Konza Local Physical Development Plan - (2012-2030)

Konza Local Physical Development Plan - (2012-2030) Prepared by the Centre for Urban and Regional Planning, for the Ministry of Information and Communication. The Plan is prepared under supervision by the Director of Physical Planning, in accordance with provisions of the Physical Planning Act Cap 286, Section 24(1), and Legal Notice No 109 of 2010. The Director of Physical Planning Ministry of Lands PO Box 45025, Nairobi - 00100, Kenya Tel: +254 20718050 Fax: +254 41 2224411 http://www.lands.go.ke

The contents of this publication are protected by copyright. Consequently, no use of this publication may be made for resale or for any other commercial purpose whatsoever without prior permission in writing from the copyright holder. Any reproduction in whole or in part and in any form for educational or non-profit purposes may be possible with special permission from the Director of Physical Planning, provided acknowledgement of the source is made. The KOTDA and the authors would appreciate receiving a copy of any publication that uses this report as a source. For bibliographic and reference purposes this publication should be referred to as: DPP (2010), “Konza LPDP 2012-2030.” Director of Physical Planning, Nairobi 2013, Director of Physical Planning

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The funding support for this Report was provided by the Government of Kenya’s Ministry of Information and Communications, through the International Finance Corporation (IFC). Ministry of Information and Communications Teleposta Towers, Koinange St PO Box 30025, Nairobi 00100, Kenya Tel: +254 4920000/1 http://www.information.go.ke The Centre for Urban and Regional Planning (CURP) made available its diverse expertise (in-house and collaborating) and rich catalogue of data sets towards the drafting and production of this plan and report. The Centre for Urban and Regional Planning Bruce House (Standard Street), 14th floor PO Box 2908, Nairobi 00100, Kenya Tel: +254 20 2244463 http://www.curp.or.ke E-mail: [email protected] The following organizations collaborated on this Report: · Government of Kenya (GoK); Line Ministries and Departments · H R & A Advisors, INC · SHoP Architects, OZ Architecture, Tetra Tech, Dalberg

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Disclaimer The views expressed in this publication are not necessarily those of the agencies cooperating in this project. The designations employed and the presentations do not imply the expression of any opinion whatsoever on the part of the Director of Physical Planning, or cooperating agencies concerning the legal status of any country, territory, city, or area of its authorities, or the delineation of its frontiers or boundaries. Mention of a commercial company or product in this report does not imply endorsement by the Director of Physical Planning. The use of information from this publication concerning proprietary products for publicity or advertising is not permitted. Trademark names and symbols are used in an editorial fashion with no intention of infringement on trademark or copyright laws. We regret any errors or omissions that may have been unwittingly made.

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Table of Contents List of Figures .......................................................................................................................... vii Acronyms ................................................................................................................................ viii EXECUTIVE SUMMARY ............................................................................................................. ix CHAPTER ONE: INTRODUCTION .............................................................................................. 1 1.1 Preamble ........................................................................................................................ 1 1.2 Background .................................................................................................................... 1 1.3 Scope of work ................................................................................................................ 3 1.4 Description of Konza Site and Environs ....................................................................... 4 1.5 The Terms of Reference ................................................................................................ 6 1.6 Methodology .................................................................................................................. 6 1.8 Envisioning Konza techno city ...................................................................................... 7 1.9 Objectives ..................................................................................................................... 10 1.10 Guiding Principles...................................................................................................... 10 CHAPTER TWO: PLANNING CONTEXT .................................................................................. 11 2.1 Policy Context ............................................................................................................... 11 2.1.1 Vision 2030 ........................................................................................................... 11 2.1.2 Nairobi Metropolitan 2030 Strategy ................................................................... 11 2.1.3 National Land Policy ............................................................................................. 11 2.1.4 The Housing Policy................................................................................................ 12 2.2 Legislative Context ...................................................................................................... 12 2.2.1 The Physical Planning Act .................................................................................... 12 2.2.2 Environmental Management and Coordination Act ........................................... 13 2.2.3 The Local Government Act ................................................................................... 13 2.2.4 The Urban Areas and Cities Act ........................................................................... 13 2.3 Institutional Framework .............................................................................................. 13 2.4 Geographical and Climatic Contexts .......................................................................... 14 2.4.1 Climatic Conditions ............................................................................................... 14 2.4.2 Locational Advantages ......................................................................................... 15 2.4.3 Locational challenges........................................................................................... 17 2.4.4 Land Use ............................................................................................................... 17 2.4.5 Land Tenure .......................................................................................................... 18 2.5 Regional Population Dynamics ................................................................................... 20 2.5.1 Population structure ............................................................................................. 20 2.5.2 Peri-urban Settlements ........................................................................................ 21 2.5.3 Migration Trends ................................................................................................... 22 2.5.4 Gender Issues ....................................................................................................... 22 2.5.5 Synthesis of Population........................................................................................ 22 CHAPTER THREE: SITUATION AND SITE ANALYSIS .............................................................. 24 3.1 Site analysis ................................................................................................................. 24 3.1.1 Shape, Size and topography ................................................................................ 25 3.1.2 Hydrology and Drainage ....................................................................................... 25 3.1.3 Geology and Soil ................................................................................................... 26 3.1.4 Vegetation and wildlife ......................................................................................... 26 3.1.5 Synthesis of site analysis ..................................................................................... 28 3.2 Population and Land Requirements .......................................................................... 28 CHAPTER FOUR: ALTERNATIVE DEVELOPMENT MODELS ................................................... 30 4.1 Alternative One: Radial Corridor ................................................................................. 31 4.1.1 Evaluation of Alternative One .............................................................................. 33 4.2 Alternative Two: Circuit– Board .................................................................................. 34 v

4.2.1 The Transportation System .................................................................................. 36 4.2.4 Evaluation of Alternative two (Circuit Board) ...................................................... 45 4.3 Alternative Three: The ‘Stitch’ Model ........................................................................ 46 4.3.1 Evaluation of Alternative three ............................................................................ 47 4.3.2 Comparative evaluation of the three alternatives .............................................. 48 CHAPTER FIVE: PLAN PROPOSALS ....................................................................................... 49 5.1 Land Use Framework................................................................................................... 49 5.2 Site Structuring Elements ........................................................................................... 51 5.3 Land Use Zones ........................................................................................................... 52 5.3.1 Recreation and open space ................................................................................. 52 5.3.2 Transportation Strategy........................................................................................ 54 5.3.3 Residential Zone ................................................................................................... 56 5.3.4 Commercial and Mixed Uses ............................................................................... 57 5.3.5 Education: University, Techno and Life Sciences ............................................... 58 5.3.6 Public Purpose and Utilities ................................................................................. 59 5.4 Land budget for the entire Konza............................................................................... 60 5.6 Zoning Standards and Regulations ............................................................................ 60 5.6.1 Objective of zoning regulations ........................................................................... 61 5.7 Action area plan for phase one .................................................................................. 71 5.7.1 Guiding principles for the master plan ................................................................ 72 5.8 Development strategies .............................................................................................. 72 5.8.1 Environment Strategy; .......................................................................................... 72 5.8.2 Transportation Strategy ........................................................................................ 73 5.8.3 Housing Strategy;.................................................................................................. 74 5.8.4 Infrastructure ........................................................................................................ 75 5.8.5 Local Economic Development ............................................................................. 75 CHAPTER SIX: IMPLEMENTATION FRAMEWORK .................................................................. 77 6.1 Institutional framework ............................................................................................... 77 6.3 Monitoring and evaluation .......................................................................................... 79

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List of Figures Figure 1: ARTISTS’ IMPRESSION OF KONZA ................................................................................................... 1 Figure 2: The Greenfield site for Konza city ......................................................................................... 3 Figure 3: The context of KTC ................................................................................................................. 4 Figure 4: Urban Centres around KTC .................................................................................................... 5 Figure 5: KTC in the context of Kenya and Nairobi Metropolitan Region ......................................... 14 Figure 6: Rainfall Distribution in South Eastern Kenya. .................................................................... 14 Figure 7: Section of Nairobi-Mombasa road. ...................................................................................... 15 Figure 8: Nairobi-Mombasa Railway line through Konza Station ..................................................... 15 Figure 9: Large ranches around KTC .................................................................................................. 17 Figure 10: Land Tenure system in Konza area .................................................................................. 19 Figure 11: Market in one of the urban centres .................................................................................. 20 Figure 12 (a & b): Regional Population Dynamics ............................................................................ 21 Figure 14: Commercial developments in Malili centre ...................................................................... 22 Figure 14: Semi-permanent house ..................................................................................................... 22 Figure 15: Satellite image of the KTC ................................................................................................. 24 Figure 16: Hydrology of Konza and its environs ................................................................................ 25 Figure 17: The panorama of the site with a hill at the background.................................................. 26 Figure 18: Exposed black cotton soil at the site ................................................................................ 27 Figure 19: Wildebeest at the ranch close to Konza site .................................................................... 27 Figure 20: opportunities and challenges of the KTC site .................................................................. 28 Figure 21: The Radial corridor model ................................................................................................. 31 Figure 22: Evaluation criteria for alternative one .............................................................................. 33 Figure 23: The circuit board model ..................................................................................................... 34 Figure 24: Illustration of the hard and soft corridors and the combination of the two ................... 37 Figure 25: Distribution of Ecological & Open Spaces ........................................................................ 38 Figure 26: Activities areas connected by the soft corridor ................................................................ 40 Figure 27: High density residential together with mix use ............................................................... 41 Figure 28: Medium and low density residential in relation to hard and soft corridor ..................... 42 Figure 29: Park and ride along both the soft and hard corridor ....................................................... 43 Figure 30: Utility locations at the site ................................................................................................. 44 Figure 31: Evaluation criteria for alternative two ................................................................................ 45 Figure 32: The stitch model ................................................................................................................ 46 Figure 33: Evaluation criteria for alternative three............................................................................ 47 Figure 34: Konza physical development plan .................................................................................... 50 Figure 35: Structuring elements ........................................................................................................ 51 Figure 36: Recreation and open spaces ............................................................................................ 52 Figure 37: Transportation strategy ..................................................................................................... 54 Figure 38: Residential zone ................................................................................................................ 56 Figure 39: Commercial and Mixed Use .............................................................................................. 57 Figure 40: Education and techno & life science ................................................................................ 58 Figure 41: Public purpose and utilities ............................................................................................... 59 Figure 42: land budget of entire site .................................................................................................. 60 Figure 43: Land zoning regulations .................................................................................................... 70 Figure 44: Action area for Phase One................................................................................................. 71 Figure 45: Phase 1 Land Use Budget ................................................................................................. 72

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Acronyms 3Rs ASAL BPO CURP DPP EBS EGH EMCA ICT IFC ILRI ITES JKIA KOTDA KTC KPH KWS LPDP MDP1/2 MoIC MP PPA PPP T.O.Rs

Reduce, Recycle, Re-use Arid and Semi-Arid Land Business Processing Offshoring Centre for Urban and Regional Planning Director of Physical Planning Elder of Burning Spear Elder of Golden Heart Environmental Management And Coordination Act Information Communication Technology International Finance Corporation International Livestock Research Institute Information Technology Enabling Services Jomo Kenyatta International Airport Konza Technopolis Development Authority Konza Technology City Kilometer Per Hour Kenya Wildlife Service Local Physical Development Plan Master Delivery Partner 1 and 2 Ministry of Information Communication Member of Parliament Physical Planning Act Private Public Partnership Terms of Reference

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EXECUTIVE SUMMARY The preparation of this Plan is informed by the Government’s decision to initiate a technology city at Konza which is located 60 kilometers South East of the capital Nairobi. This is in line with the provisions of the Kenya Vision 2030 which identified Konza Technology City as one of the flagship projects under the Economic pillar in the Medium Term (2015). The Government intends to close the gap between Kenya and other middle income nations by leveraging the growing regional and global ICT sector. The main objective of this plan is to provide a framework to guide the development of Konza City and form a basis upon which the preparation of the Konza Master Plan will be realized. This has been done by way of appropriately and rationally allocating land for various land uses within the site. The guiding principles in the preparation of this Plan include optimal, efficient and economic use of land as provided for in the National Land Policy, promotion of walkability, health, harmony, safety and efficiency, inclusive and coordinated governance systems and the structuring of urban environmental sustainability. Three development models were presented and evaluated against preset criteria and presented to the client-Ministry of Information and Communication. The third alternative-Stitch Model was chosen out of the three as the preferred plan to guide the development of Konza. The report is organized into six broad chapters namely; introduction, planning context, situation analysis, alternative development models, plan proposals and the implementation framework. The first three chapters give the context in terms of the background, planning context and analysis of the site to evaluate its suitability for urban developments. The fourth chapter discusses the three development models while the fifth chapter details the plan proposals of the preferred option. The last chapter gives the implementation framework of the plan. Finally, it is envisioned that the plan will be implemented to the latter in order to realize its objectives and the Kenya Vision 2030. This will be achieved by adhering to the zoning standards and regulations provided therein and subject to any other law guiding the development of Urban Areas and Cities in Kenya.

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Endorsements, Certifications & Approval I Certify that this Plan has been prepared and published as per the requirements of the Physical Planning Act Cap 286.

Signed _______________________________________ Mr. Renson K Mbwagwa Registered Physical Planner, Principal, CURP

_______________________________________ Date

Certified _______________________________________ Mr. Augustine K. Masinde, EBS Director of Physical Planning

_______________________________________ Date

Approved _______________________________________ Hon. James Orengo, MP, EGH Minister for Lands

_______________________________________ Date

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CHAPTER ONE: INTRODUCTION

Figure 1: ARTISTS’ IMPRESSION OF KONZA

1.1 PREAMBLE The challenge of planning Konza was to successfully come up with a plan that is legally acceptable in Kenya, responsive to the aspiration of Vision 2030, implementable and formidable enough to attract targeted local and foreign investment. Consequently, the LPDP has responded to all procedural and substantive requirements as provided for in the Physical Planning Act and other legislations. The concerns of the various stakeholders such as the local community, professionals, and the Ministry of Information and Communication have also been incorporated. It is envisioned that the plan will be implemented accordingly to the latter in order to achieve all the aspirations and vision of a technology city 1.2 BACKGROUND This Local Physical Development Plan (LPDP) has been prepared to enhance the realization of Kenya Vision 2030, which is a blue print for the Country’s development for the next 20 years. Konza Technology City (KTC) is one of the flagship projects of the Kenya Vision 2030 that is key to positioning Kenya as a leading information and Communication Technology (ICT) Nation in Africa by leveraging and expanding Kenya’s Information Technology Enabled Services (ITES) sector with emphasis on Business Processing Outsourcing (BPO). This has become one of the national flagship projects to be undertaken within specified timelines.

To realize this objective, the Government purchased a 2,058 Hectares (5,000 acres) piece of green field land located about 60km East of Nairobi along the Nairobi – Mombasa road and 4Km North of Konza Town. The land was previously part of Malili ranch and the government bought the land from shareholders after complete subdivision of Malili ranch was done. The MoIC which is spearheading the project identified and engaged The International Finance Corporation (IFC) as the Transaction Advisor who in turn hired Pell Frischmann Consultants, U.K to prepare a concept master plan to guide the development of KTC. The consultant delivered a Concept Master Plan showing the broad proposals on the development of the city that required to be stepped down to realistic action plans for immediate implementation. Furthermore, together with the Local Physical Development Plan (LPDP), and over a period of six months, an implementation plan for Phase 1 of the project was prepared by Master Delivery Partner 1 (MDP1) based on a business plan and detailed master planning to guide implementation of the subsequent four and a half years of Phase 1 by Master Delivery Partner 2 (MDP2) in support of the Konza Technology City Development Authority (KOTDA). The new technology city will be implemented by both Government and private sector actors under a Public-Private Partnership (PPP) approach. The Government will bear the cost of public investments in form of strategic infrastructure and initial investments during the first phase. This will then attract private investors, PPPs and multinationals to develop the subsequent phases. MDP1 led by HR&A Advisors was retained by the IFC on behalf of the MoIC to develop an implementation plan for phase 1 of the proposed Konza technology city project. Given the complexities of the approval process, HR&A Advisors partnered with the Center for Urban and Regional Planning (CURP), a Nairobi-based planning firm with extensive experience in local planning process, to lead the LPDP preparation and approval process. The Team’s assignment was to develop LPDP that provided the necessary framework for a planned economic growth, land-use and environmental management, facilitation and regulation of investment and development initiatives and activities. The LPDP envisages achieving this by providing both the rationale and principles for the effective interpretation of national development policies in terms appropriate to KTC, both in the short and long-term. The plan provides a spatial template for achieving intended actions through formulation of an integrated strategic structure plan, comprehensive area development plans, and detailed plans for thematic sectors such as transport, business, real estate and associated support facilities and services. In addition, the LPDP will set the framework for Phase 1 detailed master plan. This will require the LPDP to be flexible enough not to preclude any options for Phase 1 and to be able to accommodate future phases of growth.

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Figure 2: The Greenfield site for Konza city

1.3 SCOPE OF WORK The LPDP shall cover all the area of green field land registered as LR 9918/13 to create a broad perspective of development that will occur and provide a stable framework on which phased development will occur. This will involve distributing land uses relating directly and indirectly to the development of the techno city. These activities include designated land for; 

Housing;



Education Institutions



Commercial development;



Recreation and open spaces;

The major activities will be integrated by a transportation spine which provides an efficient and safe connectivity for both motorised and non-motorised traffic. In addition to this, the spine will provide major public utility requirements which include; water reticulation, sewerage and sanitation, energy distribution, and communication infrastructure. Furthermore, this plan has taken keen consideration of environmental conservation, protection and enhancement to promote environmental sustainability.

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1.4 DESCRIPTION OF KONZA SITE AND E NVIRONS Konza Technology City is located at the heart of Athi Kapiti plains within borders of the wider planning region of the Nairobi Metropolitan Region (NMR) that comprise Machakos County to the North East, Kajiado County to the West and Nairobi County to its North West. KTC is located to the South-East of Nairobi, 60 kilometers from the city centre and 400 kilometers from Mombasa town. Makueni County is to the East of the technology city.

Figure 3: The context of KTC

The site covers an area of about 5,000 acres. Major landmark neighboring the site include Malili Township to the South, Konza Railway Station centre to the South West, ILRI ranch to the West and Makueni County to the East. The techno city is strategically located with ease of accessibility. It is serviced by two major international roads i.e. the A 104 and A 109 national highways. A 109 is aligned in a North-West to SouthEast direction and links the port of Mombasa to Uganda, Sudan and the Great Lakes region forming part of the northern corridor. The main centres around Konza include Malili, Nguluni, Salama. Muumandu, Konza station, Katumani, Kasunguni, Ulu and Ngiini. These centres are not planned and lack basic infrastructure thus only provide low level services. These centres are envisaged to develop as satellite towns to KTC thus the need for proper development control. This will be achieved through preparation of a zoning plan covering the area around KTC.

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Figure 4: Urban Centres around KTC

The immediate surrounding environment presents the following opportunities and among others;  Protecting the integrity of the Konza city  Connectivity using A109  Likely revitalization of the railway line  Boost of the local economy including increased employment opportunities and increase demand for agricultural produce Conversely, it poses the following challenges among others;  Proliferation of unplanned urban development  Intensification of land subdivision  Increased traffic along A109

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1.5 THE TERMS OF REFERENCE The main task in this planning exercise as per the Director of Physical Planning was to develop a detailed LPDP in line with legal requirements to enable implementation of phase 1 of the KTC project. In accordance with the T.O.Rs, the following are the main tasks to be accomplished in the preparation of the LPDP inclusive but not limited to;  Undertaking all surveys necessary to ensure understanding of the area such as site analysis, suitability analysis, socio-economic analysis and demographic analysis; 

Stakeholder identification, analysis, mobilization and engagement at various levels;



Divide the area into phases and undertake detailed planning of Phase 1;

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Preparation of plan implementation framework implementation of Phase 1 and subsequent phases;

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Presentation of plan to the stakeholders;

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Plan publishing and circulation in liaison with the DPP;

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Incorporation of comments by stakeholders and finalization of the plan;

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Submission of the plan to the Department of Physical Planning in a defined format for approval;

to

guide

immediate

1.6 METHODOLOGY The main stages/steps followed in the preparation of LPDP for KTC are: 









Reconnaissance: A reconnaissance tour was done on Monday, August 27th, through the following route; Nairobi –Rongai –Kiserian – Isinya – Kitengela - Arthi River – Kyumvi – Machakos - Malili and Konza. The purpose of the tour was to appreciate the site and its immediate surroundings in order to assess the planning needs including requirement for base map preparation and the data requirements. Base map preparation: After reconnaissance, a base map was prepared to represent the actual ground situation of the site and to form a basis for detail site analysis. Site analysis: A detail site analysis was undertaken to examine physical, topographical, soils, drainage, hydrological characteristics as a way of determining how the land will be utilised for development proposals. Investigation/Data collection: Relevant primary and secondary data was procured with respect to population and demography, land use, socio economic factors and infrastructure among other. The information gathered and analyzed provided the evidence base for formulating strategies and policies. Public participation: Stakeholder’s forums were undertaken on September 20th together with NEMA and exclusively on November 28th and 29th 2012 involving meetings with local communities, client ministry, and sectoral ministries such as water, energy, transport, wildlife and local authorities. Meetings were also held with the MDP1 consortium that has been retained by the client to prepare a master plan 6

for Phase 1. The consultations were held to capture the needs and concerns of the stakeholders and to build consensus with respect to the strategies and proposals.  Plan formulation: Based on the analysis of the site, the evidence gathered through investigation and consensus build with various stakeholders, an LPDP was prepared containing a broad land use framework, land development policies, general development strategies along thematic areas and action area plan for Phase 1. The plan implementation framework was also incorporated as part of the LPDP. 1.8 ENVISIONING K ONZA TECHNO CITY Konza techno city is envisioned as a green, smart, inclusive and vibrant African silicon savannah. Elements inspiring the vision

Kenya Vision 2030

Assets inherent in Konza’s surrounding

Aspirations of Konza Residents

Urban sustainability elements

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Rich cultural heritage of the local communities

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Components of the Vision Green City

Inclusive

Vibrant City

Smart

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1.9 OBJECTIVES The objectives of the plan that would promote the vision of the city are to: 

Rationally distributing various activities on the land available;

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Assessment of the demand and needs of KTC,

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Formulation of land policy principles for efficiency and sustainability;

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Promote environmental and ecological sustainability by identifying environmental fragile areas and assets for protection, conservation and enhancement;

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To develop a detailed framework for implementation of projects in respect to Phase 1 of the KTC;

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Formulate regulatory guidelines for controlling the use and development of land;

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To propose an appropriate framework for the implementation of the entire plan.

1.10 GUIDING PRINCIPLES The following principles shall promote the realization of the vision and objective of the plan:  Optimal efficient and economic use of land; 

Health, safety and efficiency;

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Urban environmental sustainability –to be achieved by mixed development, smart growth, green energy solutions, efficient and cost effective public over private transportation system, the 3Rs waste management system;



Inclusive and coordinated governance systems.

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CHAPTER TWO: PLANNING CONTEXT Preamble This chapter explains the domain within which the preparation of this Local Physical Development Plan was carried out. This mainly entailed policy documents and legislations that guide Urban Planning and development such as Vision 2030, Nairobi Metro Vision 2030 and National Land Policy; Sessional Paper no. 3 as it relates to urban planning. In addition to the above, the national housing policy and geographical contexts have also been discussed. 2.1 POLICY CONTEXT 2.1.1 Vision 2030 The Kenya Vision 2030 is the sole government’s developments blue print to guide its development agenda for the next 20 years. KTC is one of the key Vision 2030 flagship economic projects that were identified. The economic pillar of the vision proposes the development of BPO in the medium term (2015) to enable Kenya to quickly become the top BPO destination in Africa. This is to be achieved by attracting at least five major leading Information Technology suppliers, at least 10 large multinational corporations and global BPO players to Kenya. It is estimated this will create jobs. KTC is envisioned to have world class communication infrastructure developed by top international IT suppliers. It also note that Kenya will provide incentive packages for companies to locate in KTC, provide a-one-stop shop for administration and talent and serve as a “show-case” to attract more top foreign IT companies. The vision also directs planning for high quality urban livelihoods. The LPDP preparation has taken into account these provisions. 2.1.2 Nairobi Metropolitan 2030 Strategy The Nairobi metro 2030 recognizes the need to create BPO jobs, identifies the spatial location within the NMR and the spatial framework required to allow their effective functioning. Also in its desire to deploy the world class infrastructure and utilities for the region, it will focus on among other things, smart city/villages strategy. The location of Konza is strategic in such a manner as to articulate and complement the Nairobi Metropolitan vision. 2.1.3 National Land Policy The National Land Policy (Sessional Paper No. 3) reconciles the many conflicting laws and mismanagement of land as a resource. The guiding principle is to guide the country towards efficient, sustainable and equitable use of land for prosperity and posterity. The overall objective of the National Land Policy is to secure rights over land and provide for sustainable growth, investment and the reduction of poverty in line with the Government’s overall development objectives. Specifically the policy shall offer a framework of policies and laws designed to ensure the maintenance of a system of land administration and management that will provide: an economically, socially equitable and environmentally sustainable allocation and use of land; and an efficient and effective utilization of land and land-based resources in urban areas. This policy acts in the interest to secure the growth and development of Konza technology city.

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2.1.4 The Housing Policy Proper housing is one of the key challenges facing urban areas in Kenya. The Housing Policy on the other hand seeks to achieve sustainable human settlement, facilitate the provision of adequate shelter and a healthy living environment at an affordable cost to all socio-economic groups in Kenya. The LPDP has adequate provision for the housing needs of the population of KTC. There will be low density, medium density and high density housing. Mix use residential neighbourhoods have been embraced to cut across the social stratum. 2.2 LEGISLATIVE CONTEXT 2.2.1 The Physical Planning Act The preparation of The LPDP is principally based on the provisions of the Physical Planning Act (PPA) Cap 286) as the principle legislation. This is nevertheless supported by other legal frameworks such as the Local Government Act (Cap 265), Environment Management and Coordination Act (EMCA) No. 8 of 1999 among others. The PPA defines the process of plan preparation, approval, typology, scope and content of the Plan. Along with PPA, the consultant adhered to the provisions of Physical Planning (Procurement of Physical Planning Services) Regulations, 2010; Physical Planners Registration Act (No. 3 of 1996) and other ethical issues related to planning. The consultant also adhered to the provisions of other legislation like Local Government Act (CAP 265), Public Health Act (Cap 242), Environmental Management and Co-ordination Act, and service provision acts such as Water Act (Cap 372), Streets Adoption Act (Cap 406) and any other relevant acts. As far as PPA is concerned the following procedural aspects were followed: i. Notice of intention to plan ii. Public participation iii. Publication iv. Circulation The content of the plan has been guided by section 24 and 25 of PPA and Second and Third Schedules. In addition to the content as indicated in PPA the consultant considered all other aspects to suit knowledge firms requirements as it deemed necessary as long as it is consistent with the spirit and letter of the law and the attendant regulations. Participation as per the PPA regulations which is also fortified by the constitution 2010 to take care of stakeholder concerns was followed to the letter.

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2.2.2 Environmental Management and Coordination Act The city’s environmental matters have been dealt with in line with the provisions of the Environmental Management and Coordination Act. This has been widely adhered to by integrating the natural resources (wildlife) into the city fabric through conservation. Ecological concerns have also been incorporated in the plan to ensure that the land use changes are not detrimental to the environment. 2.2.3 The Local Government Act The Local Government Act provides for the formation and mandates of the local authorities in the country. This is the law that will be enforced to control development and use of land and buildings to achieve an efficient and coordinated development within and outside KTC. The act provisions will be key in ensuring quality development and building standards. 2.2.4 The Urban Areas and Cities Act This Act gives guidelines on the management and governance of urban areas and cities in the country. Section 12 outlines that management of city or municipality be administered by county government. This can be administered by a board, appointed manager or such other staff or officers as the county public service may determine. This will be adhered to and gazzettement of Konza Technology Development Authority (KOTDA) to oversee the overall management and governance of the city is an indicator of this aim. It also provides for the preparation of Integrated Development Plans as reference tool in the decision making to guide social, economic and spatial development of urban areas and cities.

2.3 INSTITUTIONAL FRAMEWORK Konza Technology City falls within the jurisdictions of three counties (Machakos, Makueni and Ol kejuado). This has implications on cross county administration for the execution of this plan. The DPP office is the institution charged with the mandate for supervision of the LPDP and planning of the 10 KM buffer to secure the quality of developments around the city. The DPP put gazette notice and public notices on the intention to plan and completion of the plan to notify the public on the planning of the KTC from the start to end of the process. The DPP will certify the LPDP whereas the Minister for Lands plays the role of approving the plan. The institution which shall be charged with the responsibility of controlling development of KTC is KOTDA. The MIC is the client institution whose role has been spearheading through coordinating, directing and implementing anchor ICT flagship projects which Konza city project is one.

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2.4 GEOGRAPHICAL AND CLIMATIC C ONTEXTS Regional: Nairobi Metropolitan

National

,

Figure 5: KTC in the context of Kenya and Nairobi Metropolitan Region

2.4.1 Climatic Conditions The physical environment of any given place is determined by various factors. These include but not limited to altitude, soils, climate, vegetation and physiographic to list but a few. Konza lies at an altitude of 600 MASL - 1900 MASL with rainfall ranging annually from 150 mm to 650 mm rendering the place categorized as Arid and SemiArid Lands. The average temperature of Konza is about 26oC with two rainfall season during March-May and October-December for long and short rains respectively.

Figure 6: Rainfall Distribution in South Eastern Kenya. Source: Jaetzold Ralp et al 2010

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2.4.2 Locational Advantages Roads: KTC is located strategically along the A109 and can also be well served by A104 which both Trans African highways are connecting Kenya with the neighbouring countries. The City is situated only 60 km from Nairobi. This positions KTC as a major gateway from the coastal region to Nairobi.

Figure 7: Section of Nairobi-Mombasa road.

Railway: The state-owned Kenya Railways Corporation manages Kenya's single-track railway system, which runs from Mombasa through Nairobi to the Ugandan border. This railway was built in the last century and is currently being considered for a complete overhaul towards adoption of a modern gauge. Rail services to KTC will be for both freight and passengers. The railway provided has a design speed of about 180 Km/h. This implies that transit time to Nairobi Central Business District will be approximately 40 minutes and to Jomo Kenyatta International Airport will be 30 minutes. The train will have a frequency of operation up to every 30 minutes. The City will be connected by a 10 kilometres branch line from Konza station. This will be a state of the art passenger station either at grade or underground..

Source: CURP, 2012

Fig 5.4 Proposed Konza city railway station. Figure Kenya 8: Nairobi-Mombasa Source: Railways 2012. Railway line through Konza Station

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Wildlife: The desire to structure an inclusive city is boosted by the fact that there is a wide variety of wildlife on site and a wildlife conservancy in the neighbourhood. In addition, there are scenic features such as mountains and the natural savanna grasslands. This will promote local and international tourism which will improve the city’s economy. Water: Water is a critical resource for sustaining all forms of life, as well as economic and social activities. Challenges of water provision and sanitation are, therefore, to be reckoned especially with existing resources and facilities, which have continued to deteriorate and fail to meet the demand of the increasing population. Current water sources within the area are mainly from sunk boreholes and the Noltureshi water pipeline. Tanathi Water Board has currently identified eight sites for development of dams. Two dams are under state funding while a third one shall be funded by the African Development Fund. The Ministry of Water has identified Thwake dam (Vision 2030 flagship project) to be developed as a source of water for KTC in three years’ time. The project dam is projected to supply the city and surrounding areas with around 100 million litres per day. Water conveyance will be through pumping to Kilungu Hills and thereafter flow by gravity to the City. In the meantime, the service providers are in the process of drilling boreholes in Konza aquifer to provide 2 million litres per day which the Ministry considers sufficient for use by investors to set up their facilities. Other potential source of water is rainwater harvesting (rainfall within the larger area average 800 to 1000mm per annum. This makes the area water deficient), which can be used for grey water applications such as toilet flushing or irrigation. Airports/Airstrips: Kenya has a well-developed international and domestic air transport infrastructure. There are approximately 230 airports in the country. There are three international airports with the largest being the JKIA based in Nairobi. JKIA current capacity and expansion plans will be adequate to serve KTC. In addition, there is potential of development of A private airstrip in the Konza Region. Power supply: A power gridline of 220 kV and 132 kV transmission lines pass the project site. The Ministry of Energy has also advised that a 400 kV line has been tendered between Mombasa and Nairobi and it is assumed that this line will pass approximately 40km from the site. This power line will be diverted into a Main substation on the proposed route to supply the development. It has also been assumed that this line will be capable of providing the total load required by KTC. The Ministry of Energy is looking at possible means of supply from sustainable sources such as hydro wind turbines, solar power, and ground source heat pumps. This will be established once detailed studies are done to determine the feasibility of the listed projects. Telecommunication: There are four fibre optic cables passing along the eastern boundary of the city. The cables link Nairobi to Mombasa, which serves as a hub for international sub marine cables. KTC will require advanced ICT infrastructure to serve its business.

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The current 3G mobile telephony will be upgraded to (4G) services. High speed IP – based networks will deliver video services such as cable TV, high definition (HD) TV, Interactive TV, video on demand (VoD) and video conferencing over cable and wireless networks. High Speed Internet will be provided over both cabled and wireless access networks, providing readily accessible broadband services throughout KTC. 2.4.3 Locational Challenges KTC is located approximately 60 km from Nairobi CBD. This is quite a distance from areas of high concentration of infrastructural facilities and services around the city of Nairobi. The virtue of the site being a greenfield with zero developments pose a challenge of lack of infrastructural facilities and services in place. Such include access roads, water, sewer system e.t.c... These have to be sought first and the land serviced in order for development to commence. Land speculation is also rampant around the KTC based on the anticipation for the new city to develop. The large scale of the project poses a challenge of predicting the future. A detailed plan can be achieved only for the first phase with the later land uses being determined over time after the implementation of the Phase 1. The scale of KTC is three times the CBD of Nairobi, thus posing a challenge in scale of planning. The site conditions of KTC presents poorly drained black cotton soils and the general poorly drained site. The swamps and marshy patches within the site pose drainage challenge. The fragile ecosystem consisting of variety of wildlife, calls for a balance of interests in the planning of KTC. 2.4.4 Land Use The LPDP has taken an overarching look at the future of KTC land use based on what is already happening around the proposed City and the land use dynamics that are likely to the future. There is a strong case to develop a strategic approach to protect the proposed development from being surrounded by uncontrolled developments, which could cause a depreciation of land values in KTC.

Figure 9: Large ranches around KTC 17

In 2006 the wider neighborhood, formerly large tracks of land were sub-divided to its shareholders in 7.8 acre plots. These plots started being settled in 2007. The land uses adjacent to KTC site varies from commercial to the South of the site at Malili Urban Centre, to ranching to the West and East of the site. The land to the West belongs to ILRI who utilize the land for research purposes retaining it as greenfield. It is envisioned that ILRI’s land use will not change with the coming up of KTC as no hard developments are allowed on this land. The land use to the East is likely to change from its initial ranching use to urban use as an impact of development and growth of Konza Techno City. This land has already been highly subdivided; an early indication of land use change. The L.R. No. 9918/6 will change KTC land from to urban land use incorporating a mix of uses to accommodate all the functions of a city. Details of these land uses are explored and discussed later in this section and illustrated in the spatial template for KTC. This will call for proper planning so as to achieve a coordinated growth and urban pattern.. 2.4.5 Land Tenure The land tenure that currently applies in the wider planning area includes public, private and community uses as stipulated in the Kenya Constitution 2010. The MoIC acquired the 5,000 acre land from Malili Ranch shareholders converting the tenure from private to public land. The adjacent land West of KTC is public and belongs to ILRI who use it as a demonstration farm for livestock research. Community land exists in the immediate lands outside the triangle that shares KTC in form of schools, water points and conservation areas. Private land under freehold characterizes land ownership patterns outside KTC. This has been a result of the sub division process that has have taken place in Malili and Konza Ranch (refer to figure 10). Individual parcels are given to individual members though the parcels are not registered. The land owners are issued with share certificates either as freehold or leasehold. The land tenure system in the areas adjacent to KTC is critical since freehold land is not amenable to the planning process as would have been in under leasehold. The implication is no development control, thus the need to formulate zoning ordinances and development control guidelines to achieve a coordinated growth of the outside the city.

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Figure 10: Land Tenure system in Konza area

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2.5 REGIONAL POPULATION D YNAMICS

Figure 11: Market in one of the urban centres

2.5.1 Population structure The socio-economic study covered Kajiado, Machakos Makueni and Nairobi regions. These are expected to have significant influence on the growth and development of KTC. This analysis provides insights on the dynamics of the population expected to locate in KTC. Regional population dynamics, show that most likely KTC will have a generally younger population of 40 years and below with a relatively balanced ration between males and females. The age and sex structures will be similar to Kajiado, Nairobi, Makueni and Machakos structures illustrated below.

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Region

Male

Female

Total

Growth rate

No. of HH

Area Km2

Density

Makueni

433,419

451,108

884,5257

2.8%

186,478

7,966

110.4

Machakos

543,139

555,139

1,098,584

3.76%

186,297

6,208

177

Kajiado

345,143

342,169

687,312

4.5%

173,464

21900

31

Nairobi

1,605,230

1,533,139

3,138,369

4.1%

985,016

695

4,515

Population Pyramid for Machakos

Source: CBS, 2009

Figure 12 (a & b): Regional Population Dynamics

2.5.2 Peri-urban Settlements The peri-urban areas of Konza will need a zoning plan due to the risk of unplanned informal development taking place outside KTC. There are already unplanned housing structures coming up especially around Malili, the trend that is expected to continue across the entire area around the City. These structures are in the form of semipermanent iron sheets structures and poorly constructed concrete houses. The housing structure shown in the pictures overleaf is characteristic of the low income housing that can be found the area adjacent to KTC where absentee landlords are speculating on land. The tenants in these houses are only stewards of the purchased land parcels on behalf of real owners who are not residents. However, there are also commercial developments especially in the main service centres such as Malili, Konza station, Katumani, Muumandu, Ulu and Nguluni.

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Figure 14 (a): Commercial developments in Malili centre

Figure 14 (a): Semi-permanent house

2.5.3 Migration Trends It is envisaged that there will be immigration of population from Machakos, Kajiado, Athi River, Makueni, Mombasa, Kitengela, Nairobi and overseas. This will mainly entail those in search for investment and employment opportunities. Besides, there will also persons in search of alternative residence and services such as ICT, tourism, health and education among others. It is estimated that after the Phase 1 is completed, there will be approximately 5,000 individuals moving into the city per year. 2.5.4 Gender Issues Gender refers to the socially constructed or determined roles and responsibilities of men and women in society. The success of any development plan objectives depends on how best gender mainstreaming has been done to rightfully position both men and women in the development process. 2.5.5 Synthesis of Population Zero human population on-site: The fact that the site for the proposed city currently has zero population is an opportunity to carry out elaborate and ideal planning without any limitations such as displacing population, shifting and or rerouting of utility lines and demolitions. This is a common with areas that have already been settled before planning is done. Regional Population analysis indicates that most of the population expected in the city is youthful with an average age of 40 years and below. This implies that the population of below 20 years will need pre-unit, primary and secondary school institutions. The rate of household formation will be lower with smaller family sizes thus the design of housing units and other recreational facilities must reflect their interests. Analysis of peri-urban settlements justifies the need for preparation of a zoning plan to cover the area surrounding the city. The foregoing is intended to control haphazard developments outside the boundary of the city. Migration Trends: Population growth arising from domestic and international will pose the occasional challenges associated with urban settlements such as insecurity, 22

overcrowding, traffic jams, unemployment and urban decay if proper management is not done. This requires the creation of employment opportunities, police stations, and patrol investment in proper infrastructure and utilities to serve such population. In addition low income housing should be provided to prevent upcoming of informal settlements. Gender Issues: Regional gender dynamics illustrate a patriarchal society where the male gender dominates in both decision making, wealth and property ownership. The management and governance structures within the Konza Technology city should be modeled as to enhance effective participation of both male and female gender in order to effectively address urban development challenges. Corridor Comparison: (Waiyaki way, Thika road, Namanga road) illustrate a likelihood of eruption of urban nucleated settlements along the main routes especially A109 and A104. These settlements are unplanned with various activities spilling onto the main carriageway. This shows therefore that such centres as Ulu, Malili, Katumani, Ngiini, Muumandu among others will develop as unplanned satellite towns of the city.

Konza Culture: The rich cultural practices and values of the original inhabitants of the study area are worth reckoning. Lifestyles and the totality of culture of the local community implies that there is need for deliberate effort to evolve spatial and built design forms that bring forth the historic cultural landscapes and artistry of the local communities. The harmonious and sustainable co-existence between communal pastoral practices and a robust wildlife inhabitation illustrate the principle of the Shared-Steppe thus the concept of a Shared-City. The need for an open air market for the sale of cultural artifacts like the ‘Maasai market’ Cultural centres, theatres and squares should be included in KTC. Konza spaces should cater to all segments of the local population to which they can relate to with ease.

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CHAPTER THREE: SITUATION AND SITE ANALYSIS Preamble Situation analysis involved the examination of the site conditions in terms of size, topography, drainage and hydrology, soils and geology, and vegetation. Analysis of the site condition was done to determine land suitability for urban development. Along with site analysis, the situation analysis examined and determined expected population to be domiciled in the site and it needs in terms of; 

Land



Social infrastructure



Trunk infrastructure



Transportation and



Energy requirements

3.1 SITE ANALYSIS

Figure 15: Satellite image of the KTC

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3.1.1 Shape, Size and topography The Greenfield site provided for the development of KTC is triangular in shape. The southern boundary is broader measuring 4.62km, the eastern edge which runs along A109 measures 6.5 km and the western edge along Konza-Katumani road measures 5.13 km. The eastern and the western edge converge to form an apex like shape thus creating the triangular shape. The whole site measures 2,058 hectares that translate to 5,000 acres of land. The topography of Konza techno city site is generally flat undulating gently in a southwesterly direction. The general slope percentage is less than 10% except in some areas at the central, northern and southern portion where it rises to 20%. The land therefore drains southwards into Stony Athi River. 3.1.2 Hydrology and Drainage The Konza site is well drain with two seasonal rivers, (Stoney Athi, Kimutwa and Mukuyuni rivers) cutting through the southern end of the site and the other towards the north of the site. These rivers drain towards the western side of the site. In some parts along the riverbed, the ground is swampy but in most parts it is generally dry river bed inside the site.

Figure 16: Hydrology of Konza and its environs 25

Figure 17: The panorama of the site with a hill at the background

3.1.3 Geology and Soil The underlying basement of an area determines the rock type and eventually the soil type. Konza base is of complex metamorphic, igneous and sedimentary rocks. The dominant soil groups are ferromagnesian gneiss. The hilly areas consist of quartz rich granitoid gneisses-typically black cotton soils. The key characteristic of this soil type is poorl drainage, low fertility, black cracking and swelling firm clay soils. 3.1.4 Vegetation and wildlife The vegetation is mainly savanna grass cover with the area dotted with trees mostly acacia, thorny ficus and desert pump. Along the river bed where it is mostly marshy, there are shrubs and the vegetation is greener. Konza techno city site is adjacent to large ranches like like ILRI which are inhabited by wildlife. Konza by extension due to it being within the wildlife corridor is habited by a variety of wildlife. At the time of our field survey, one could spot both the large and small herbivores like Grevys Zebras, Giraffe, Wildebeest, Antelopes, Dik Diks, Impalas, Gazelles, Elands, and Squirrels.

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Figure 18: Exposed black cotton soil at the site

Figure 19: Wildebeest at the ranch close to Konza site

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3.1.5 Synthesis of site analysis The table below shows a synthesis of the site’s opportunities and challenges Figure 20: opportunities and challenges of the KTC site

Site attribute

Opportunities

Challenges

Topography

Large portion of the site is generally flat thus suitable for urban development

The likelihood of flooding is high thus creating a need for an elaborate drainage system

Drainage

The swampy portion can be developed into scenic water features

The swampy portions pose a drainage challenge as they are prone to flooding during rainy season

Vegetation

Vegetation on site in sparse thus there will be less destruction of the natural environment during construction activities Integrating wildlife conservation in the development of KTC to brand the city and promote tourism. The surrounding hills give the city a unique identity and pristine and scenic setting.

Exposure to flush flooding due to the bare soils.

The soil profile is suitable for urban developments

Deeper excavation of the soils to reach a firm base

Neighboring Ease of connectivity by use of Infrastructural A109 and the Konza Railway facilities

Need for interchanges along the A109 and extending the Konza railway line to KTC

Wildlife Corridor Views and neighborhood

Soils

Displacement of the animals from their natural habitat The bare hills may accentuate flooding within the city

3.2 POPULATION AND LAND REQUIREMENTS The total population expected to be domiciled in the city based on the expected jobs to be created and availability housing development is projected at 240,000 persons. In the first phase, the city is expected to house a population of 30,000 residents.

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Arising from this population projection, the plan shall provide land for: 

Social infrastructure: entertainment;



Trunk infrastructure: sewer, storm water drains, water supply;



Transportation: public road network system, public and private parking, pedestrian walkways and bicycle lanes;



Energy: electricity, solar farms;



Housing: mixed development housing comprising of low, medium and high density developments;



Commercial areas: offices, retails, financial services;

educations,

health,

recreation,

leisure

and

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CHAPTER FOUR: ALTERNATIVE DEVELOPMENT MODELS Preamble Given the Greenfield nature of the site and its inherent opportunities and challenges, various options can be used in its development. Among the options examined are:   

The radial corridor The circuit board The stitch model

The aforementioned options were subjected to critical evaluation to select a preferred option. The preferred model will be adopted by the MoLC and detailed out as the spatial framework for the development of KTC.

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4.1 ALTERNATIVE O NE: RADIAL C ORRIDOR

Figure 21: The Radial corridor model 31

This model proposes a radial road structure with the public transport roads (shown in red) providing the preferred means of access to all parts of the proposed city. Primary roads (shown in blue) provide the main routes for distributing vehicular traffic throughout the city There is a CBD in the heart of the city, easily accessible to all residents and workers both by public transport, walking, cycling and by car. This CBD will contain commercial offices, shops, market, a district hospital, hotels, restaurants, leisure and entertainment facilities and other facilities of this nature. The office Park is split into two zones to the north and south of the CBD. These areas are easily accessible to local residents expected to work there and also to employees living outside the KTC. This provides an attractive setting to attract inward investment into this sector, in accordance with the Government’s Vision 2030. A strategic reserve site is shown between the CBD and the office Park (south). This is to cater for future unknown demands, which may include future expansion of the BPO Park or other needs as determined at a future date by the authorities of the City. This provides a degree of flexibility built into the plan at the outset. The main central park is shown between the CBD and the office Park. Unlike the green space along watercourses, which is more informal, this is proposed to be laid out as a public park, providing a green lung for the residents and workers. A site for a university campus (which might be part of a larger university serving the capital) is shown to the north of the CBD. This will provide an area for academic buildings, student residences and sports and leisure facilities for students. It will also be easily accessible to the CBD. It is also sited adjacent to the northern BPO Park, which will assist in the potential for cross-fertilization of ideas and business opportunities between the university and the businesses in the office Park. The residential community occupies much of the remaining areas of the proposed Technology City. This will provide accommodation for employees and their families who will work in the Techno Park, as well as in the CBD and in the various local community facilities. The residential community will include appropriate provision for schools, health care facilities, churches and mosques, play facilities and sports facilities. Green corridors are proposed along the alignment of the watercourses which are protected in the plan. This will help to avoid flood risk to the new buildings and also provides additional open space. These could also serve as wildlife corridors through the site. The Konza Road is proposed to be paved to provide easy access for all vehicular traffic. The site includes a high voltage power line. 32

Whilst this might be realigned in the future, for the purpose of the plan, at this stage a no-build reservation of 60 metres has been incorporated. The model also proposes a “greenbelt belt” control zone of approximately 2km around the site. This would have a number of purposes: to protect the setting of the Technology City and guard against the development of informal settlements on the boundary of the site; to reserve land for the possible future expansion of the Technopolis; and to institute rigorous control of development in the area around the site. 4.1.1 Evaluation of Alternative One The strength and weaknesses of the radial model based on predetermined criteria are are presented in the table below. Figure 22: Evaluation criteria for alternative one

Criteria Profile of commercial space viewed from A109 Flexibility to accommodate growth Accessibility of commercial areas Connectivity between land uses Public transport accessibility to/from Machakos & Nairobi Public transport connectivity within Konza Ease of walking and cycling within Konza Urban structure Sense of place/ character Quality of public/ green spaces Ease of phased implementation Environmental impact on wildlife

Best performance

Moderate performance

Worst performance 

          

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4.2 ALTERNATIVE T WO: CIRCUIT – BOARD

Figure 23: The circuit board model 34

The model is mirrored on the Circuit-board a printer to generate Konza's intended spatial structure. The circuit board is a befitting metaphor considering that Konza is designedly a Technology City. The general progression for a circuit board template design simulates the schematic capture of the desired spatial structure as follows;  Axial components such as ecological corridors, riparian areas, infrastructural way-leaves and buffers were are designated and delineated,  A penetrative framework of access systems, complete with gating and switch devices, are routed and positioned in such a way as to open up the landscape and provide the required interconnections,  Key functions and activities of a Techno-city are placed in such a way as to ensure a balanced distribution,  Linear neighbourhood bands are placed to flank selected sections of the primary access structure.  Infill residential districts and open/green spaces are designated in the left-over spaces,  Prodigious and discordant elements such as water storage facities, treatment plants, power substations and areas of bulk storage are secured in such a way as to minimize their undeserious impact on the global settlement structure and fabric. Using the circuit board concept, spatial structure is generated that aims at:  Preserving and restoring the integrity of the natural system and sustainability;  Securing the efficacy of human and habitat processes and dynamism;  pursuing the evolution of wholesome and equitable habitats;  Pursuing a positive and alluring image and identity for the region;  Seeking to inspire good governance and vibrant democracies.

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4.2.1 The Transportation System i. Structuring Site Access & Mobility The Circuit Board seeks to do so by innovating an access structure that advocates the separation of personalized/car-oriented transit from mass transit modes. It proposes a dual-channel access structure that comprises a hard and soft grid by which to cannalize personalized motorized traffic and non-motorized and motorized mass transit, respectively. The Hard Grid The Circuit Board takes advantage of the opportunity provided by the existing system of national and regional trunk roads to link to its wider context, as well as to open up access. A future rail connction from the main Mombasa-Kisumu railway is conceived. Site penetration proceeds from the A109 highway through three high-level interchanges, which subsequently channel vehicular traffic through a lower level road that runs in parallel. Further site penetration is made possible via an assymetric grid consisting of a limited number of roads that eventually terminate at the KonzaKatumani Road. The emergent skeletal structure, which is hereby cristened as The Hard Grid, acts as a primary distributor for vehicular traffic, especially directing personal transport to medium and low density residential areas This is informed by the fact that these two areas are the greatest generator and recepient of vehicular traffic as they have a higher car ownership ratio compared to high density/low income residential areas. The Soft Grid The dissagregation of personalized and mass transport is in line with the Circuit Board’s aspiration to address the traffic management challenges that bedevil the African city of the modern era. Consequently, this is achieved by designing a a parralel system of chanelling future traffic streams in KTC. The Circuit Board deploys a system of accesses which, unlike the first, is not anchored on the global structure of external linkages. However, the floaty skeleton is likewise geared towards organizing internal circulation. Primarily, it acts as a means by which mass motorised and non-motorized traffic is channeled through the site. The need for a soft grid is informed by the fact that a far much larger proportion of the urban citizenry , particularly that which occupies the lower income brackets, and who tend to dwell in inner city areas and high density neighbourhoods, relies on mass public and non-motorized transit mechanisms than on private automobiles. It is therefore thought necessary to spare these areas the burden of transmiting traffic from personal vehicles. The 100m wide grid provides the basic framework for organizing the settlement structure, in particular, the alignment of high density mix-use areas, and activity areas, such as trade hubs and employment centres that attract a lot of pedestrian movement When combined the dual access system suffices as an elaborate framework that both facilitates deeper site penetration and efficiently organizes traffic within KTC.

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A 60m wide green corridor, flanked by 20m roads, will provide access to areas of high density and intensive activity. Its use will be limited to MRT and NMT modes

A 40m wide road network, anchored upon the A109 highway and KonzaKatumani Rd, will facilitate penetration into the site’s interior through vehicular mobility.

The grid is designed so as to allow intersection at different points that will eventually be designed as multimodal interchanges

Figure 24: Illustration of the hard and soft corridors and the combination of the two

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ii. Structuring Ecology & Open Space Konza’s aspiration for a Green and Shared Space will be achieved both by deploying its ecological assets and puncturing the emergent built tissues with open spaces. The principle here is to allow nature to permeate into the settlement fabric. In designing the ecological/open space structure, the Circuit Board seeks to achieve the following;    

To preserve the area’s unique and fragile ecological patrimony; To allow the city to breath and enhance natures capacity for self cleansing by creating areas that will act as city lungs and carbon sinks, respectively; To promote citizens’ access to recreational opportunity; To achieve these goals, four types of open spaces are conceived; a. Ecological Corridors

Konza is home to an extensive and diverse flora and fauna. The proposed Techno-city sits right in the middle of traditional wildlife corridors emanating from the Nairobi National Park and the wider Kitengela Conservation area. In order to minimize the impact the city will have of the area’s existing ecology, the Circuit Board proposes to reserve a substantial area at the southern edge of the site (Site 1) which may both be used for wildlife dispersal and as a bridge between grazing grounds to the west and breeding grounds to the east. Connectivity to the rangelands west of KTC is made possible by truncating the Konza-Katumani Road at its southern tip, and reverting approx 2km to soft/green-scape. A more elaborate infrastructural solution over the A109 is needed to allow further connectivity to the breeding grounds east of the site. The wildlife area, which is presently open savannah grasslands and marshlands, will be improved through selective plantings and damming of the existing perenial stream. Conservation Area Riparian Buffers Parks & Recreation

5 3

2 4

1

Figure 25: Distribution of Ecological & Open Spaces 38

b. Riparian Areas The KTC site is traversed by two streams. The first, which is oriented northwestsoutheast enters the site about 2km from its norhternmost edge, cutting accross the A109. The second is aligned west-east about half a kilometer from the southern edge. The two converge at the site’s interface with the Konza-Katumani Road. Both these streams are perennial, mostly flowing during the long rains, transforming the the site’s lower segments into marshlands, some of which retain water between seasons. The Circuit Board seeks to protect these streams with a view to preserve the integrity of natural drainage system. In addittion, it seeks to deploy these and the enveloping riparian flanks towards expanding Konza’s ecological corridor. To facilitate this, the Circuit Board delineates a riparian area along the northeastsouthwestern stream with a width varying between 60 m and 200 m from the centre of the stream (Site 2). The area is to be improved through an appropriate landscaping intervention. Where possible, sections of the riparian may be transformed to provide recreational opportunity for citizens, especially as it cuts through residential areas. The second stream is integrated with the wildlife corridor. c. Buffers Two buffers are conceived at the city scale. One runs parralel to the A109 (Site 3)and the other envelops the sewage treatment works at its nothern edge (Site 4). The former is designed to minimize noise pollution from vehicles plying the highway, while the latter acts as an absorption sponge for sewer related odours. The areas’ absorptive capabilities are enhanced through appropriate landscaping. d. Urban Parks The fourth ecological element in Konza is the system of open spaces and recreational areas. The Circuit Board proposes an open space corridor stretching from the KonzaKatumani Road to the north and terminating at the conservation area to the south (Site 5). The corridor acts as a front for diverse residential and activity areas. The prinary function of this space is to provide recreational opportunity for the city’s residents. Consideration is given to ensure ample variety and choice to cater for the varying needs of the city’s multifaceted population. Consequently, the linear open space is dissected at various points to create seperate and distinct domains of recreational exposure, including; city parks, golf courses, arboratum, and sports complexes. In addittion to citywide open space, the Circuit Board integrates communal open spaces into the fabric of different neighbourhoods.

39

iii.

Structuring Functions & Activities

KTC is poised to become East and Central Africa’s first technology hub. It is therefore imperative that technology as an activity should impose a distinct footprint on the city’s landscape. In addittion to technology parks, the Circuit Board deems four other complementing activities as necessary for effective functioning of a vibrant technocity. They include; knowledge, research, finance and professional services, business process outsourcing and a civic and cultural services hubs. Consequently, the Circuit Board gives special consideration to these functions. It devices five nodular areas to be developed as enclaves, each of which will predominantly host one of the five functional domains. The enclaves are evenly spread through out the site and anchored upon the skeletal structure of the soft/green access. This is in line with the Circuit Board’s intention to priviledge mass transit modes over personalized vehicular access into areas of intensive activity. Consequently, all the nodal enclaves are deliberately by-passed by the hard grid access structure

Figure 26: Activities areas connected by the soft corridor

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iv.

Structuring Settlements (i) -The High Density Residential /Mix-use Band

To realize the vision of a green, smart, vibrant, and inclusive African Technocity therefore, The Konza Circuit Board seeks to remedy this condition by expanding the share of open space allocated to high density residential areas. The plan proposes a predominantly residential but characteristically mix-use band to flank both sides of the green/soft grid. And as is the case with the dedicated functional zones above, the aim is to minimize the use of the personal automobile and promote the use of mass transit and nonmotorized modes. Motorized access is restricted and access is predominantly via the soft/green grid. With a right of way of 100m, the linear spine is designed to be edged by a single carriageway on either side to act as a channel for mass transit and forms of mass rapid transit. The middle section becomes a linear island that is subsequently landscaped to enhance the quality of the neighbourhood and expand recreational opportunity

Figure 27: High density residential together with mix use

Structuring Settlement (ii) MDR & LDR Neighbourhoods The Circuit Board seeks to minimize aberration caused by the specific application of the 20th Century zoning ordinance. Residential zoning was applied to institute a stratified society and restrict access to opportunities of modern urban living. In contrast however, the Konza Circuit Board deploys a subtle density gradation towards expanding variety and choice in living environments. In addittion to the high density residential band, two other settlement fabrics are conceived. Four medium density residential (MDR) neighbourhoods are situated to the east of the HDR neclace, fronting the A109. Lokewise, two low density (LDR) enclaves to the left, fronting the Konza-Katumani Road. In contrast with the HDR band, vehicular access to these areas is not restricted. However connectivity to the green spine is made possible by scheduling through a framework that organizes retail and parking functions (see overleaf). 41

MDR LDR

Figure 28: Medium and low density residential in relation to hard and soft corridor

v.

Retail & Parking - The Junction Mall

One of the ways to meet Konza aspiration to be a green and smart city relates to the need to reduce carbon emmissions from the use of the automobile. The Circuit Board has deliberately minimized by personalized vehicular access to areas of intensive activity. It is however impossible to completely eliminate the automobile from the Afican city of the present age. Consequently, in addittion to the elaborate system of greenways that are designed for mass and non-motorized tranport, the The Circuit Board proposes a series of park & ride stops throughout the city. These are deliberately situated at the point of intesection between the global hard and soft grid that are designed for primary distribution of traffic. The park & rides stops are designed as transit-oriented commercial nodes or junction malls, integrating retail, parking silos and transport-oriented services such as petrol and service stations. Most importantly, the stops have to be integrated with bus termini in such a manner as to facilitate multimodal traffic interchange. This is informed by the fact that people ordinarily do their shopping en-route to their residences.

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Park & Ride Rail stop

Figure 29: Park and ride along both the soft and hard corridor

vi.

Structuring Utilities - Smart Equipments for a Smart City

In addittion to caping carbon emissions from vehicles, the vision of a green and smart city may also be realized by adopting an urban equipment regime that is geared towards conserving resources, including water and energy. This is especially crucial as Konza will need alot of water for landscaping and greening. The Circuit Board situates a series of dams along existing streams to trap rain water and surface runoff. In addittion, it proposes to adopt an ingeneous mechanism to clean and recycle household waste water. The city’s energy needs are immense. Although a power step-down substation is proposed from the adjacent national grid, Konza stands to benefit immensely if it were to tap energy from a variety of natural sources, the sun being the most feasible. The Circuit Board proposes to integrate solar harvesting park within the site of the substation for ease of capture and transmission into the national grid. Solar farms are also proposed to be set up on rooftops of massive buildings such as the railway station, parking silos, and large buildings. Possibilities for re-use of organic and solid household wastes, such as through composting or power generation through incineration will also be explored although it is deemed that these will be out of the project site.

43

Figure 30: Utility locations at the site

44

4.2.4 Evaluation of Alternative two (Circuit Board) The strength and weaknesses of this model based on predetermined criteria are presented in the table below. Figure 31: Evaluation criteria for alternative two

Criteria Profile of commercial space viewed from A109 Flexibility to accommodate growth Accessibility of commercial areas Connectivity between land uses Public transport accessibility to/from Machakos & Nairobi Public transport connectivity within Konza Ease of walking and cycling within Konza Urban structure Sense of place/ character Quality of public/ green spaces Ease of phased implementation Environmental impact on wildlife

Best performance

Moderate performance

Worst performance 

          

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4.3 ALTERNATIVE T HREE: THE ‘STITCH’ MODEL

Figure 32: The stitch model

This model adapt the stitch concept structuring the town around primary east-west roads which connect the A109 to the development on-site thus forming three main stitches and seven bands running north-south direction. Along the three stitches mixed development is proposed together a soft corridor intertwines with the hard corridor. The central stitch will form Phase 1 development. 46

The first band abating A109 is the buffer zone separating the city from the highway. The bands after the buffer zone are commercial, green space, office, high density residential, education, high density respectively. The spaces between the bands are designated for low density residential development. At the southern end of the site is reserved as a wildlife corridor while a recreation corridor is reserved along a stream the northern direction. Pockets of urban parks are provided within residential neighborhoods. Sewerage treatment and public purpose are appropriately provided within the structure.

4.3.1 Evaluation of Alternative three The strength and weaknesses of the Stitch Model based on predetermined criteria are presented in the table below. Figure 33: Evaluation criteria for alternative three

Criteria Profile of commercial space viewed from A109 Flexibility to accommodate growth Accessibility of commercial areas Connectivity between land uses Public transport accessibility to/from Machakos & Nairobi Public transport connectivity within Konza Ease of walking and cycling within Konza Urban structure Sense of place/ character Quality of public/ green spaces Ease of phased implementation Environmental impact on wildlife

Best performance

Moderate performance

Worst performance

           

47

4.3.2 Comparative evaluation of the three alternatives Based on the evaluation of the three models, it emerged that the stitch model scored highest on the criteria used. The three models were presented to the client and the third alternative- stitch model was picked as the most preferred. It has provided for mixed used development in all phases therefore creating a compact city which promote walk ability due to proximity of various services to places of residence. In addition, the plan has an elaborate public transport system which will reduce private car use thus reducing carbon footprint and traffic jam. Both primary and secondary road system has been structured in a manner eliminating cross-junctions. The crossjunctions are been the cause of traffic gridlock in most cities, this problem is eliminated at the onset thus creation of flow of traffic. Moreover, deliberate measures have been taken to provide public and green open spaces for the different social groups of residents expected to be domiciled in KTC.

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CHAPTER FIVE: PLAN PROPOSALS Preamble The purpose of presentation of this section is to detail the plan proposals of the preferred alternative. The details are provided as follows; i.

Broad Land use framework

ii.

Zoning regulations

iii.

Action area plan for phase one

iv.

Development strategies along thematic lines

v.

Plan Implementation framework

5.1 LAND USE FRAMEWORK The broad land use framework indicates holistically how the 5,000 acres land has been utilized for different activities along with major transportation infrastructure integrating the land uses. It also indicates the major public utility and purpose provisions as well as action area where Phase 1 projects will be undertaken. It forms the basis for overlaying the regulatory framework, as well as formulating of development policies and strategies. As stated in 4.3 above, this model has adapted the ‘stitch’ concept structuring the town around primary east-west roads which connect the A109 to the development onsite thus forming three main stitches and seven bands running north-south direction. Along the three stitches mixed development is proposed together a soft corridor intertwines with the hard corridor. The central stitch will form phase one development. The first band abating A109 is the buffer zone separating the city from the highway. The bands after the buffer zone are commercial, green space, office, high density residential, education, and high density respectively. The spaces between the bands are designated for low density residential development. At the southern end of the site is reserved as a wildlife corridor while a recreation corridor is reserved along a stream the northern direction. Pockets of urban parks are provided within residential neighborhoods. Sewerage treatment and public purpose are appropriately provided within the structure The site is blocked into four zones (1-4). Zone 4 has been designated for immediate implementation as the first phase of the project. Zone 2 (trough shaped) provides for conservation and recreation. Zone 3 to the north and Zone one below Zone 4 have been reserved for subsequent development after full implementation of Phase 1 (refer to figure 34). 49

Konza Local Physical Development Plan

Figure 34: Konza physical development plan

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5.2 SITE STRUCTURING ELEMENTS

Figure 35: Structuring elements

The three main structuring elements of the plan are infrastructure, open areas/green spaces and plot boundary lines. a) Infrastructure: These consist of the railway line, high voltage power line and a hierarchy of road networks which gives the site its spatial structure and general layout of other land uses to be accommodated on site besides its sole purpose of enhancing accessibility. b) Open green spaces: The city’s design incorporates nature in such a manner as to enhance natural fell of the city environment by all the city users. This is made up of the wildlife corridor of the south of the site, gardens, recreation parks and boulevards. c) Land subdivision plot lines: This has resulted in the trigonal shape of the Konza site. This has established the site between intensive subdivisions towards the east and south and expansive ranches to the western edge of the site.

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5.3 LAND USE Z ONES 5.3.1 Recreation and open space

Figure 36: Recreation and open spaces

The plan provides for a number of open spaces distributed accross the entire site. These include a conservation zone, urban parks, pocket/neighbourhood parks, nature parks, soft grid, play areas, buffers and riparian reserves. The details are explained as below: Conservation Area (Zone 24) This LPDP appreciates the fact that Konza has extensive and diverse flora and fauna. The proposed Techno-city sits right in the middle of traditional wildlife corridors emanating from the Nairobi National Park and the wider Kitengela Conservation area. 52

In order to minimize the impact that the City will have of the area’s existing ecology, the LPDP proposes to reserve a substantial area at the southern edge of the site (Zone 24) which may both be used for wildlife dispersal and as a bridge between grazing grounds to the west and breeding grounds to the east. Connectivity to the rangelands west of KTC is made possible by truncating the Konza-Katumani Road at its southern tip, and reverting approx 2km to soft/green-scape. An infrastructural solution over the A109 is needed to allow further connectivity to the breeding grounds east of the site. Riparian Areas The Konza site is traversed by two streams. The first, which is oriented northwestsoutheast enters the site about 2km from its norhternmost edge, cutting accross the A109. The second is aligned west-east about half a kilometer from the southern edge. The two converge at the site’s interface with the Konza-Katumani Road. Both these streams are perennial, mostly flowing during the long rains, transforming the the site’s lower segments into marshlands, some of which retain water between seasons. To facilitate this, the LPDP delineates a riparian area along the northeastsouthwestern stream with a width varying between 60 m and 200 m from the centre of the stream. The area is to be improved through an appropriate landscaping intervention. Where possible, sections of the riparian may be transformed to provide recreational opportunity for citizens, especially as it cuts through residential areas. The second stream is integrated with the wildlife corridor. Buffer (Zone 21) There is only one buffer conceived at the city scale with a width of 100 m. It runs parralel to the A109. It is a designed sponge to minimize noise pollution from vehicles plying the highway and other forms of undesirable disturbances related to a trunk road to the class of Mombasa road. The areas’ absorptive capabilities are enhanced through appropriate urban landscaping. There will be high voltage power line and the railway running through this area. Urban and Neighbourhood Parks The LPDP proposes an open space corridor stretching from the Konza-Katumani Road to the north and terminating at the conservation area to the south (Zones 18, 48 and 35). Besides, there will be a series of neighbourhood parks within each and every neighbourhood to serve an approximate population of 2000 persons. The primary function of this spaces is to provide recreational opportunity for the city’s residents. Consideration is given to ensure ample variety and choice to cater for the varying needs of the city’s multifaceted population. This will create seperate and distinct domains of recreational exposure, including; city parks, golf courses, arboratum, and sports complexes and communal open spaces.

53

The Three strand Soft Grid Despite the fact that the soft spine is part of the city transportation strategy, it will contribute to the city’s green cover. There is provided a 60 m boulevard which will be appropriately landscaped and planted with trees and other forms of vegetation. This will form three distinct soft grids along the three main stitches running East-West across the site.

5.3.2 Transportation Strategy

Figure 37: Transportation strategy

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For purposes of ensuring a ‘functional city on the move’, the transport strategy provided by this plan is aimed at ensuring access and connectivity of all proposed activities/land uses in an efficient manner. It proposes a hierarchy of roads systems, boulevard and a railway system. Express Way (A109): Located on the East of the site, A109 Mombasa Road is the premier road providing access to and from the site. It connects the site to both local and regional centres (Nairobi, Mombasa etc). This road will be expanded to dual carriageway to carry 4-6 lanes from Konza to Athi River to cater for the projected increase in traffic. Besides, there will be ‘grade separation’ to segregate local and express traffic. This will be achieved by use of diamond interchanges and or any other appropriate interchange model at three main entry points of the three stitches. Konza Trunk road: Located to the northern side is Konza road that connects the site with Konza station and the main A109 Mombasa road at approximately 1 kilometer from the northern tip of the city. This road will have a reserve of 40 m. Primary Distributors (Thoroughfares): These 40 m roads will carry primary traffic within and through the city. The structural layout presented by this LPDP looks forward to ensuring smooth and continuous flow of traffic due to the fact that they will be designed to accommodate all modes of transport-motor vehicles, bicycles and pedestrians. This will enhance harmony by way of reducing conflict between hard and soft traffic (vehicles and pedestrians/cyclists). They will be designed in a manner to have the main carriageway, pedestrian walkways, parking and service lanes where necessary (especially within the heavy commercial and high density residential districts) Secondary distributors: These roads will carry traffic from primary distributors to various districts and neighborhoods. These roads are designed to have 20 m of reserve to accommodate main carriage way and even pedestrian walkways and cycle lanes. Local connectors will carry traffic to and from individual units and within the estates in the various neighborhoods. Urban collector streets Urban collector streets will carry traffic from secondary distributors to individual land uses and developments. These roads should not be less than 15 m. The green streets/Boulevards The 60 m wide green streets will provide a segregative function between the public transport and private transport. It will be characterised by traffic lanes on either side with the central spine well landscaped and planted with natural grasses and other forms of vegetation. The LPDP estimates that the majority (90%) of on-site workers will use either public transit or non-motorized methods of transport, largely walking and bicycles, to get to and from work, shopping, and entertainment and recreation. traffic on urban streets.

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The railway There will be the need to extend the railway link from Konza station to the city. The railway line is laid to be parallel to the A109 Mombasa road. 5.3.3 Residential Zone

Figure 38: Residential zone

Human settlements form one of the central pillars of the entire urban system. The challenge in many cities across the world over in providing affordable, adequate and quality housing to all population domiciled in the city. This is due to the challenges of the ever increasing urban population that inflate the housing demand yet there are 56

limited investments in the housing sector thus the deficit. This is one of the main factors behind the mushrooming of urban informal settlements. This LPDP has provided land for various housing typologies and densities to cater for the various social groups and classes of the projected population. Low density developments will occupy Zones 11, 31 and 41. Medium density residential housing will be established in zones 12 and 44 while high density housing will be rolled out in Zones 13 in area one, 33 in area three and 43 in area three. 5.3.4 Commercial and Mixed Uses

Figure 39: Commercial and Mixed Use 57

Commercial mixed zone will be included in the three main stitches of the KTC; its height, massing and density guidelines reflect the goal to create an exciting and vibrant pedestrian-oriented streetscape with retail, office, and apartments having both modern and traditional markets, offices, civic uses and residential uses. The zone has tall buildings, eight stories and above, with a mixture of uses in each building and block, including office, retail and residential. The area under offices and business shall be purely for commercial functions only.

5.3.5 Education: University, Techno and Life Sciences

Figure 40: Education and techno & life science 58

This LPDP has provided for a University Campus. The University will occupy zones 17 in area one, 37 in area three and 42 in area four. The university will need all the necessary spaces a provided in the Physical Planning Hand book and zoning regulations in this plan besides other supportive facilities such as play ground, parking and students dormitories. Technology and Life Sciences Park will be situated in zones 14 in area one, 32 in area three and 45 in area four.

5.3.6 Public Purpose and Utilities

Figure 41: Public purpose and utilities

59

Public purpose (Zones 16 and 46) of the Konza city will include spaces for community centres, civic, hospital, police lines, stadium, fire station and the sales pavilion. All these spaces will be structured to function as mixed use zones where all the users will have all the services they need within walking distances. Public utilities (Zones 19 and 25) will include utilities such as water supply, water treatment plant, water pans, sewer lines and sewage treatment plant.

5.4 LAND BUDGET FOR THE ENTIRE K ONZA

Figure 42: land budget of entire site

No

Land use

Allocated land (ha)

1

Technology life science

92

2

University

37

3

Public purpose

24

4

Public utility

13

5

Recreation (Urban park)

119

6

Office and business

167

7

Mixed use development

160

8

High density residential

70

9

Low density residential

330

10

Medium density residential

77

11

Recreation (natural park)

147

12

Wildlife

499

13

Buffer

106

14

Roads

182

Total

2023

5.6 ZONING STANDARDS AND REGULATIONS Zoning regulations are standards and guidelines for regulating development as per the delineated zones. These regulations shall be utilised as a basis of making development control decision to ensure that the plan objectives are met. The regulations have been formulated out of the physical planning standards benchmarked against global best practices.

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5.6.1 Objective of zoning regulations  To manage and restore areas of high ecological, scientific, cultural or aesthetic values;  To prevent development that could destroy, damage or otherwise have an adverse effect on those values;  To retain and enhance the visual and scenic qualities of the area;  To provide for a limited range of development that does not have an adverse effect on those values;  To provide for the housing needs of the community within low, medium and high density residential environment;  To enable other land uses that provide facilities or services to meet the day to day needs of the city residents ;  To provide an environment primarily for housing and to ensure that other developments are compatible with that environment.

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Low Density Residential Development Zone

Permitted User

Planned low density

-Low impact Residential

Mini. Plot SET BACKS M Size (Ha.) F S R 2ha

6.0 3

4.5

No. of Floors Plot (Max) Coverage (Max net area) (GF + 1)

35%

Building Typologies/ Type of Development (permitted, permitted with Conditions & not permitted) Permitted uses Town houses. nursery schools, primary schools, secondary schools, opens spaces/greenery Permitted with conditions Convenient stores, gas stations

Minimum Parking Requirements

Planned medium residential

-1 parking space for each 250 sq. ft. of floor space.

-Residential 2 ha

Not permitted Industries, office & business  The Konza Techno City Development Board, may modify or require greater lots than those required in low density residential development. Building separation is a minimum of 3M for 1 and 2 stories. Add 0.5 M for each story above 2 stories  The Board will regulate the type of structures, open space, building coverage, utilities, landscaping, and other features as per the master plan

Low Density Residential Development 6 3 4.5 G+4

50%

Permitted uses Multi-dwelling units, flats & Apartments. nursery schools, primary schools, secondary schools, opens spaces/greenery, landscaping 62

Minimum Parking Requirements

-Each bachelor apartment unit, 1 covered space



-Each efficiency or 1 bedroom apartment unit, 2 covered spaces

Permitted with conditions Convenient stores, gas stations Not petrmitted Industries, office & business The Board will regulate the type of structures, open space, building coverage, utilities, landscaping, and other features as per the master plan

-Each 2 bedroom apartment unit, 2 covered + 1 uncovered spaces

High density planned residential

-Guest parking required for apartments with a minimum of 10 units at a ratio of 1 space for each 4 units -Residential 2ha 3

2.5

3

G+8

65%

Permitted uses Multi-dwelling units, flats & Apartments. nursery schools, primary schools, secondary schools, opens spaces/greenery, land scaping, water features Permitted with conditions Convenient stores, gas stations Not permitted Industries, office & business 63

Minimum Parking Requirements

Planned Mixed use Commercial

-A pool parking space for each 250ft2 -Guest parking required for apartments with a minimum of 10 units at a ratio of 1 space for each 4 units Commercial 6 m front or corner side lots where property Adjoins a parkway, major or secondary highway. On local streets



_

The Board will regulate the type of structures, open space, building coverage, utilities, landscaping, and other features as per the master plan

_

GF + 8 90% of net area of lot 10% of net area must be landscaped

Permitted uses Supermarkets, Banks, Offices, Boutiques, Shopping malls, Hotels, and accommodation, business Shops, restaurants, Curios, Galleries, Information enabled technology services, Multi-dwelling units, flats & Apartments, opens spaces/greenery, landscaping, water features Permitted with conditions Warehousing, Gas Stations, Restaurants, Advertising Not permitted Industries, Outside storage &

Minimum Parking Requirements

-General commercial - 1 parking space for each 25 m2. of floor space -Non-medical office uses - 1 parking space for each 40 m2

64

of floor space. -Eating/drinking establishments - 1 parking space for each 3 persons ( minimum of 10 parking spaces) Office and Business

Minimum Parking Requirements

Purely business

3 metres when facing a common boundary. Buffer on the front or urban design feature

-

-

90% of net area of lot 10% of net area must be landscaped

Permitted land uses Web Development Graphic Design Film Editing, Art Photography Studio, Creative, Business with Training, provision of services, Whole sale &Retail outlets display, Permitted with conditions Residential, restaurants,

- 1 parking space for each 25 m2. of floor - 1 parking space for each 3 persons ( minimum of 10 parking spaces)

Technology & life Science -

5 Ha 6.0

3 4.5 G + 4

30%

Permitted uses - Scientific research and development, schools, libraries, and museums -Computer Systems Design, Communication Equipment Design, Electronic Instruments & Device Design, Audio/Video Product Design, Electrical Appliances & Devices Design 65

15 Automation Equipment & Systems Design, Storage Device (Disk Drives) Design & Development, open spaces, greening and land scaping Permitted with conditions -Manufacture of the above, Restaurants warehousing, Institutional and Recreational Prohibited land uses Residential; Retail premises; Service stations; distribution centres; Parking requirements

-1 space for each company vehicle plus 1 space for each 2 persons employed on the largest shift, or 1 space for each 50 m2 of floor area, whichever is greater -1 space for each 100 m2 of warehouse if 80% or more of building is used for warehouse

Education (University)

University Campus

5 Ha

6.0

3 4.5 (GF + 12)33%

Permissible land uses University, training institutes, schools hostels and related utilities, library/ reading rooms and multi- storeyed car Parking. hospitals and public health institutions business offices, nursery, primary and secondary schools and Social and cultural, institutions. Sports stadium, recreational complexes Permitted with consent Leisure areas; Utility installations; 66

advertisements; child care centers; recreation areas; roads; secondary dwellings; Restaurants Prohitted land uses Industries; Multi dwelling housing; Residential flat buildings; Retail premises; Seniors housing; Service stations; Warehouse or distribution centres; Parking requirements Wildlife Conservation

Natural Park

1 space per 50 m2 Conservation with controlled & tourist Recreational facilities

Permitted with consent -Liquid Waste disposal, water features, tree planting, nature trails and water features, Environment facilities; Environment protection works; Leisure areas; Utility installations. Urban forest Permitted land uses Theme parks and amusement parks, incidental commercial uses, hotels and restaurants not exceeding 300 sq. M, sports stadium and recreational complexes, Spots recreation, Walk ways and land scarping, Nature parks/trails, landscaping, Open space, and Walk ways Permitted with consent Multiplexes with recreational as the dominant activity, Golf courses and club 67

house including any allowable commercial uses, Spots recreation, Nature parks/trails -The Board will issue license for any temporary activities /structures to carried on in this zone

Urban Park

Not Permitted Residential, Industrial, office & business Permitted land uses Theme parks, Walk ways and amusement parks, Green zones, incidental commercial uses, hotels and restaurants not exceeding 300 M2, sports stadium and recreational complexes, Spots recreation, Walk ways and land scarping, Nature parks/trails, landscaping, Open space, and Walk ways Permitted with consent Multiplexes with recreational as the dominant activity, , Spots recreation, Nature parks/trails -The Board will issue license for any temporary activities /structures to carried on in this zone Not Permitted Golf courses and club house, Residential, Industrial, office & business -KOTDA will issue license for any 68

Buffer

-

-

-

-

-

-

-

temporary activities /structures to be carried on in this zone Permitted uses Parks, Walk ways and land scaping, boulevard, trees greenery, landscaping Permitted with consent Utilities, advertisement, public transportation exchanges., The Board will issue license for any temporary activities /structures to carried on in this zone

Road buffer

Sewerage

60 m wide

Not Permitted Residential, commercial, industrial Provide 10 m green buffer

40 m wide

Provide 5 m green buffer

20 m wide

Provide 5 m green buffer Obtained: - permit before the commencement of any sewerage and sanitary works. -Compliance Certificate to be obtained upon satisfactory completion of any sewerage and sanitary works. -Approval before carrying out any building/structure works, piling. works or temporary structure works over, across or adjacent to any sewer or sewerage system.

69

- Approval before the discharge of any trade effluent into public sewers

Drainage Obtain clearance certificate before the commencement of any storm water drainage works, or to erect or place any structures or object in, above or across any drain or drainage reserve -Compliance Certificate upon satisfactory completion of any storm water drainage works, erection or placement of any structures or object in, above or across any drain or drainage reserve -Approval before carrying out any temporary structure works/services over, across or adjacent to any drain or storm water drainage system d) Approval to be obtained before construction of any works for taking or intercepting water from any place or sea, within the territorial limits of Singapore Figure 43: Land zoning regulations

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5.7 ACTION AREA PLAN FOR PHASE ONE Apart from indicating the area where phase one will be implemented, the action area plan outlines the principles to guide the preparation of the master plan. The purpose for formulating guiding principles is to ensure that the master plan does not deviate from the philosophy underpinning the preparation of the LPDP.

Figure 44: Action area for Phase One

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Figure 45: Phase 1 Land Use Budget No.

Land Use

Allocated Land (Acres)

1

University

39

2

Retail

8

3

Mixed Use Developments

89

4

Life Science

26

5

Office

11

6

Cultural Community

1

7

Parks

79

8

Residential

26

9

Transport and other public space

130

Total

410

5.7.1 Guiding principles for the master plan  Optimal efficient and economic use of land  Health, safety and efficiency  Urban environmental sustainability - Mixed development, smart growth, energy efficiency, efficient and cost effective public over private transportation system, the efficient (3Rs-reduce,recycle, re-use) waste management system etc  Inclusive and coordinated governance systems

5.8 DEVELOPMENT STRATEGIES The thematic areas along which the development strategies are as follows; 5.8.1 Environment Strategy; Offering a variety of leisure, amusement, and sporting options while conserving ecological integrity and enhancing urban landscape Objectives The objectives for the environmental strategy  Integrate environmental concerns into all activities associated with the proposed project development in order to encourage sustainable development.  Ensure that all the potential negative environmental impacts of proposed developments are considered and mitigated.  Build upon inherent assets on the site and its surroundings to brand the city and enhance its aesthetic quality

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From environmental assessment, the likely environmental challenges resulting from the development of the city that will require mitigation are:  Displacement of wildlife  Accentuation of the drainage problem  Increased air and noise pollution  Pollution of water resources  Increase of solid and liquid waste generation From the environmental assessment, environmental assets that will support realization of a sustainable urban environment are:  Water courses  Wildlife  Abutting large ranches  Adjacent hills such as Muumandu,  Favorable climatic conditions  Fertile deep soils that can support flora and fauna Programmes and Projects  Establishing a wildlife conservation area at the southern part of the troughshaped green belt  Create snake parks, animal orphanages, water dams along the river passing through the conservancy  Establishing nature trails on the northern side of the trap-shaped greenbelt  Create golf course, urban parks, arboretum, urban forest,  Establish landscaping, stadium, paving of walkways, cycle paths  Creating gardens in the neighborhood parks,  Creating a buffer zone along A109  Planting appropriate species of trees 5.8.2 Transportation Strategy Providing an efficient internal public transport system connecting activity areas within the city, connecting the city safely and efficiently to external destinations Public transportation corridors, railway, non-motorised transportation; Objectives  To Meet travel demand to-from Konza Technology City  To provide for the movement of people and goods in an efficient, safe and cost effective manner  To promote public transport over private transport in Konza  To provide for an efficient traffic management system within the city to avoid gridlocks

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Challenges    

Connecting the railway line to the site Connecting the internal transport system to the A109 Mitigating the impacts of A109 on the development of Konza city in terms of noise and air pollution, Connecting Konza city to its immediate environment

Opportunities   

Existing railway line at Konza station which is close to the site Existing tarmac road connecting the site to Mombasa and Nairobi and beyond Favorable topography

Programmes and projects To establish a public transportation corridor Projects   

Paving the corridor with dedicated bus lanes with lay byes proximate to areas of high activities; Construction of main public transport terminus allowing for interchange between railway and bus transport; Construction of interchanges between internal transport system and the A109.

5.8.3 Housing Strategy; To provide land at favorable rates, preposition requisite infrastructure with attractive financing options to attract investors in housing Objectives

   

Providing quality and affordable housing to attract and retain investors and highly skilled workers To match the housing demand and supply in respect to the different housing needs To attract investment in housing To encourage public private partnerships in provision of housing

Challenges  

Attracting finance and investments in the housing sector To meet the housing demand

Opportunities   

Availability of adequate public land Availability of affordable construction materials within the vicinity of the site Potential investors in the housing sector 74



Enabling policy framework

Programmes and projects     

Paving of roads in phase one that provide access to residential areas Laying of utility infrastructure specifically power, water and sewer Development of policy on concessionary land provision to potential investors Development of a Public Private Partnership policy targeting the housing sector in the city Encourage partnerships and cooperatives in comprehensive/planned housing development

5.8.4 Infrastructure Identifying and coordinating sectoral actors to prepare a master plan and facilitate provision of infrastructure Objectives To meet the infrastructural demand of the city Challenges 

Introducing high quality/state of the art/smart infrastructure solutions to provide quality living and working environment in the city and to trigger private investment



Financing infrastructural provision to support Phase one; sewerage treatment, water treatment and reticulation, energy, solid waste disposal and landscaping.



Inadequate water resources

Opportunities 

The gentle slope can support reticulation



A river for safe discharging of treated water



Abundant renewable energy from the Sun

Programmes and projects

Constructing sewerage treatment plant, water treatment and reticulation system, storm water and any other infrastructure deemed necessary for the functioning of the city.

5.8.5 Local Economic Development Strategy: To put in place a system of identifying, marketing and supporting investors to invest in the city Objectives To attract investments for economic growth and development of the city To build an inclusive economy 75

Challenges   

Identify and attracting both local and foreign investors in the IT sector to trigger economic development Spreading the economic benefits of the city to the local communities Maintaining the tempo of economic development of the city into the future – sustainability

Opportunities  Goodwill from local community and government 

Willing investors and skilled labour both local and international

Programmes and projects 

Formulating an incentive policy targeting investors in ICT related activities



Aggressive marketing to local and international investors



Sensitisation of the local community on ways to draw direct and indirect benefits from city

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CHAPTER SIX: IMPLEMENTATION FRAMEWORK Preamble The implementation framework provides and details an appropriate institutional framework to coordinate the actualization of the plan proposals. It also outlines projects and programmes as well as specifying the time frame for their undertaking. The framework is meant to guide the different actors to harmoniously role out actions necessary in establishing KTC.

6.1 INSTITUTIONAL FRAMEWORK Challenge KTC is a new, unique national project that cannot fit within the existing conventional institutional framework of urban governance as laid out in legislation. There is a multiple range of complex activities which require being undertaken to actualize the city which calls for functional specialization and clear focus. KOTDA Responsibilities and Powers Market and promote  Establish a strong value proposition to encourage businesses to move to Konza.  Attract real estate developers. Control  Control Konza land through a long-term (99-year) ground lease from the federal government, and negotiate sub-leases with developers for parcel development. Regulate  Guide real estate development according to master plan principles.  Create and administer non-financial incentives to businesses Finance  Secure funding from the federal government to provide incentives, services, and infrastructure to move Konza forward.  Redirect, in a flexible and independent manner, the national government funding it secures, solely with the approval of its Board of Directors.  Collect user fees, assessments, and other revenues, and re-invest the funds generated back into Konza.  Borrow capital funds at attractive market rates, in order to effectively leverage its resources, with the resultant debt being serviced by either revenues generated by the project, national government guarantees, or both.

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Develop  Oversee real estate development and fund physical infrastructure, either alone or through PPPs. Manage  Facilitate business through expeditious and clear one-stop procurement and permitting.  Provide and oversee PPP provision of high-quality services.  Collaborate with appropriate governmental entities to obtain high-quality municipal services.

Short Term Actions KOTDA Statute must be passed by Parliament.  Existing KOTDA Order must be amended in the interim.  Customized financial incentives must be approved. High-quality KOTDA staff must be hired.  Salary ranges must be globally competitive.  Detailed job descriptions and qualifications must be developed. A qualified consulting team must be hired.  Manage construction activities  Provide real estate expertise  Advice on land allocation  Conduct tenant outreach process  Support leasing process  Provide financial advise Increased water allocation from Thwake Dam must be secured.  Water sources to meet ~14.1 ML/day Phase 1 demand must be met through dam allocation combined with reuse and conservation.

Medium Term Actions Off-site infrastructure must be provided.  Funding must be secured.  Construction must begin.  Includes A109 upgrade, Thwake Dam construction and delivery network, etc. The procurement process for PPPs providing on-site infrastructure must be inititated.  Business plans, rate studies, and procurement documents must be prepared.  Includes water, wastewater, power, fiber, and solid waste.

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Non-PPP on-site infrastructure must be provided.  Funding must be secured.  Construction must begin.  Includes grading, drainage, roads, and landscaping. Anchor tenants must be secured using defined evaluation criteria and recruitment strategies.  University  KARI and KEMRI  Nairobi Hospital  Other anchor tenants and private development. 6.3 MONITORING AND EVALUATION The purpose of monitoring and evaluation of the plan is to measure the extent to which the objectives set in chapter 1 have been adhered to. In addition, it will ensure strategies and projects of the three Phases (1, 2 &3) are implemented to ensure plan implementation is on schedule. Evaluation of the plan will be carried out through the use of surveillance systems and routine monitoring, measurement and assessment of strategies, projects, interventions and activities proposed in the plan. Result-oriented approach will be used to gauge the implementation process. The extent to which the private sector will have invested in the city with government facilitating the provision basic infrastructure Monitoring and evaluation will be done by the KOTDA which will be established to govern the management and operation of the KTC. The authority will recruit relevant experts to oversee the implementation process of the plan and its subsequent monitoring and evaluation. Appropriate tools such as Land Information Systems (LIS) will be deployed to track changes and development of land in KTC.

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