 -405,000 -556,600 -744,300
Proposed Additional Water Resources and expected
yield, m3/day
Wellfield in Kiunyu (2014) 0 34,600 34,600 34,600 34,600 34,600 34,600
Wellfield in Ruiru (2015) 0 30,200 30,200 30,200 30,200 30,200 30,200
Northern Collector Phase I
(2016)
138,200 138,200 138,200 138,200 138,200
Maragua Dam (2018) 28,500 28,500 28,500 28,500
South Mathioya Transfer to
Maragua Dam (2018)
28,500 28,500 28,500 28,500
Northern Collector Phase I
(2021)
133,000 133,000 133,000
Ndaragu Dam ( 2026) 216,000 216,000
Ndaragu Dam + Chania-
Komu Transfer ( 2032)
181,400
Surplus / Deficit , m3/day -12,800 -60,700 32,300 6,700 -12,000 52,400 46,100
Athi Water Service Board should fast track the development of the additional water sources
so that by 2014 at least one of the planned projects will be operational. Also, Nairobi City
Water and Sewerage Company need to put more effort and reduce the Unaccounted for Water
to manageable levels.
NCWSC should undertake validation of the inventory of existing water pipelines and
undertake rehabilitations and extensions based on the density enhancement of the study area.
Table 3-2 below shows the proposed implementation programme for scope of work required
to increase the capacity of water supply pipelines in the area of study.
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Table 0-2: Implementation Programme for Water Supply Pipeline Rehabilitation and Extension
Rehabilitation and Extension of Water Supply Network
Item
No.
Description Year
2012 2013 2014 2015
1 Validation of the Network Inventory and Scoping the rehabilitation
and extension work
2 Proposals for financing and obtaining funds
3 Rehabilitation and Extension to meet increased water demand
Borehole Water
A report prepared by Rural Focus Ltd and submitted to Water Resources Management
Authority (WARMA) in June 2011, records that above 2, 100 boreholes have been drilled in
Nairobi. In the area of study approximately 562 boreholes have been drilled. The City
Council of Nairobi should liaise with WRMA, NCWSC and residence association and come
up with a programme of sharing borehole water within a given radius of neighborhood.
Table 0-3: Implementation Plan for Sharing Borehole Water
Implementation Plan for Sharing Borehole Water
Activity
No.
Item Description Year
2012 - 2013 2014- 2015 2015 - 2020
1 Validation of the Number of
Boreholes in the study area by
WRMA, NCWSC and CCN
2 Strategy Meetings with Residence
Association on the possibility of
sharing borehole water.
3 Neighborhood Water Pipeline
construction and connection
Rainwater Harvesting
The study area partly covered by NCWSC and Runda Water Company use rain water as an
additional source of water. Approximately 48.5% and 33.3% of the residence of zone 3, 4, 5
and 6, 13 20B respectively indicated the use of rain water as alternative source of water. This
demonstrates that rain water harvesting is an important source of augmenting water supply in
the study area.
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Existing buildings need to device methods of harvesting and storage of rain water while new
buildings should package methods of rain water harvesting and submit during approval of
building plans. Parking lots can be utilized by constructing underground rainwater storage
tanks.
Water Supply Policies
Adequate wayleaves for the construction of water supply pipelines to be secured and
protected by the relevant authorities. These include, City Council of Nairobi, Nairobi
City Water and Sewerage Company, Residence Association and Kenya Urban Roads
Authority. Any rehabilitation or expansion of roads in Nairobi interferes with water
pipelines which were laid close to the road and across the road.
Approval of building plans by the mandated authorities must be accompanied with the
layout of water supply and communication from service supplying authority
consenting to the layouts of the water supply. This layout will plan will give an
indication of the population to be served in the proposed premise and the capacity of
the water pipelines.
Residence association to be familiarizing themselves with the water facilities
improvements planned by the service provider in their respective areas. Athi Water
Services Board through Nairobi City Water and Sewerage Company prepares water
facilities improvement plans for their area of jurisdiction. The residence association
should share their vision with the service provision and update themselves on the
planned activities for their areas. This information can be obtained from the regional
offices of Nairobi City Water and Sewerage Company.
Routine inspection by the residence association and the service provider of the
pipeline network to control illegal tapping and identify leakages at early stages.
Sensitization of consumers on water saving tips. Nairobi City Water and Sewerage
Company should invest on frequent interactions with the residence association to
facilitate the sharing of information on water saving tips at the consumer level.
Residence association to embrace water storage at consumer point.
Strong regulation by Water Resources and Management Authority (WRMA) on the
sinking of boreholes. The City Council of Nairobi, Residence Association, and
WRMA should prepare a regulation on the sharing of borehole water at the
neighbourhood level. The number of households to share one borehole will depend on
the yield of the borehole.
All the existing and new developments should harvest rain water. New developers
should submit methods of rainwater harvesting to the approval committee of the City
Council of Nairobi for approval.
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4.7.2 Wastewater Strategy
Implementation Plan for Wastewater Facilities
In the sanitation masterplan of 1973 by SWECO sewer networks and proposed wastewater treatment
site was proposed. This Masterplan expired in 1998 when Nairobi Masterplan for sewer, sanitation,
and drainage study, carried out under the Third Nairobi Water Supply Project, was undertaken to
provide a complete record of the existing sewerage and drainage facilities and to identify and propose
a phased development schedule for sewerage and drainage system up to the year 2020.
Field study carried out indicated that Zone 3, 4 and 5 are substantially covered by municipal sewer
network about 90% while the remaining is covered by on site sanitation. Zone 6, 13 and 20B is
approximately 60% covered by municipal sewer system.
Table 3-4 and 3-5 shows the percentage coverage of sewerage network in the areas of studies.
Table 0-4: Source of Sanitation for Zone 3, 4 and 5
Type of Sanitation Percentage Coverage
CCN Mains 89.9
Septic Tanks 10.1
Conservancy 0.0
Latrines 0.0
Total 100.0
In the zones covered by the municipal sewer, the capacity of the existing sewerage network is
outstretched owing to high populations and requires urgent enhancement of capacity.
Based on the population and the total water demand (excluding UFW), the sewerage
generation (80% of the water demand) of the study area (Zone 3, 4,and 5) is as follows;
Table 0-5: Projected Sewerage Generation in the area of study
Year 2009 2010 2015 2020 2025 2030 2035
Population Growth 1.5% 1.2%
Population Projection
166,403
168,899
181,952
196,014
208,061
220,848
234,420
Water Demand, m3/day 49,921 50,670 54,586 58,804 62,418 66,254 70,326
Sewerage Generation,
m3/day
39,937 40,536 43,669 47,043 49,934 53,003 56,261
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Municipal Sewer Implementation Plan
Based on the 1998 masterplan, the validation report, Bhundia Associates recommended the
following sewerage measures in the study area:
Lot 1
Getathuru river trunk sewer duplication – 5.4km, 825mm diameter
Getathuru river trunk sewer extension - 4km, 600mm diameter
Lot 3
Nairobi river trunk sewer duplication – 4.3km, 750mm diameter
Kirichwa Dogo Trunk Sewer 5.8km, 675mm diameter
These recommendations are under construction.
Athi Water Services Board should continue planning for long term sewerage service
provision in the study area. Immediate measures proposed for the area are shown on the table
below.
Table 0-6: Proposed Implementation Plan for Off Site Sanitation
Rehabilitation and Extension of Sewerage Network for the Study Area
Item
No.
Description Year
2012 2013 - 2015 2015 - 2020 2020 - 2030
1 Validation of the Network Inventory and
Scoping the rehabilitation and extension work
by NCWSC
2 Proposals for financing the rehabilitation works
3 Rehabilitations to meet increased sewerage
generation
4 Feasibility studies for Sewerage Extensions to
Unserved areas
5 Detailed studies for Sewerage Extension and
Phased Implementation Plan
Onsite Sanitation Measures
The low areas and those that are not covered by the municipal sewer interventions will
continue to use decentralised approaches for collection and treatment of wastewater.
There are many on site wastewater treatment technologies that can be implemented in areas
not covered by the Municipal sewer. Table 3-7 below gives the basic characteristics of the
onsite treatment facilities.
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Table 0-7: Proposed Measures for On-site sanitation in the study area
Type of Onsite WWT Area
coverage, m2
Served Population Frequency of
Sludge Management Sample Picture
Rotating biological contactor
Minimum of 35m
2
Can be installed in housing complexes, hotels, institutions, and commercial buildings. They are available in wide range of sizes to
serve up to one (1) million people.
Minimum of six
months
BioBox-
AquaSimplex Pioneer Model
15 – 40 m2
16 – 50 individuals
Every Six (6) months
Biobox -
AquaSimplex Turbo
Model
30 – 60 m2
75 – 200 individuals
Every Six (6)
months
BioBox - ClearWater
Model
60 – 400 m2
300 – 3000 individuals
Every two (2)
months
Decentralized WWTP at
Village Market < 100m
2 commercial buildings
Every Six (6)
months
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Other technologies employed in on site wastewater treatment plant includes but not limited
to:
Small waste stabilisation ponds
Pit latrines
Septic tanks
Activated sludge system
Trickling filters
It is important to note that during approval of building plans, a developer is required to
submit wastewater treatment facility it intends to use for treating wastewater.
Wastewater Management Policies
Adequate wayleaves for the construction of sewer lines to be secured by the relevant
authorities. These include, City Council of Nairobi, Nairobi City Water and Sewerage
Company, Residence Association and Kenya Urban Roads Authority. Any
rehabilitation or expansion of roads in Nairobi interferes with sewer lines which were
laid close to the road and across the road.
Improvement or extension of wastewater facilities to be implemented as per the
developed masterplans. In the zones already covered by sewerage network, the
capacity of the sewer lines should be improved by constructing parallel lines.
In areas where it is not feasible to construct municipal sewers, the developers should
embrace the new and available technologies in wastewater treatment. The developer
should submit a proposal for handling wastewater and also arrange for visits to
developed areas where similar technology has been used. The approval committee of
building plans should ensure that the proposed onsite wastewater is environmentally
sensitive and hygienically acceptable.
Encourage reuse and recycling of wastewater. New and existing developments should
be encouraged to practice sustainable development. On-site wastewater treatment
systems should be used to ensure recycling of water.
Separation of stormwater drainage and wastewater pipe networks.
4.7.3 Storm water Strategy
Storm water Management Plan
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Surface runoff in the entire City of Nairobi is a nightmare. The study area is not an exception
even though the topography of Gigiri and Muthaiga North, Kilimani, Lavington, Westlands
allows good natural drainage except small pockets of low points where inundation is
experienced during heavy storms.
One of the mandates of the City Council of Nairobi through the Local Government Act CAP
265 is to manage stormwater within its area of jurisdiction.
To be able to deal with the challenges of stormwater drainage in the area of study, the City
Council of Nairobi should validate the recommendations of the 1998 drainage masterplan,
amend / modify and implement the proposals.
The table below gives the proposals of undertaking the drainage measures in the study area.
Table 0-8: Proposals for Storm Drainage Measures
Validation , Improvement and Extension of Stormwater Drainage in the Study areas
Item
No.
Description Year
2012 2013 - 2015 2015 - 2020 2020 - 2030
1 Validation of the 1998 Drainage Master plan and
proposals for making improvements and
extensions
2 Feasibility studies for Drainage Extensions to Un-
served areas
3 Proposals for Financing of the Drainage Improvements and Extensions
4 Demolition of structures constructed across and
close to drainage way leaves and natural courses
5 Implementation of Improvement and Extension
Measures
Kenya National Water Policy, 2009 requires harvesting of storm water at the sources. It states
that every developer must put measures to harvest rain water to supplement the water
requirement needs in a household, institution or a commercial premise.
To table below gives proposals towards the implementation of the National Water Policy.
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Table 0-9: Proposed Plan for Rain Water Harvesting Implementation
Rain Water Harvesting in the Study Area
Item
No.
Description Year
2012 2013 2014 2015
1 Public Notice to all developers on Rainwater Harvesting
and the intention to undertake inventory of buildings
with / without rainwater harvesting facilities
2 Inventory of Buildings with / without Rain Harvesting
Facilities
3 Notice to all owners / developers of premises ,
institutions to undertake rainwater harvesting
4 Inventory of Buildings/ premises/institutions that have
implemented rainwater harvesting
5 Imposing Penalties Non-compliant Property Owners
Storm water Policies
Adequate wayleaves for the construction of storm water drainage structures to be
secured by the relevant authorities. The ministry of lands, the urban roads authority
and the city council of Nairobi should work closely in ensuring that adequate way
leaves for establishment of drainage structures are provided and gazetted.
Design of stormwater drainage structures to embrace aesthetics. The City Council of
Nairobi should ensure that designers engaged in the design and improvement of
drainage infrastructure should give a lot of emphasize on the aesthetics of the
proposed drainage systems.
Clear regulation on the width of the natural water courses to be protected from
unplanned settlement.
Clear separation of stormwater and wastewater pipeline networks
Huge penalties for those establishing structures on above stormwater drainage
structures.
Presentation of method of harnessing stormwater by any developer before approval of
building plans.
Adequate coordination between the Urban Roads Authority and the City Council of
Nairobi during construction of road drainage structures.
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4.7.4 Solid Waste Management Strategy
Solid Waste Management Proposals in the Study Area
From the records at the Westlands divisional headquarters of the City Council of Nairobi,
approximately 40% of the study area is covered by the City Council and the remaining 60%
is covered by both CBO‘s and private waste collectors. It is important to note that substantial
percentage of the waste in the study areas are handled by the private waste collectors and
strong regulation and enforcement is required to protect the interest of the residence.
Due to weak regulation on the standard of operation of the private waste collectors in the
area, there are high chances of mishandling the waste generators and also unregulated solid
waste transportation and disposal. In addition, the City Council of Nairobi may not have
adequate teeth to imposing penalties for solid waste mishandling by the private solid waste
collectors.
The table below gives proposals on measures to handling solid waste in the study areas.
Table 0-10: Implementation Plan for Solid Waste Management in the Study Area
Proposed Measures to Handling Solid Waste in the Study Area
Item
No.
Description Year
2012 2013 2014 2015 - 2020
1 Preparation of Laws to Regulate Services provided by Private
Waste Collectors and CBO's
2 Registration and Gazettement of Private Solid Waste Collectors
3 Increasing the Capacity of Westland Division - Staff and Equipments as proposed in the JICA Integrated Solid Waste
Management
4 Provision of land for establishing Solid Waste Mini transfer
Stations for Zone 3, 4, 5,6,13 and 20B.
5 Enforcement of Laws and Regulations on the operations of the
Private Waste Collectors
Solid Waste Management Policies
Put in place a comprehensive waste collection and disposal system and manual
Continuous improvement of the waste collection and disposal equipment
Upgrade and increase waste disposal facilities continually in tandem with increase in
waste generation and tighten pollution control requirement
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In areas where normal transport is affected, waste transportation routes should be
designed and time based dedicated for solid waste.
Landfill management of solid waste to be implemented as per the integrated solid
waste masterplan
Implement a system to ensure that the design of buildings incorporates provisions to
facilitate refuse collection and sorting.
Enact and enforce legislation that prohibit illegal dumping and open burning.
Conduct regular review of the legislation and tighten them where necessary
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4.8 Growth Nodes
Two major nodal developments proposed for relieving concentration of development in the
CBD and associated traffic movement and service the population. Lower level scale of nodes,
linkages of the nodes, enhancement of road network as well as the developments in the
former coffee areas are proposed.
Dagoretti Commercial Node developed to the level of westlands
There is no secondary commercial node for the expansive zone 4 and lower zone 5
Re-direct the traffic from going to the City centre and westlands
It was proposed in the 1973 as a major commercial centre with light industry (district
commercial centre)
In relation to the CBD it is a reasonable distance for important nodal development for
decongestion, Hurlingham is too close to the CBD.
It is surrounded by major government institutions providing the effective demand and
nucleus around which commercial activities can be organized
Accessible and can halt the movement from the Kikuyu area towards CBD
Westland Node
Expansion in various direction noted earlier is not tenable or feasible
It requires consolidation and containment
Corridor growth along the highway to be restricted
Below the above 2 nodes
Hurlingham Node
Intermediate between the secondary nodes and the lower level of Lavington type
Serves a rich institutional area which also limits its expansion
It can only expand along Argwings Kodek towards Yaya forming a commercial
corridor
Yaya should be the limit of its expansion
Middle Zone five along the highway ABC node
In an institutional area
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Some expansion so that it can serve the intermediate areas around it (Slightly lower
than Lavington)
Lavington shopping centre to serve the intervening areas
Neighbourhood node
Kileleshwa shopping centre along the road from Kasuku Centre
Neighbourhood node
Adams Arcade
Neighbourhood node
To consolidate commercial developments along Ngong road
Yaya Centre or node
Neighbourhood node
Loresho Node at the police station
Neighbourhood node
Enhance connectivity across the ridges
Spring Valley Shopping Centre
Neighbourhood node
Linkages
The two nodes require to be linked to the CBD and also among themselves as well as
to the population threshold areas serving them
Dagoretti linked to the CBD via Ngong road and Westland via James Gichuru road
and the Highway
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4.9 Institutional Structures for the Implementation of the Proposed Physical
Development Plan
4.9.1 Institutional Re-alignment
During the stakeholders‘ forum questions concerning decentralizing the provision of services
to the Ward level and good governance were raised especially by the residents of the study
area. It should be noted that these concerns are compatible with the spirit of the new
constitution concerning devolved governance. Article 176 (2) of the new constitution says:
―Every county Government shall decentralize its functions and the provision of its
services to the extent that is efficient to do so‖ The Urban Areas Cities Bill 2011 that is
being debated in parliament proposes that every electoral Ward be strengthened. Besides, the
new constitution now gives more importance to participatory planning as a requirement to
good governance. It states under article 184 (1b) that county government shall ―facilitate
public participation and involvement in the legislative and other business of the
assembly and its committees‖. Under article 184 (1, b, c) the constitution emphasizes that
urban areas and cities be required to ―establish the principles of governance and
management of urban areas and cities and provide for the participation of residents in
the governance of urban areas and cities‖. In keeping with these legal requirements, and
in order for the City Council to be able to implement the proposed physical plan, we
recommend that:-
a) The City Council of Nairobi decentralizes its functions and responsibilities to the
Ward level. The council started a decentralization programme in 2003 when skeleton
staff were transferred to the Wards and basic offices constructed to house the Ward
Manager and area councillor. What is needed now is to have officers from key
departments deployed at the ward level to carry out more basic day to day
responsibilities such as the enforcement of development codes at that level. This will
also help to reduce the number of people going to city hall to have their problems
solved and give senior of officers, at the city hall, time to concentrate on policy issues.
b) Institute committees at the Ward level comprising of council officers, residents
representatives and other stakeholders to handle local issues related to the
development of their area. For example issues related to change of user should,
initially, be discussed and approved by those committees before an application is sent
to the City Council for approval; and
c) Institutionalize the existence and participation of Residents‘ Associations. This will
ensure that residents are constructively involved in the planning and plan
implementation of their areas. Enforcement of agreed regulations becomes a lot
easier than regulations where interested parties did not have a majority decision.
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During our discussion with stakeholders and study of relevant documents we have seen that
there are a number of institutional problems at the level of City Hall. We saw that the
council‘s leadership both at policy and technical levels, were weak. We also saw that key
support systems, especially revenue management, financial management, human resource
management, and procurement, had failed to function as expected of them. Thirdly, we saw
that the council has a large and unproductive labour force. Fourthly, we saw that there was
low capacity in terms of institutional structures and human resource capital. Finally, we saw
that there was lack of coordination of the agencies involved in the provision of services to the
residents. We, therefore, recommend as follows:
a) That the council should computerize all its operations to rid itself of inefficiency and
temptation to corruption. We were informed that the council is in the process of
installing an information centre. This proposal should be implemented urgently.
Connectivity both within the council and to the rest of the world will greatly enhance
efficiency in service delivery. Besides, Nairobi being a capital city and seat of
Government as well as one that is fast gaining importance as a hub of transportation,
trade, and finance for the East African region, such connectivity is quite critical.
b) The budget preparation process should be rationalized to reflect the needs of the
residents. For example the council‘s 2011/2012 budget is about Kshs. 14 billion. Out
of this only Kshs. 3 billion or 12% is allocated for capital development. This shows
that almost the entire budget goes to Recurrent Expenditure. And what is worse is
that, it goes to pay unskilled labour force. What is needed is a rationalized budgeting
process whereby capital development is given a sizeable share, at least 40%, of the
entire budget.
One of the most critical findings of our study is that systems that are expected to provide
critical support to the policy leaders and chief officers have failed to function. The council
admits to this fact in their 2006 – 2012 Strategic Plan (P.24). These systems include the very
critical systems such as:-
a) Revenue management;
b) Financial management including planning and budgeting.
c) Procurement and contract management;
d) Human Resource Management;
e) Assets management and maintenance; and
f) Enforcement of by-laws.
In our discussions with staff of the City Council as well as those of the Ministry of Local
authorities we asked the question. Why do you think these vital systems have failed to
function? A majority of them responded that it is due to a long period of neglect (on the part
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of the council) leading to high turn-over of key staff in the relevant departments. They argue
that staff in these departments have, for a long time, not been motivated adequately and so
they go for greener pastures leaving the departments depleted and hence unable to function.
Another group of staff, while agreeing with this view, go further to state that this neglect is
done deliberately inorder to encourage corruption. The council itself agrees with this when in
their 2006 – 2013 strategic plan they say that ―the malaise manifesting itself in the form of
poor work ethic, rampant corruption and resistance to change are key issued that the
council needs to address‖ (p.25).
Given the above observations we propose as follows:-
a) The City Council liaises with the Ministry of Local Authorities and Ministry of State
for Public Service to:
a. Review terms and conditions of service for all cadres of staff in the council
with a view to improving them; and
b. Increase the autonomy of the council in terms of management of its own staff,
and
c. Strengthen the Human Resource Department.
b) The council should introduce new management system in order to instill a new sense
of purpose guided by the mission, vision and core values of the council;
4.9.2 Human Resource Capacity Building
We have already noted that the council has a very serious problem of inadequate and weak
Human Resource Capital. This is found at all levels but mainly at the policy and technical
levels. These problems apply to the professional and technical levels as well. Our proposal
to address these problems is divided into two categories.
First is at the policy level. We recommend that, as a long term strategy, the City Council
should:-
a) Liaise with the Ministry of State for Public Service and carry out a comprehensive
departmental and staff rationalization exercise. This exercise should address the
question of creating departments that will deal with the coordination of socio-
economic development for residents of Nairobi including those of the study area. It
should also address the question of having an optimal size of staff both at City Hall
and at the Ward levels.
b) Put in place a training policy both for staff and policy makers. In this policy for
example, it must be made compulsory that:-
a. All new entrants to the council, including councillors, must undergo an
induction training programme upon joining the council;
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b. All professional and technical staff must undertake at least one in-service
training programme after every three years of service; and
c. That at least 2% of the money received from Local Authority Transfer Fund
(LAFT) be committed to funding those training programmes.
c) The Local Government Act (Chap. 265) should be amended inorder to raise the
minimum qualifications for those intending to be councillors, especially for the City
Council of Nairobi. Fortunately, the Urban Areas and Cities Bill addresses this
concern.
The second, level of our recommendations is the proposed training programmes for selected
target groups. This is meant to provide short and mid-term solutions. Most of these training
programmes should be held in-house causing minimum interruptions to the normal services.
These proposed training programmes are based on the identified training needs. The training
needs were identified after having discussed with key officers of the council and the Ministry
of Local Authorities. The aim of these discussions was to verify information obtained from
the study of the relevant documents.
Training needs of the City Council can be divided into six (6) general clusters. These are:-
a. Institutional management and Governance related training needs;
b. Resource mobilization and resource use related training needs;
c. Financial management related training needs;
d. Land use, Physical Planning and Environmental related training needs;
e. Service Delivery related training needs; and
f. Attitude related training needs.
It is, therefore, recommended that the training programmes contained in the following tables
be implemented as a short and mid-term measure.
Finally, we recommend that the Council introduces an annual award to be given to the best
worker as an incentive to the staff. This will boost morale and help to improve the overall
performance of the council.
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TABLE TWO PROPOSED TRAINING PROGRAMMES FOR THE CITY COUNCIL
No. Type of Training Target Group Duration Estimated Cost
Workshops
1 Workshop on good
Governance and management
Councillors, Chief, Officers,
Departmental Heads, stakeholder representatives
and Ward Managers
Four
Days
Kshs. 800,000.00
NB: On the basic of 40 participants
residing in a hotel or
public institution
2 Resource Mobilization and Service Delivery
Workshop.
―
―
―
3 Local Economic Development and
Poverty alleviation
Workshop.
―
―
―
4 Workshop on Supervisory and
Enforcement Approaches
Enforcement officers, supervisors and
neighbourhood
representatives
―
―
5 Workshop on Integrated
Urban Investment,
Planning and
Development
Chief officers, planners,
stakeholders and members of
the planning committee
―
―
6 Workshop on project
cycle and participatory
planning
Councillors, Chief Officers,
and Stakeholder
representatives.
―
―
7 Workshop on law of meetings
Chief Officers, and Committee Staff
―
―
8 Environment and
Sustainable Development Workshop
Councillors, Chief Officers,
Stakeholder representatives and Ward Managers.
―
―
9 Workshop on Designing
Urban Planning Policies
Councillors, chief, officers,
and Stakeholder
Representatives
―
―
10 Workshop on Budgeting
and Budgetary Control
All Council of staff
―
―
11 Workshop on Tourism
Promotion in the City Council
Councillors, Chief Officers,
Stakeholder representative and Ward Managers.
―
―
12 Workshop on Branding
Nairobi
All Council Staff, Stakeholder
Representatives and Ward
Managers.
―
―
13 Workshop on Public
Private Sector
Partnership
―
―
―
14. Workshop on Inter departmental relations
Chief Officers, Committee Chairmen and Ward
Managers
―
―
15. Workshop on conflict and conflict resolution
― ― ―
16. Workshop on
communication skills
Councillors, all council staff
and Ward Managers.
―
―
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TABLE THREE SHORT COURSE
No. Type of Training Target Group Duration Estimated Cost
Short Courses (bold)
1 Introductory course on
Devolved Government
Management
Chief Officers and Ward
Managers
One
Week
NB: Depends on
the institution
offering the course.
2 Course on Project
Development and Management
Chief Officers, Councillors and
Stakeholder representatives
―
―
3 Course on Revenue
mobilization and revenue
use
Revenue collectors, Auditors,
Members of Finance Committee
and Representative of Business Community
―
―
4 Course on Economic and
infrastructure investment
Committee Chairmen,
councillors, Chief Officers and
Ward Managers.
―
―
5 Course on ways and
means of promoting
Housing Development
Councillors, Chief Officers,
Committee, Chairmen and Ward
Managers
―
―
6. Course on Promoting Social Services
―
―
―
7 Course on Formalization
of the information sector
Councillors, Chief Officers,
Ward Chairmen and Stakeholder
Representatives
―
―
8 Leadership Skills Course Chief Officers and Chairmen of
the Committees of the Council
Four
Weeks
NB: Depends on
the Institution
offering the
course.
9 Resource mobilization,
revenue generation and
financial management course
Councillors, All Council Staff
and Stakeholder Representatives
One
Weeks
―
10 Valuation Technician‘s
Course
Valuation Technicians ―
―
11 Course on rating and roll Chief Officers, Supervisory Staff
and Ward Manager
―
―
12 Course on Information Management System
Chief Officers, Supervisors, Ward Managers and all
Secretaries
―
―
Conclusion
We are aware that the area under study does not cover the entire City Council of Nairobi.
However, when it comes to Institutional and Capacity Building the focus is on the entire City
Council and other stakeholders. The issue to address here is whether or not the council has
the capacity in terms of institutional structures and human resource capital, to implement the
proposed land use and policy plan. To underline this concern, the Terms of Reference
included the fact that the study would: ―Examine the existing institutional set up for the
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management of development in the proposed area, its strengths and weaknesses and
opportunities in terms of institutional structures and human resources‖.
In our study we have established that the City Council of Nairobi has a number of problems
and constraints in terms of structural and human resource capacity. We have also established
that there are a lot of potential opportunities that, if properly exploited, could enable the
council to improve on its performance in terms of providing services to its residents and other
visitors which include international organizations.
We have also established that a lot of studies have been undertaken focusing on institutional
structures and human resource capacity of the City Council of Nairobi. These studies
recommended a number of measures to be taken if the council wanted to improve on its
performance. The problem is that the council has not implemented these recommendations.
The City Council was established to serve a relatively small population of people. Its
structures and type of management style was geared to serve this small population of people.
Our study indicates that these structures and style of management have not been restructured
and expanded to respond to the large expansion of the city. Fortunately, the new
constitutional dispensation, if implemented properly, will ensure that this situation is
corrected as it lays emphasis on devolved and participatory governance.
We have made several recommendations including the following three (3) fundamental
proposals. The first is that the City Council should implement a devolved and participatory
governance system. We recommend that the Ward be strengthened and empowered to
provide services to the residents of Nairobi, including those living in the study area.
Secondly, we propose that the council puts in place a clear policy regarding the development
and utilization of its human resources. This should be accompanied by rationalization of its
staff to ensure that all the systems of the council function to their optimum capacity. Lastly,
as short-term measure, we recommend a number of workshop and short courses to be
mounted in order to address the identified training needs.
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4.9.3 Urban Management Strategy for Planning and Development Control
Good Governance
The question of good governance is usually severally raised concerning Nairobi City Council.
The problem seems to stem from the institution set up. Critical matters such as local
economic development for example are not dealt with. There tends to be more emphasis on
enforcement of regulations than championing innovations and welfare of the residents.
These shortcomings start from Ministry of Local Government that determines which
departments and committees local authorities should form to local authorities themselves not
placing welfare matters high in their governance agenda.
A department for instance that would deal with management information system and ensure
there is connectivity from the wards to City Hall and that all required information is timely
and gotten with ease would definitely go a long way in managing City Hall. We were
informed that the council is in the process of forming a Media Center where among other
benefits, Kenyans could access relevant information about services the council is offering and
even make payments online.
The new Kenya constitution has greatly routed for devolved government for efficient and
effective service delivery. Article 176(2) reads: ―Every County Government shall
decentralize its functions and the provision of its services to the extent that is efficient to do
so‖. The Urban Areas and Cities Bill 2011 that is currently under discussion is proposing that
every constituency shall become a Sub County with definite decentralized responsibilities
under the County Government. Electoral wards shall be strengthened. The law emphasizes
creation of Neighbourhood Committees which shall hold at least quarterly meetings in their
neighbourhoods or villages and inform the council their about concerns.
Furthermore, the constitution now gives great importance to participatory planning as a
requirement to good governance. It states under article 196(1b) that county government shall
―facilitate public participation and involvement in the legislative and other business of the
assembly and its committees‖. Under article 184(1, b, c) the constitution emphasizes that
urban areas and cities are required to ―establish the principles of governance and management
of urban areas and cities and provide for participation by residents in the governance of urban
areas and cities‖. The proposed Urban Areas and Cities Bill provides for mechanisms to
address this among other provisions. For example, one way of implementing the spirit of
above constitutional requirements means it would be necessary for the councils to establish a
Working Committee- representing the stakeholders of the respective planning areas and be
involved in the implementation of the spatial plans among other councils Action Plans.
In order for City Hall to institute good governance and in readiness for County government, it
needs to make more efforts in capacity building needs at the wards. This includes more staff
and senior ones, working tools and equipments. More and more basic services should be
provided cascading upwards from the wards, sub counties and city hall.
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There are many benefits of assigning functions and fiscal responsibilities to the lower levels
of governance.
The public collective choice by a certain critical mass membership of residents to have a
demanded service provided usually maximizes welfare benefits. This is because where the
residents have similar wants, the expenditure shall be shared and the unit costs lowered but
up to the point where individual wants are not diminished by overcrowding members. Any
additional member beyond a certain size brings in congestion and overcrowding costs to rise.
The individual level of influence at this point starts declining and so is the quality of
enjoyment. This is very visible in neighbourhood associations where a certain size is
manageable and may quickly agree on a lot of things since they have majority interests while
a large population of neighbourhoods that are not homogenous may not be managed
effectively.
In most of the areas under this study, majority of neighbourhood communities with similar
interests and abilities are almost clustered together. Self-governance is therefore easier.
The notion of urban functional region may be applied with ease. That means areas with
homogenous structure of economic activities can be zoned together.
And even within this zone, different areas can be planned for different levels of income. This
is however likely to be interrupted by migrations of the low income groups especially in the
immediate neighbourhoods of Kibera, Kawangware, Kangemi, Gachie and Mathare bringing
in externalities or additional costs.
This then means that as the spatial development plan for this area is prepared, due regard for
these immediate surrounding low income areas need be internalized in the plan especially for
purposes of income generating activities and employment. After all, these low income areas
provide most of the labour for the affluent in the area under this study.
These fundamental issues have been brought out to demonstrate that the council would be
managed better when the lowest possible unit of governance is assigned commensurate
functional and fiscal responsibilities.
The human resources department will have to evaluate exactly what needs to be done at the
sub counties and wards and hence which cadre of staff shall be posted there. In addition, the
council would be expected to structure the departments such that it efficiently and effectively
manages the wards without compromising authority.
Elaborate management information systems need be designed in the ongoing set up of
Information Center so that there is one stop shop transactions connectivity between city hall
and the wards as just as banks branches and head office are intra and inter connected and
personal accounts held in city hall can be done at any council counter. Liberating financial
transactions and adopting the fastest mode of receiving payment e.g. M-Pesa would greatly
enhance timely cash flow and substantially reduce default rate as well as pilferage.
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Managing Nairobi City Council is usually compounded by the fact that most of the operations
are manual and senior officers spend a lot of their quality time doing non-managerial and
routine duties. This leaves them with little time to deal with policy issues. Computerization
and information technology has not taken major strides as would be expected and usually
intra and inter communication among city hall fraternity on the one hand and city hall with
the members of the public on the other is inefficient.
In order to implement the proposed spatial development plan and other policies arising from
this study, it is necessary to come up with best practice Urban Policies that would help the
council to re organize how it manages its affairs. Some policies do currently exist and need
emphasis while many others may not have been taken into perspective.
Some of these insights of good urban policies may be gotten from the recent national
Sessional Paper No. 3 of 2009 on National Land Policy that was compiled by the Ministry of
Lands through exhaustive consultations with Kenyans and other interested stakeholders and
those policies contributed heavily to Chapter 5 of the constitution that is deals with Land and
Environment.
Tools of Urban Policy
1. Proposed Spatial planning for this area or for any other area of Nairobi city should
conform to national planning policies and attendant policies such as housing and land
policies. It needs to be for the national good.
The National Land Policy for example advocates that there should be equitable access
to land for economic and various lands uses and in doing so strive to achieve a
sustainable balance between these uses:
a. Intra and inter generational equity
b. Gender equity
c. Secure land rights
d. Effective regulation of land development
e. Sustainable land use
f. Access to land information
g. Efficient land management
h. Vibrant land markets
i. Transparent and good democratic governance of land
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2. The proposed spatial planning of this area needs to fit in the overall vision planning of
Nairobi city. It does seem this area is the area zoned for high income communities,
State House, United Nations offices and lately is becoming area for embassies and
high end banks and offices. Any new forms of approved development should maintain
this status.
3. The proposed spatial plan should fit in the councils Master Plan. The council master
plan has however not been updated since 2002. It is critical therefore to view this
spatial plan preparation as a process of updating the council Master Plan in piecemeal.
In the proposed Urban Areas and Cities Bill 2011, it shall be mandatory for every
urban authority to prepare an Integrated Urban Development Plans and Action Plans
(sectoral plans, programmes and projects)that need be undertaken say annually, in
three years, five to long term ones. There is need to emphasize that such Urban Plans
need to include envisaged Investments so that budgetary allocations are made and
availed. The council therefore needs implement the proposed Integrated Urban
Investment Development Plan for this area which is one of the outputs of this study.
This study can be used as a pilot and process rolled out to other segments of Nairobi
City as the council progresses to update their respective spatial plans.
4. Ensure Sustainable land use, development and management. Land is a finite resource
and major factor of economic production and should be utilized sustainably. The
National Land Policy and the constitution has advocated for a National Land
Commission that shall coordinate land use as a national resource whether privately,
communally or public owned. Environmental conservation should be in built in
national and counties development regulatory provisions so that even private land
owners view their development activities as investments in protecting the
environment.
On the other hand, the constitution under article 68(1, c, ii) demands that parliament
shall enact legislation on the most economical land sizes and minimum plots size for
urban and agricultural uses and this proviso shall be considered when designing plot
sizes in this area.
The council needs to encourage development of underutilized land in this area. Next
would be to project the likely population that this area can efficiently hold without
compromising the existing life style quality by setting development standards and
regulations to respect majority interests and investments.
It cannot be lost that land in Kenya is also a cultural heritage and should be utilized
for the common good whether privately owned. Punitive taxes need to be imposed
where land owners hoard land for speculative purposes. This is because the council
shall have spent public funds to construct social infrastructure, thus raising the value
of land though not benefiting the wider public. To underscore the importance of this,
the constitution in article 66(2) imposes parliament to enact a legislation to ensure that
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investments in property benefit local communities and their economies. This is
actually a hallmark in good urban planning and management.
5. Budgeting and budgetary control should be need based that has arisen from the
majority collective choice of the communities and that the communities are involved
in the budgeting process and it‘s spending respectively.
Nairobi city council could further improve on its revenue capacity by working closely
with the other development agencies such as the central government ministries,
Constituency Development Fund committees of the respective constituencies, Non
Governmental Organizations, Community Based Organizations and Neighbourhood
Associations, Private Developers and even Foreign Donor Agencies and Countries. It
was evident that currently there is very little coordination between the annual council
plans and actions and what the other development actors does within the city. Added
together, huge financial capital is spent in Nairobi but this is not utilized efficiently.
For example, we noted instances where in the same neighbourhood, there are
duplication of similar Action Plans such as street lighting where the council has
proposals to erect them while Ministry of Nairobi Metropolitan, Ministry of Roads,
area Constituency Development Fund committee and private advertising agencies
have similar proposals in the same area. A look at the 2008-2012 Development Plans
for Nairobi districts can attest to this.
An even worse example is where the council and Brand Kenya Authority spend
money to plant trees and almost in the same year the Ministry of Roads uproot them
to construct roads.
If all the monies spent by the different financiers mentioned earlier was accounted for
and a consultative and coordinated approach taken on what Action Plans that would
be spent on, this is a very huge capital that would go a long way in supporting Nairobi
City Council‘s perennial own revenue budgetary constraints.
6. Participatory planning so that the communities are constructively engaged in the
entire management of the council. Enforcement of agreed regulations becomes a lot
easier to implement than regulations where interested parties did not have majority
decision in their making. Furthermore, institutionalization of working groups and
neighbourhood associations in the council management would make a sustainable
forum to achieve this.
7. Disciplining of land use, sub divisions and occupation. Areas need to be zoned and
agreed that only certain purpose can be carried out in those zones on certain plot size
and plot coverage. After construction, the council should issue Occupation Certificate
which is more less an approval that the developer has conformed to the regulations
and the building is habitable.
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Land marking and numbering of every building to show physical address should be a
requirement. There are lots of benefits for doing this such as utility providers locating
property more easily, preparation of location maps for visitors and tourists, enhancing
security concerns.
8. Environmental zoning so that the fragile areas are conserved and if it must be, they
can only be developed for certain use e.g. Chalbi area, properties fronting the riparian
lands such as rivers and streams and forests in the area.
In order to confront traffic management, some locations such those with inadequate
roads circulation and narrow roads should only be zoned for development that would
minimize traffic congestion.
9. Economic and social development plans. The prime responsibility of government is to
improve the welfare benefits of the communities. There is therefore need for
deliberate planning to enhance local economic development. The current scenario
where City Hall sticks more to enforcement and does minimal to create enabling
environment for private capital undermines the very purpose for its creation. The
informal sector needs to be formalized and more avenues created for them to thrive
even more within planned areas. As the council contributes to the improved
livelihoods of communities, this also positively contributes a lot to the national
economic, political and social pillars.
10. Public private partnership incentives. The private sector has immensely contributed in
housing and commercial development. The council could tap more of this private
capital by luring stakeholders in public private partnerships especially in development
of the inadequate social infrastructure such as retail markets, recreation facilities,
water and sewerage reticulations, non-motorized transport. The private sector
(including existing property owners in the area) is quite likely to avail funds once
confidence is built that their financing will be paid back and they also stand to benefit.
The council could as a way of further promoting this venture design tax incentives
e.g. property owners once they contribute to capital development, they recoup their
expenses from the property taxes they usually pay to the council or from user charges
on a modality that shall be agreed upon. Other incentives could be constructing roads
and street lights and agree on period the developers would recoup their expenses
through advertisement fees.
11. Design equitable taxes on built property and urban land. Property taxation should be
in accordance with property values and the benefits the property is likely to accrue.
Existing valuation method is on unimproved site value, thus not taking valuable and
massive development in Nairobi that usually demand public to finance such facilities
as roads, enhanced water and sewerage reticulation, security. Furthermore,
development creates nuisances such as traffic jams, air and noise pollution, insecurity,
interfere with privacy, population increase and so on.
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Valuation roll should be reviewed within reasonable time. The law as at now provides
10 years though this is many years in arrears since it was last reviewed. The current
property and land prices in the areas under this study are many times more than what
is in the valuation roll thus the council is losing on much needed revenue. Speculative
and idle land should also attract a punitive tax so that the property owners should
avoid hoarding land which is a finite resource.
There have been back and forth discussions on installation of geographic information
system in order to capture all the properties and also include them real time after
development or subdivisions in the council records. This project however has not
been fully implemented. The National Land Policy is advocating for every local
authority to have land in its jurisdiction planned and captured in the geographic
information system.
12. National interests and conformity to legal requirements. Constitutionally, land
belongs to the people of Kenya collectively as a nation and property owner acquires
secondary rights. Whereas property owners may have legal documents as conferred
by land law and other legal rights, they are bound to use the property in the best
interest of all stakeholders. Such issues as cultural, historical, monuments, intrinsic
values to properties shall be considered so that some properties though privately
owned create a lot of public interests and call for preservation.
The council needs to strictly enforce this through the legal instruments such as zoning,
development control, building plans approval, building code, occupation certificate
and business regulations through issuance of licenses.
On the other hand, there is need to have simplified and efficient council regulations
that make property owner and council fulfill what is required of each without undue
delay. For example development application approval, change of user, transfer of
property from one owner to another, regularization of property ownership or
development, production of site inspection reports from those officials required to
inspect development, occupation certificate, issuance of license etc should be done
within the stipulated timeline. All information concerning regulatory requirements
need to be readily and regularly posted in the council website.
Property owners should not encroach on public accesses. In addition, public agencies
have right of access to private property. In the very extreme case, government has a
right to make compulsory acquisition for the public good and upon making
appropriate compensation. In any case, property owners only hold surface rights to
land. Land below development belongs to Kenyans.
13. Preparations of Neighbourhood Impact Assessment and Environment Impact
Assessment. Preparation of Neighbourhood Impact Assessment by the developer need
be mandatory so that the neighbourhood committees as proposed in the new
constitution can make their contributions informed on the land use plan of the area
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and the likely effects of proposed development. They may recommend or disapprove
the development but this has to be done freely and fairly before the council approves
the development plans.
Preparation of Environmental Impact Assessment as usually required by National
Environment Management Authority in the Ministry of Environment only relates to
development within a certain threshold and those developers who are not required to
produce this report, many are claimed to put up development without council
approval or against the neighbourhood wish who just find buildings come without
their input. The current requirement where developers put notices in the local media
of intention to change use of land or development proposals do not give neighbours
and other interested stakeholder‘s forums to interrogate this proposal.
These discussions and approvals by all interested stakeholders, as said earlier, need to
be done in the shortest reasonable time and within the set timeline so that developers
get to know the decision in the earliest.
14. Plan for Urban Agriculture and Green Areas. In theory, sustainable development also
advocates that urban areas need to produce food and be self sufficient among the other
economic activities that are carried out in urban areas.
Land that was reserved for agriculture and most of open spaces purposes in Nairobi
has however changed considerably for buildings. In the area under this study, the
agricultural land adjacent to Nyari estate that had coffee plantation is already giving
way to housing. The council, together with the neighbourhood committees however
needs to increase vegetation and promote green areas. Some of these may become
classic recreation centers such as the existing city park and arboretum. Private sector
need further take up the responsibility of planting trees within their property holdings
and in the neighbourhood public places. This needs to be mandatory and enforced by
the neighbourhood committees.
Where possible, urban agriculture and kitchen gardening could be carried out but be
regulated by the council such that only certain types of crops and fruit trees including
domestic animals are allowed in the compound. The National Land Policy advocates
for ―promotion of multi-functional urban land use‖ but within ―an appropriate legal
framework to facilitate and regulate urban agriculture and forestry‖.
Proposals / Recommendations
Nairobi City Council would be expected to use updating of urban plans for Western regions
both as a tool and covenant for effective urban management of the livelihoods of the residents
of those areas.
As a tool, it shall guide the council and set standards and regulations that are agreeable to
both the council and the residents.
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Once the spatial physical plan is approved by the relevant authorities, it then binds all the
interested stake holders, thus making it easier for the city council to manage the agreed
regulations.
Perhaps the second best solution for the proposed spatial plan would be where the existing
land use sizes do not change fundamentally yet the area becomes an inclusive city, such that
it allows more social amenities the communities living here deserve such as shopping centers,
recreation areas, offices all within reach from the residential areas.
The notable acceptance in terms of planning is that this area should allow co-existence
between the rich and the low class, some of whom are employed in this area. It would be
secure in many ways where exclusionary and predatory urban orders to lower members of the
society are avoided.
The proposed updated spatial plan for the areas under this study shall in the best interests of
the majority be regularizing various already existing developments which have been done
contrary to the existing zoning and development control regulations and allowing emerging
needs whose development would not have been allowed in the past regulations.
Kiosks, garages, and retail markets for example should be allowed in agreed locations by the
neighborhood associations and should also be of certain quality and standards.
At some pre determined areas, vertical development shall be agreed upon to allow
development of shopping malls, offices, or high rise apartments. It seems that this is the trend
in zone 3 which is part of the Old City /Western area that includes Parklands, Westlands, up
to Museum Hill. Quite a number of old type Indian dwelling units have already changed to
either commercial or residential storey buildings. The trend is the same in some areas of zone
4 which includes Lower Spring Valley, Riverside, Kileleshwa, Kilimani, Thomson, Woodley
and Ngong Road neighbourhoods.
Along Riverside Road, most of the residential plots fronting the road have been converted to
high end offices, embassies and banks.
Most of the inner Kileleshwa which in the early years was dominated by government houses
have now been converted to high-rise residences. This trend is the same in Kilimani,
Woodley and Ngong Road where vertical developments for commercial and residential
buildings are a common feature.
Once the physical plan and land use are agreed upon, the next phase will be for the city
council to institutionalize this. Among the proposals to achieve this include the following.
1 Adopt the Tools of Urban Policy
These have already been explained earlier. City Hall shall formulate how every case fits into
the council management and how to implement them. It is useful wherever necessary, to
work closely with the relevant stakeholders.
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2 Re-organization of Departments
Some of the community needs are not given due regard in the current structure of the
departments. Cities are engines of economic development and their importance in improving
citizens‘ livelihoods and quality of life can only be emphasized. These intentions are usually
carried through the departments.
Some of the shortcomings from the existing departments set up include non promotion of
local economic development and adequate social infrastructure. Any city need to be viewed
as a basket full of business opportunities. The responsibility of the council is then to institute
good governance practices so that the opportunities are maximized sustainably.
Examples of new departments that would go a long way in focusing on peoples‘ needs as
well as improve financial capacities include Economic and Business Entrepreneurship
department, Communication and Information Technology department, Infrastructure
department (which will deal with all construction), Tourism and Cultural department,
Strategic and Investment Planning department (city planning department currently
concentrates in spatial planning and enforcement of planning regulations and does minimal in
strategic and investment planning).
Planning for small business enterprises such as hawking, jua kali artisans, kiosks at vantage
points and other livelihood ventures such as sale of trees and flowers seedlings would go a
long way in improving governance and economic empowerment of the low income group.
Currently, the council views most of these small businesses when conducted in private or
open public areas as a menace and is a source of constant confrontation between the council
and the entrepreneurs.
City planning department need to take up other critical planning responsibilities of planning
and identifying areas that are fit for gentrification, urban renewal, historical and conservation
buildings/sites and creating artifact sites. And more importantly, the department needs to
make this area a ―living‖ city and attractive to all including tourists.
3 Decentralize Urban Management to the Electoral Wards
Every department in City Hall would require quality representation in the wards. This would
include skilled and senior staff that can make decisions.
An administrative mechanism is then put in place on how managers in City Hall shall relate
with the field officers.
Delayed approval of building plans for example has been a bottleneck to development and a
disaster in waiting as many developers construct without approved building plans or councils
supervision. We were informed of instances where construction was being done at night to
evade the council. So illegal and disastrous construction is not limited to Eastlands where
unauthorized high rise buildings have of late collapsed in succession.
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Approval time lines and observance of regulations should be respected by all.
The daily administrative activities should mostly be conducted at the wards, thus giving the
City Hall managers latitude to deal with policy issues.
4 Institute Integrated Management Information System
We were informed that the council is in the process of installing information technology
center and that most of the current shortcomings would be resolved. This proposal to
computerize and integrate information is long overdue project which has had internal
challenges to implement. The council for now usually manages through meetings and
manual verifications which are time consuming.
Connectivity both within the council and to the rest of the world would greatly enhance
efficiency in service delivery. Nairobi city which is also the capital and seat of Kenya
government is fast gaining importance as hub of transportation, trade, finance, information
and innovations especially in the east and central Africa and the council need to be play a
bigger role as it continues to reap the benefits of private capital and more revenue from
taxes.
5 Budget Rationalization
Annual budget preparation should be a translation of needs and priorities of the communities.
There is also need for a rationale and consistency in the process. The needs are then
translated to Investment Action Plans. Most of these Action Plans needs to be carried out in
the wards as this would be more efficient and effective.
The councils 2011/2012 budget is about Kshs 14 billion. Only about Kshs 3 billion will be
for capital expenditure and a similar amount for operations. The rest is on recurrent
expenditure.
A rationalized budgetary process would vote more for capital expenditure by cutting on non-
core expenditure.
Looked at again but from spatial planning perspective, and as a long term strategy, there is
need to integrate fiscal policies, urban planning and city hall management in order to
democratize local decision making process and relate land planning to budget preparation so
as to legitimize a new socially oriented urban-legal order.
6 Institutionalize Stakeholders Participation
Among the frequent public complaints is that City Hall rarely consorts them and whenever it
happens, it is actually to inform them what they have to comply with though it was not a
majority decision.
The council can build the culture of participatory planning through regular consultations at
the wards and upwards, these views get ratification by City Hall. Public will then support
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regulations they have participated in their formulation. It also informs City Hall on the need
for flexibility in planning as public desires and choices usually change with the times and
needs.
The proposed Working Group members to participate in investment action plans
implementation should be voluntary members that are a representative of the residents and
should come in to also synergize the council‘s capacity and never should the members be
another challenge to the councils operations.
The Working Group members who shall be elected from among the membership
organizations in the area under this study such as neighbourhood associations, community
based organizations, fellowship based organizations and other development agencies play an
advisory role and in no way are they to engage in the day to day management of the council
or local politics.
Harness capital through public private partnership initiatives. The council budgetary
investment plans requirements are way below the councils funding abilities. This backlog of
investments of desired social infrastructure over the years is the inadequacies the stakeholders
complained about during the stakeholders‘ consultative meetings that were held in the
process of preparing this report.
Major developers that have a stake in benefiting from adequate social infrastructure in this
area would be quite interested in partnering with the council to finance projects. Super
markets putting up their shopping outlets in this area are already improving transport and
street lighting infrastructure in the surrounding neighbourhood.
Included in this list of possible private partners are voluntary organizations that have done
credible charity work such as Lions Club, Round Table, Aga Khan Foundation, Amref and so
on.
The council needs to approach the likely partners or find a mechanism of dealing with these
likely partners through a credible consultancy firm that shall enlist as many and different
ways of partnering to ensure interested partners find their comfortable place.
International agencies such as United Nations which has regional offices in Nairobi,
Embassies and regional banks that have in the recent past opened branches in Nairobi would
be very resourceful partners.
Another way of engaging in partnership is by privatizing and commercializing many of the
projects rather than the council doing it. This invites more capital and even capacity. The
policy issues the council need to develop is how such private implementers would have their
investments paid back.
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7 Capacity Building
The rule of subsidiarity would best describe how the council staff should be empowered and
do the best at their most competent level. This brings the importance of building capacities all
the way to the wards. Wards and neighbourhoods should be the focal points for good
governance.
The human resources department has a task of rationalizing staff not only to cater for
implementation of this spatial plan but in readiness for the county government which shall be
implemented by 2013.
Taking stock of the current workforce and carrying out job placement would be a good start.
There has been concern that though the council has a large work-force of over 13000 staff,
most of them are in the lowest cadre of the job groups and can only do manual jobs. This
notion however need be revisited. And the way to address this is combining what better use
each staff can do and the basic training they would under-go to be effective in their duties and
responsibilities. Some members of staff though qualified, have stagnated around job groups
10 to 15. The council can develop their careers so that they take up senior responsibilities in
job groups 9 and above.
Having designed training policy, the next step is to commit funding and decide on in house
training and those that can be done with cooperation of government training institutes such as
Kenya Institute of Administration, Government Training Institute, Mombasa among others.
For some time now, the government put a stop to any new staff recruitment and those who
leave through natural attrition are not replaced as a way of reducing the size of staff that was
claimed to be unnecessarily high. In that case, the council has to design how the existing
workforce can fit in the existing professional gaps by improving their career.
As has been discussed in detail elsewhere in this report, the training policy that advocates
tailor made courses among others would come in handy to include training councilors so that
as the policy makers, they may steer the council to greater heights.
Installation of information technology as observed earlier would go a long way in creating
efficient systems which has been the council‘s biggest drawback. Tedious paperwork that is
also prone to abuse has meant many members of staff being deployed to do work that can be
carried out by few and with more transparency and accountability.
The other area the council will address is increasing financial capital and the most efficient
and effective manner to utilize it. Increasing the taxation base without necessarily increasing
the current level would be a feasible start.
The council loses revenue in various ways. There are quite sizeable number of property
owners that are not in the valuation roll, high default rate, high pilferage through collusion
with council staff and other fees and charges that are just not collected. So far, the council‘s
fiscal effort- level of how much at its disposal is collected, is low. About 40% of councils
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own revenue is not collected or not accounted for. The council needs to regularly review the
valuation after those 10 years and ensure through installation of geographic information
system the properties are netted into council records instantly transactions occur for taxation
purposes.
The even bigger challenge is how that revenue is spent. It has severally been suggested that
best practice accounting standards and systems that would ensure funds are spent in the most
efficient and effective manner are installed. Credible accounting firms can now be hired to
install systems and programmes in the proposed computerization project.
Expansion of social infrastructures that can earn the council revenue such as retail markets
has high potential in this area of study. Again, public private partnership initiatives would
finance in the immediate possible time.
Other ways of raising capital include construction of houses for resale. The council may enter
into partnerships with now too willing developers and financiers to construct houses on
council owned land for sale. The Ministry of Housing, National Housing Corporation and
Housing Finance Corporation of Kenya which are government agencies are constructing
houses in partnership with international and local development financiers and in the process
raising more capital through construction then sale of the houses.
Rental housing as a way of adding housing stock and raising capital has not been successful
as the rent revenue is way below economic rent yet the council is met with political
challenges whenever it wishes to increase the rents.
This report advocates for a mixture of development where quality houses, commercial shops
and offices and business enterprises for the low income are planned for. This has the added
benefit of raising more taxes to the council. Formalization of the informal sector is a surer
way of improving living environment and incomes both to the council and the small scale
entrepreneurs.
Planning is meant to answer to the interests of the majority. So for whom are we planning
this area? According to the 2009 Kenya population census, out of the 3.3 million that is the
population of Nairobi, 91.3% are between the ages of 0 to 44 years.
Some of the implications of this are that there is need for more social amenities such as
schools, play fields, hospitals and shopping centers and close by the residential areas.
The other implication is that their preferred life style is living in smaller plot sizes, possibly
high rise gated apartments rather than in unaffordable expensive single dwelling units. Apart
from demand for high investments returns, this explains the upsurge for high rise buildings
and shopping centers in this area under study. Most dwellers in these high rise apartments are
the middle class and in the above age bracket.
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The council would be advantaged in supporting the private sector and other development
agencies that are building capacities to cater for the interests of the majority population since
this would have been the council‘s responsibility to do so.
Conclusion
Good urban management is reflected in how best the interests of the majority of the
communities are taken care of and that there is incremental value in their quality of life. In
other words, once some wants are satisfied for now, there are always new wants and that is
the way of confronting sustainable development in the wake to ever improve current
generations wants without compromising the wants of future generations.
City Hall will have to strive to implement the reviewed spatial plans for the Old City/Western
areas of Nairobi because this is only a part of the many other problems in the entire city.
While implementing this spatial plan however, flexibility and innovations would work better
in the process.
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PART FIVE: PROPOSED ZONAL SPATIAL POLICY FRAMEWORK
The existing zonal spatial policy framework provides us with zonal regulations and
development ordinances since 2006.
The need for rezoning the planning area was necessitated by a number of factors including:
It was noted that there is pressure on the available land and hence there is need to use
the land optimally.
There is pressure to provide space for other land uses including, housing,
commercial/office space
The cost of the land per unit area justifies the need to densify for reasonable economic
gain to be realized by the owners
The current proposals of these zones have given rise to subzones based on the trends that
have been analyzed within the planning area. Therefore zones 3, 4 and 5 have further been
sub-zoned to 5, 17 and 5 subzones respectively. Westlands CBD has now got a zonal status of
its own due to its functional status rivaling the Nairobi CBD.
In proposing these zones a number of factors were considered including infrastructural needs
– water, sewer, transport among others; and environment; they form a precursor to the
implementation of these proposed ordinances. In addition, green design also forms a core
requirement for all the buildings proposals to be erected in the planning area and for the zonal
proposals to bring forth a functioning neighborhood, infrastructure must be improved by the
CCN and therefore, an implementation framework on how this will be done must be in place.
Finally in the implementation of these proposals participation of the Residential
Neighborhoods Associations must be ensured to provide proper checks and balances in the
spirit of stakeholder involvement.
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ZONES 3, 4 & 5 SPATIAL POLICY FRAMEWORK
ZONE SUB
ZONE
AREA/DESCRIPTION GR PR MIN AREA
(HA)
TYPE OF
DEVELOPMENT
POLICY
ISSUES/REQUIREMENTS
W-
CBD CBD
Wayiaki way, Parklands road, Crossway road, Mpaka rd,
General Mathenge rd, Peponi rd, Lower kabete rd, school
lane, westlands health centre, Waiyaki way.
80
35
4.0
2.5
0.1Ha
0.1 Ha
Commercial/Mixed
Developments
Residential Flats
Use of Solar Energy
Water Recycling
Rain water Harvesting
Separation of Waste
On-site Parking 40M2/Car
Provision of a LIFT.
(If conditions not met-ratios to be lowered)
3
3A
High Ridge Centre: 3rd Parklands Avenue, Arya girls, 4th
parklands ave. Kosla lane, 3rd parklands avenue.
50 2.5 0.1Ha Commercial/Mixed
Developments
Above conditions apply.
3B
Parklands Road, Shivachi rd, 1st Parklands Avenue, Limuru
Road Parklands road.
35
35
2.0
1.0
0.2Ha
0.05Ha
Apartments
Single Dwelling
Use of Solar Energy
Water Recycling
Separation of waste
Rainwater harvesting
Provision of a lift
2 cars per apartment
20% Greenery.
3C
Limuru road, Public utility land, 6th parklands ave, Mpaka
road, Mathare river, Ring road, General Mathenge rd, Mpaka rd, Parklands rd, Shivachi rd, 1st parklands av,
Limuru road.
50
35
2.5
2.0
0.1 Ha
Commercial
Mixed Developments
As above
2 No Car Parks per Flat 20% Greenery for residential
Provision of a lift
3D
Public utility land: 6th Parklands ave., Mpaka rd, Mathare
river, North Highridge Primary school, Parklands road.
-
-
-
Public purpose
Recreation green area, public
facilities- police station, school,
etc.
3E
City Park Estate 35 1.5 0.1Ha Residential
(Apartments/ Single Dwelling)
Use of Solar Energy
Water Recycling Separation of waste
Rainwater harvesting
Provision of a lift
2 cars per apartment
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20% Greenery.
4
4A1
Peponi road, General mathenge rd, General mathenge lane,
canalized stream, brookeside rd, lower kabete rd, peponi
road.
35
35
1.5
1.0
0.2 Ha
0.05 Ha
Apartments,
Single Dwelling
Same conditions as above
4A2
General methenge drive, boundary zones 3 &4, mathare
river, brookeside road, general mathenge drive.
25
2.5
0.2 Ha
Single Dwelling
On site sanitation
4B1
All first row plots fronting Waiyaki way on either side
where there is a slip road to All Africa Confrence of
Churches (AACC).
50
2.5
0.2 Ha
Offices
Discourage spread of commercial
along Waiyaki way
Same conditions of green building
to apply
Observe acceleration and de-
acceleration lanes
4B2
Lower Kabete Rd, Karuna Rd, school lane,
boundary zone 4B1, Muguga green primary,
muguga green rd, brookeside rd, boundary 4&5,
canalized river, brookeside rd.
Ring road, boundary 4B1, St. Micheal road,
boundary 4&5, Nairobi river, ring road.
35
35
1.0
2.00
0.05 Ha
0.2 Ha
Single Dwelling
Apartments
Use of Solar Energy
Water Recycling
Separation of waste
Rainwater harvesting
Provision of a lift
2 cars per apartment
20% Greenery.
4C
Nairobi River, Ring rd, Kirichwa Ndogo, Boundary 4&5,
Kirichwa ndogo, ring rd
35
25
35
1.0
2.5
1.5
Town houses
Single dwelling
Apartments
No more Office Developments
along River side drive
Rehabilitation of the riparian.
Green building conditions apply.
4D1
Kirichwa Ndogo, ring road, St. Georges P. School,
Kirichwa Kubwa, Mazeras rd, migoiri rd, Nyeri rd, Gatundu rd, boundary 4&5, Kirichwa ndogo.
35
35
2.00
1.00
0.3 Ha
0.03 Ha
Apartments
Town houses/ Single
dwelling.
Riparian regulation
Above conditions of green building apply.
4D2
Kirichwa Ndogo, Gatundu Rd, Nyeri rd, Gitanga rd,
Muthangari drive, Kirichwa ndogo
35
35
1.0
1.5
0.05 Ha
0.2 Ha
Single Dwelling
Apartments
Above conditions of Green
building
Rehabilitation of riparian
4D3 Gitanga Rd, Boundary 4, , Methodist Guest House, 35 1.0 0.03 Ha Residential As above
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Kirichwa Kubwa 35 0.2 0.2 Ha Single Dwelling
Apartments
Rehabilitation of riparian
4D4 Bernard Estate 35 0.75 0.3Ha Residential
Single Dwelling
No apartments
4E
Galana Rd, Chania Rd, Chaka Rd, Lenana Rd, Agwings
Kodhek rd, Menelik rd, Chania Ave., Chaka rd, Lennana
rd.
From Chaka rd/argwings kodhek rd junction along argwings road to Hurlingham shopping centre: All plots
fronting the road on both sides.
Hurlingham shopping centre
50
50
50
3.0
2.5
2.5
0.2 Ha
0.2 Ha
0.2 Ha
Commercial
Offices
Commercial
Above conditions for commercial
areas apply
4F
Lenana Rd, Rose Avenue, St Georges schools, Woodland
Ave., Dennis Pritt Road, Zone 4 boundary, State hse Ave.,
Ralph Bunch rd, Lenana rd.
35
50
1.0
0.75
0.2 Ha
0.03 Ha
Single Dwelling
Apartments:(2 Floor
& an attic)
Special planning area: maintain
existing character
4G
Dennis Pritt Rd, St. Georges schools, Kirichwa Kubwa,
Ole Odume Rd, Ngong Rd, city mortuary round about, valley road, Ralph Bunche rd, Denis Pritt rd.
35
35
1.5
1.0
0.2 Ha
0.03 Ha
Apartments
Single dwelling
Above Conditions of Green
Building apply 20% Greenery
Onsite parking
Rehabilitation of riparian
4G1
Ole Odume Rd, Kirichwa Kubwa, Naivasha Rd, Riara Rd,
Sweedish School, Naivasha rd, Ole odume rd
35
35
2.0
1.0
0.2 Ha
0.05 Ha
Apartments
Single dwelling
Above Conditions apply
Maximum 6 levels
Rehabilitation of riparian
4G2
Riara Rd, Naivasha Rd up to the Swedish school boundary,
Riara rd. Includes Dagoretti commercial node.
50
2.5
0.2Ha
Commercial
Need for Detailed Planning of the
Dagoretti Commercial Node.
Conditions of Commercial node
similar to Westlands CBD apply.
4H1
Ngong Rd, Joseph Kangethe, NPC Woodley, Police lines,
Along NCC deport, Joseph Kangethe centre, Along
boundary of Toi primary schl and Moi Girls, Kibera drive,
kabarnet rd, Ngong rd.
35
35
1.5
1.0
0.2 Ha
0.05 Ha
Apartments
Single Dwelling
Maximum 4 levels
Conditions of green buildings
apply.
4H2 Jamhuri Phase II: Ngong rd, Joseph Kangetherd, Police
line, railway line, boundary zone 4, Ngong road.
35 1.5 Existing Plots Residential Maximum 4 levels
4I Kibera drive, Kabarnet Rd, Boundary of zone 4, Kibera 35 1.5 0.2 Ha Apartments -4 levels Maintain existing character
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drive.
35
0.75
0.05 Ha
maxm.
Single Dwelling
All other conditions apply
5
5A
Loresho Upper Spring Valley:
Brookeside drive, mathare river, boundary of zone 5,
waiyaki way, Aga khan school east boundary, Follow road
to Dcs office up to boundary 5&4, brookside drive.
25
35
0.25
0.75
0.2 Ha (Non
Sewer)
0.1Ha (With
Sewer)
Residential Single
Dwelling
No flats
20% greenery
Recycling of water
Waste separation
Solar energy use Onsite parking 2No
5B1
Wayiaki Way, James Gichuru Rd, msongari rd, muthangari
drive, st Michael rd, boundary 4 &5, Kirichwa Ndogo,
Olenguroini Ave., mugumo rd, ndoto rd, James gichuru
Ave., Nairobi river, boundary zone 5, boundary to the
triangle, musa gitau rd, Waiyaki way.
25
35
25
0.75
0.2 Ha (Un
Sewered)
0.1
Ha(Sewered)
Residential Single
dwelling
As above
Rehabilitation of riparian
All other conditions apply.
5B2
Lavingtone Green Commercial Centre: Ndoto Rd,
Mugumo Rd, Muthangari Drive James Gichuru Rd
50 2.0 0.2 Ha Commercial Solar energy use
Recycling of water
Separating of waste
Onsite parking 1No/ 40m2
Lower ratios for those not meeting
the requirements
5B3
Naiorbi River, James Gichuru Rd, kolo rd, Muthangari Rd, Mugumo Rd, Olenguruone Ave., kirichwa ndogo, James
gichuru rd, Gitanga rd, boundary 4& 5, Nairobi river.
25
35
25
1.0
0.2 Ha (Unsewered)
0.1
Ha(sewered)
Residential
Single Dwelling
As above Rehabilitation of riparian
No flats
5C
Kianda Traingle- Manyani Rd, Wayiaki Way, Hinga Rd 35
35
1.0
1.0
0.2 Ha
0.05 Ha
Apartments
Single dwelling
4 Levels
Maintain existing character .
All other conditions apply
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