urban planning Nairobi Zones 3,4,5

Land Use Study and Policy Plan for the Old City/Western Areas of Nairobi

Draft Report

For Director of City Planning Department City Council of Nairobi P.O. Box 30075-00100 Nairobi

By International Project Planning & Management Consultants P.O. Box 43657-00100 Nairobi [email protected]

December, 2011

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

EXECUTIVE SUMMARY

The City Council of Nairobi (The Client) is mandated under the Physical Planning Act (Cap 286) of the Laws of Kenya to control development within its area of jurisdiction. Development control ensures that development applications comply with policy guidelines, planning regulations, standards, approved development plans and Local Authority by-laws among other statutes. Notwithstanding the availability of these development control measures, Old City/Western areas of Nairobi have consistently experienced unprecedented growth some of which are incongruent to the laid down regulations. Some of these problems include incongruous development, inadequate infrastructure for instance shortages of water supply, blockage of sewerage systems, power shortages, and population pressure on social services such as schools, health and recreational facilities are common experiences. This has led to property values dropping due to overdevelopment and disruptive poor urban design of new structures, environmental degradation including loss of vegetation, encroachment on riparian reserves, altering and interference with river courses, increasing surface run-off and pollution of water sources. Part of the problem has been institutional. Such that planning and development control implementation has not always been rigorous, public participation has also not been seriously espoused; lack of effective management of financial and other resources available within the City Council; and inadequate efforts have been made to attract local and foreign capital. With this background, the CCN commissioned a study through the services of International Project Planning and Management Consultants Ltd (IPPM) to undertake a comprehensive Land Use studies and Policy formulation to guide future development of this area. The overall goal of the consultancy was to generate adequate knowledge concerning the urban change processes in the study area and their implications for the city planning and sustainable urban development. The knowledge gained was expected to form the basis for preparation of a responsive and realistic land use policy plan as a framework for guiding urban development. This report is in five parts. Part one presents the conceptual background of the study followed by highlights the historical (spatial) development of Nairobi in part two. Part three presents sectoral situational analysis of the study while part four runs through the various sectoral proposals including Local Economic Development Strategy, Financial and Investment Management Plan, Water and Sanitation Strategy, Institutional structures for the implementation of the proposed Physical Development Plan, Social Development Strategy, Environmental Management Strategy, Transportation sector and the Planning area growth nodes. The last part - part five - presents the various zonal proposals with regard to various development standards.

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Table of Contents EXECUTIVE SUMMARY ................................................................................................. ii LIST OF ACRONYMS ...................................................................................................... vi LIST OF TABLES ............................................................................................................ vii LIST OF FIGURES ......................................................................................................... viii LIST OF MAPS.................................................................................................................. ix PART ONE: BACKGROUND TO THE STUDY .............................................................. 1 1.1 Institutional Context ..................................................................................................... 1 1.2 Problem Statement ........................................................................................................ 1 1.3 Objectives of the Study.................................................................................................. 4 1.4 Methodology .................................................................................................................. 4 1.5 Deliverables of the Study............................................................................................... 5 PART TWO: THE HISTORY OF SPATIAL GROWTH AND DEVELOPMENT OF NAIROBI............................................................................................................................. 6 2.1 The Origins of the City & Spatial Development in Perspective................................... 6 2.1.1 Pre-railway Period ................................................................................................... 6 2.1.2 The Railway Period .................................................................................................. 6 2.1.3 Local Government .................................................................................................... 8 2.1.4 Land Use Pattern.................................................................................................... 10 2.1.5 Attainment of city status 1940-1960 ........................................................................ 11 2.2 Institutional Evolution ................................................................................................ 12 PART THREE: THE PLANNING AREA & SECTORAL ANALYSIS ........................ 18 3.1 The Planning Area in Context .................................................................................... 18 3.1.1 The Planning Area in Local Context ....................................................................... 18 3.1.2 Zonal Ordinances and Development Control for Zones 3, 4 & 5 ............................. 19 3.2 Population Characteristics and Social Profile ............................................................ 20 3.2.1 Population Size and Growth Rate ........................................................................... 20 3.2.2 The Social Sector .................................................................................................... 26 3.3 Environment Sector .................................................................................................... 32 3.3.1 Baseline Environmental Conditions ........................................................................ 32 3.3.2 Identified environmentally sensitive areas with proposed protection mechanism ..... 33 3.3.3 The Historical Development ................................................................................... 44 3.3.4 Utilities in the Study Area ....................................................................................... 46 3.4 Economic Sector .......................................................................................................... 50 3.4.1 Overview ................................................................................................................ 50 3.4.2 Economic contributions of Cities to National Development ..................................... 51 3.4.3 Favourable Factors ................................................................................................ 52 3.4.3 Economic Base of the City of Nairobi ..................................................................... 52 3.4.5 Distribution of Wage employment/Income Categories ............................................. 53 3.4.6 Building and Construction Sector ........................................................................... 54 iii

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

3.4.7 Investment Finance ................................................................................................. 55 3.4.8 Distribution of Existing Economic Zones or Employment Zones ............................. 56 3.4.9 Analysis .................................................................................................................. 57 3.4.10 Challenges ............................................................................................................ 59 3.5 Finance and Investment .............................................................................................. 60 3.5.1 Overview ................................................................................................................ 60 3.5.2 Intergovernmental Fiscal Transfers ........................................................................ 61 3.5.3 Ranking of Revenue Sources ................................................................................... 62 3.5.4 Property taxes and Geo-referenced data base ......................................................... 63 3.5.5 Single Business Permits .......................................................................................... 64 3.5.6 User Charges ......................................................................................................... 65 3.5.7 Pricing of Urban Services ....................................................................................... 66 3.5.8 Public Private Partnerships (PPPs) and Privatization ............................................ 67 3.5.9 Expenditure levels and trend................................................................................... 67 3.5.10 Capital Expenditure on LASDAP Activities ........................................................... 69 3.5.11 Budgeting and Budgetary Control......................................................................... 69 3.5.12 Financial Records and Reports ............................................................................. 72 3.5.13 Performance Contracts ......................................................................................... 73 3.6 Land Values ................................................................................................................. 74 3.6.1 Overview ................................................................................................................ 74 3.6.2 Land Use Planning ................................................................................................. 74 3.7 Transportation Sector ................................................................................................. 79 3.7.1 Background Information ......................................................................................... 79 3.7.2 Institutional Context ............................................................................................... 81 3.7.3 Justification Why this Area Requires a new Transportation Strategy....................... 82 3.7.4 The Historical Development of Transportation Sector in Nairobi and The Study Area ........................................................................................................................................ 84 3.7.5 The Planning Area in Context ................................................................................. 88 3.7.6 Spatial Analysis of Transportation System of the Planning Area ............................. 91 3.7.7 Trip Generation in the Planning Area in the City Context ....................................... 94 3.7.7 Land Use Changes and Implication on Trip Generation ......................................... 96 3.7.8 Modal Split and Its Implication............................................................................... 97 3.7.9 Secondary and Neighbourhood Commercial Centres ............................................ 101 3.8 Water and Sanitation Service Provision ................................................................... 102 3.8.1 Water Supply ........................................................................................................ 102 3.8.2 Sanitation Provision ............................................................................................. 105 3.8.3 Stormwater Drainage ........................................................................................... 109 3.8.4 Solid Waste Management...................................................................................... 113 3.9 Housing Sector........................................................................................................... 117 3.9.1 The Planning Policy ............................................................................................. 117 3.9.2 Zoning Regulations ............................................................................................... 118 3.9.3 Development Issues .............................................................................................. 118 3.10 Growth Trends ........................................................................................................ 122 3.10.1 Analysis of Planning Zone 3 ............................................................................... 122 3.10.2 Analysis of Planning Zone 4 ............................................................................... 122 3.10.3 Analysis of Planning Zone 5 ............................................................................... 124 3.10.4 Development Constraints and Challenges in the Planning Zones ........................ 124 iv

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

3.11 Institutional and Capacity Building........................................................................ 131 3.11.1 Overview ............................................................................................................ 131 3.11.2 Institutional Framework ..................................................................................... 132 3.11.3 Human Resource Capacity.................................................................................. 135 3.11.4 Opportunities and Constraints ............................................................................ 136 3.11.5 Urban Management Issues.................................................................................. 138 PART FOUR: PROPOSALS .......................................................................................... 142 4.1 Social Development Strategy .................................................................................... 142 4.1.1 Educational Facilities ........................................................................................... 142 4.1.2 Health Facilities ................................................................................................... 144 4.1.3 Community and Social Amenities .......................................................................... 146 4.2 Environmental Management Strategy...................................................................... 148 4.2.1 Riparian ............................................................................................................... 148 4.2.2 Green Public Space .............................................................................................. 149 4.2.3 The General Environmental Management Plan (EMP) ......................................... 151 4.3 Local Economic Development Strategy .................................................................... 159 4.4 Financial and Investment Management Plan ........................................................... 163 4.5 Transportation Sector ............................................................................................... 171 4.7 Water and Sanitation Strategy ................................................................................. 174 4.7.1 Water Supply Strategy .......................................................................................... 175 4.7.2 Wastewater Strategy ............................................................................................. 179 4.7.3 Storm water Strategy ............................................................................................ 182 4.7.4 Solid Waste Management Strategy ........................................................................ 185 4.8 Growth Nodes ............................................................................................................ 187 4.9 Institutional Structures for the Implementation of the Proposed Physical Development Plan ........................................................................................................... 189 4.9.1 Institutional Re-alignment .................................................................................... 189 4.9.2 Human Resource Capacity Building ..................................................................... 191 4.9.3 Urban Management Strategy for Planning and Development Control ................... 196 PART FIVE: PROPOSED ZONAL SPATIAL POLICY FRAMEWORK .................. 211 REFERENCES ................................................................................................................ 216

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

LIST OF ACRONYMS

ALGAK

Association of Local Government Authorities of Kenya

CILOR

Contributions in Lieu of Rates

ERS

Economic Recovery Strategy

GoK

Government of Kenya

HIV-AIDS

Human Immuno-deficiency Virus and Acquired Immunity Deficiency Syndrome

KENAO

Kenya National Audit Office

KLGRP

Kenya Local Government Reform Programme

KSH

Kenya Shilling

LA(s)

Local Authority (ies)

LADP

Local Authority Development Programme

LAIFORMS

Local Authority Integrated Financial Operational and Management System

LASDAP

Local Authority Service Delivery Action Plan

LATF

Local Authority Transfer Fund

The Act

Local Government Act, Cap 265

MoLG

Minister for Local Government

MOF

Ministry of Finance

NGOs

Non-Governmental Organization(s)

NHC

National Housing Corporation

PPOA

Public Procurement Oversight Authority

PRSP

Poverty Reduction Strategy Paper

REP

Revenue Enhancement Plan

RMLF

Road Maintenance Levy Fund

UDD

Urban Development Department

VR

Valuation Roll

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

LIST OF TABLES

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

LIST OF FIGURES

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

LIST OF MAPS

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

PART ONE: BACKGROUND TO THE STUDY 1.1 Institutional Context Nairobi has grown in space through time since the arrival of the Kenya-Uganda railway in 1899. Before the arrival of the railway, the British Government chose Nairobi the railway town and prepared the first plan for the town. The population and size of the town grew dramatically during the colonial period between 1900 and 1963. The land area of the town was approximately 18km2 in 1900, and expanded to 25km2 in 1920, and 83km2 in 1927 respectively. Further expansion at independence in 1963, brought the total land area to the current 690km2. Similarly, the population grew from 11,512 people in 1906 to 118,976 people in 1948, and rose to 266,795 people in 1962, just before independence. In 1927, the colonial administration made a plan for a settler capital with the main guiding concepts being extensive traffic regularization to match the increased land area, drainage and swamp clearance, building and density regulation. The plan was also based on racial and class segregation. In 1948 a master plan for the colonial capital was prepared, also based on segregation by race and class. The main spatial structure of the plan was the establishment of neighbourhood units for the working classes, which was segregated for purposes of surveillance and dominance. The 1927 and 1948 plans were however never fully implemented (realized), as the amount of capital outlay required for their implementation was never allocated. In 1973, the Metropolitan Growth Strategy was prepared by the Nairobi Urban Study Group and funded by the Nairobi City Council, the Kenya Government, the World Bank and the United Nations. The Metropolitan Growth Strategy was a tool for state intervention and it supported the interests of the hegemonic class alliance of the local rich elites and the multinational corporations. The metropolitan growth strategy was however never realized because it was meant to be financed by private capital which could not be guaranteed or coordinated. In the light of the above, it has been noted that the City of Nairobi is experiencing rapid transformation resulting into many challenges such as unplanned urban growth, inadequate infrastructure, deterioration of the urban form and incidents of urban poverty. This phenomenon has developed despite the 1973 Metropolitan Growth Strategy which not only expired in the year 2000, but was never fully implemented for lack of necessary political will, commitment and inadequate resources. 1.2 Problem Statement In the Old City western areas of Nairobi that are also the subject of the proposed study are facing a lot of challenges resulting from a faster rate of development than the official planning intervention. 1

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

 Instead of development being infrastructure-driven, it has been demand-driven. Housing, commercial and office development have therefore proceeded without upgradation of infrastructure such as water supply, expanded sewerage reticulation, expanded road capacity, let alone provision of pedestrian walkways, cyclist routes and provision of street lights.  Social services have also lagged behind rapid population increase. The increased population in Zones 3, 4 & 5 accommodated in the housing, commercial and office developments has not been adequately provided with a commensurate increase in the community facilities and services. These include recreation facilities (such as public open spaces, playgrounds and sports facilities), education and health facilities, social and community halls, religious facilities, homes for special needs, police stations, post offices, administration facilities and cemeteries. The inadequacy of these facilities has led to unplanned and spontaneous change of use of other properties to accommodate these deserving community facilities and services.  Major commercial and office developments which generate huge traffic volumes along arterial routes have been haphazardly located within the general area thus resulting in traffic congestion and other inconveniences such as inadequate parking, blockage of access to individual housing, noise and air pollution, antisocial habits such as insecurity, crime and prostitution. The development of high-rise residential, commercial and office developments results in lack of privacy where these overlook low density low-rise housing. Ribbon development is also common along main arteries such as Ngong Road, Waiyaki Way, Langata Road.  The Nairobi Hill area and Westlands have increasingly grown into alternative central business areas of Nairobi without the necessary infrastructural reconfiguration. Ngong Road, Lenana and Argwings Kodhek Roads are rapidly growing into lineal office parks/commercial zones with intermittent nodal and nucleic hubs of shopping malls. Kileleshwa is rapidly growing into a high density middle class residential neighborhood without the attendant infrastructural upgrading. In general, it was noted that;  The inadequacy of provision of infrastructure in the extended areas of the city has led to increased pressure for redevelopment in the proposed planning areas. This redevelopment is taking place in some areas without adequate infrastructure and services. Shortages of water supply, blockage of sewerage systems, power shortages, and population pressure on social services such as schools, health and recreational facilities are common experiences. This situation is unsustainable. There is therefore need for Nairobi City Council to take stock of the prevailing situation, identify the resultant problems and formulate appropriate policies and strategies to ensure rational land uses and provide the necessary levels of infrastructure and services for sustainable urban livelihoods. It is in light of this that the Council has sought the 2

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

assistance of consultancy services in carrying out the necessary land use studies and formulation of suitable policies and strategies.  In some instances, property values have dropped due to overdevelopment and disruptive poor urban design of new structures although it is also true to say that in some cases recent trends indicate overpricing of land for development due to speculation and influx of foreign money. In addition the scarcity of serviced land has contributed to the high value of properties in this area. The current value land per acre is very high and this has compelled developers to seek for over-maximization of development beyond the permissible ground and plot coverage, which propels the land values even higher.  The environment has also been adversely affected calling for rigorous environmental policing by National Environmental Management Authority (NEMA) and other lead agencies. The concerns are not only loss of vegetation but also encroachment on riparian reserves, altering and interference with river courses, increasing surface runoff and pollution of water sources. NEMA currently requires individual developers to prepare Environmental Impact Assessment (EIA) reports for their developments. However a comprehensive EIA report for the entire zones 3, 4 and 5 is necessary as a reference and advisory document more particularly with a complete and detailed environmental management plan for the whole area.  Part of the problem has been institutional. Such that planning and development control implementation has not always been rigorous, public participation has also not been seriously espoused. Opportunities exist for improvement in the legal framework as well as capitalizing on existence of residents‘ associations.  Lack of effective management of financial and other resources available within the City Council has been a major constraint on investment in infrastructure. Inadequate efforts have been made to attract local and foreign capital which could be harvested through contributions from developers, through public private participation, floating of development bonds, soft loans and grants improved basis of rating.  The concerns are not only loss of vegetation but also encroachment on riparian reserves, altering and interference with river courses, increasing surface run-off and pollution of water sources. Opportunities for Harmonious Development a. The area is endowed with good physical and climatic environment conducive for human settlement (well drained red volcanic soils, supporting a variety of tree vegetation, varied relief and mild climate, many rivers ideal for riparian recreational facilities). High quality developments in this area will of necessity attract high values and prices.

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

b. The opportunity for effective development control based on appropriate zoning guidelines and building by-laws to ensure harmonious civic design character. c. There is opportunity to develop sub-centres thus relieving pressure on the Central Business District (CBD). Gigiri developing into a commercial node would relieve pressure on the CBD and Westlands shopping centres. d. Advantage could be taken of the internationalization of this district (diplomatic missions, UN etc) to provide world class infrastructure and accommodation, educational, health and recreational facilities (ecotourism in Karura forest) to attract international investment. e. The proposed diplomatic enclave by Nairobi Metro 2030 is an appropriate policy for these areas. 1.3 Objectives of the Study The overall goal of the consultancy was to generate adequate knowledge concerning the obtaining urban change processes, in the study area and their implications for city planning and sustainable urban development. This knowledge would culminate into a responsive and realistic land use policy plan as a framework for guiding urban development in the area. Sub-objectives The specific objectives of the study included the following; 

Preparation of a comprehensive and environmentally friendly Local Physical Development Plan for Zones 3, 4 and 5.



Preparation of a situational analysis report highlighting existing land use, infrastructure, urban form, the underlying socio-economic factors, problems and issues.

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Examine traffic management problems and prepare appropriate traffic management plan for the area.

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Prepare an implementation plan presumably with identification of possible funding sources.

1.4 Methodology Traditional planning approaches, such as master plans, structure plans have been found inadequate in that they are predominantly physical and do not reflect the socio-economic realities of modern society. The current trend is therefore towards strategic planning which is a result oriented approach integrating the physical development with the felt economic, infrastructural, social, and environmental needs of the community. The conceptual frame-work that guided the process of preparing the Local Physical Development Plan for the study area included the following fundamental components: 4

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

a) Preliminary vision development and diagnosis as dictated by the aspirations/goals of the population – these were developed through participatory processes between the Planning Team, the client and other stakeholders. b) A critical analysis of the Planning and Institutional Context as a basis for the preparation and implementation of the Plan. c) A critical analysis of the Existing Spatial Structure (character of urban space), outlining the key problems, challenges and potentials. The established key thematic layers formed the basis for data collection and analysis. This provided a clear picture of the existing spatial structure. d) A more detailed examination and analysis of the Existing Spatial Structure, which was further informed by the outputs of sectoral and detailed design and spatial studies. e) Proposals were derived from the analysis and interpretation of all three sectors; namely, sectoral studies, design studies and the Existing Spatial Structure. f) Visions and concepts were confirmed and reviewed using the outputs of the studies in line with the proposals. 1.5 Deliverables of the Study The study endeavored to deliver the following outputs  Local Economic Development Strategy  Report on the Influence of land values on planning and implementation of local physical development plan  Financial and Investment Management Plan  Water and Sanitation Strategy  Institutional Structures for the implementation of the proposed physical development plan  Social Development Strategy  Environmental Management Strategy  Urban Management Strategy for planning and development control  Housing Strategy  Transportation Sector Strategy  Up-to-date Geographic Information System (GIS) Base Map  Local Physical Development Plan

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

PART TWO: THE HISTORY OF SPATIAL GROWTH AND DEVELOPMENT OF NAIROBI 2.1 The Origins of the City & Spatial Development in Perspective 2.1.1 Pre-railway Period Historical sources show that the Arab Karavan trading routes, which traversed the area of Nairobi city, led to the development of an early village settlement around Pangani in 1890. This settlement became a lodging centre for porters and a thriving market, settled permanently by the Kikuyu people from the surrounding areas. This was also followed in 1896 by the establishment of the sat Ellis camp or depot in Ngara nears the present Jamhuri high school. The Ngara-Pangani area was considered a better site for the nucleated urban growth activities because of its location on a well-drained ridge than the grassy plains south of the swamp along Nairobi River. The village settlement at Pangani continued to thrive and its inhabitants became more heterogeneous in ethnic composition as the Sudanese and the Swahili porters from the coast and other immigrants settled there. This village was later demolished by the government in the 1930s to give way for an Asian residential area following the introduction of the racial segregation policy in residential zoning in Nairobi. The Ellis depot was essentially established as a transport depot with stores and stables for oxen and mules. This was in preparation for the establishment of the railway station for the Uganda railway then under construction. Later this site became the centre for government offices, and a shopping centre in Ngara area of the city. The government offices later in 1900 moved to a site along the government road near the present central police station. 2.1.2 The Railway Period The railway reached Nairobi by 1899. The headquarters of the railway company was therefore established in Nairobi. A railway station a workshop and yards were built together with accommodation for the manual and low-grade employees on the flat stretch of land adjoining the western edge of the Athi plains near the site of what was called Martins camp south of the swamp. The higher grade employees were accommodated on the cooler hill areas formed by the foothills of the Kikuyu plateau. The establishment of the railway station and administration to Nairobi was immediately followed by the transfer of the provincial administration headquarters, from Machakos to Nairobi as well, in order to be on the railway line. Nairobi therefore became both a railway and administrative centre.

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Soon, however, these core functions attracted the traders and workmen. Both an Indian and European commercial concerns were established around the emerging town centre close to the railway station and offices. The growth of indigenous labor also grew steadily as the town expanded. In 1905, Nairobi became the national capital when the protectorate commissioner transferred his base from Mombasa to Nairobi. Thus, as the railway capital and the administrative capital, Nairobi was clearly assured of further growth and expansion. By 1906 the town had the following distinct areas of development: 1. The railway centre 2. The Indian Bazaar 3. The European business and administrative centre. 4. The railway quarters. 5. The Dhobi or washermen quarters 6. The European residential suburbs 7. The military barracks outside the town. From the above analysis it may be observed that Nairobi city originated from the development of the three centres of growth namely, the Pangani African village settlement, the sergeant Ellis depot at Ngara and Martin‘s camp around the railway station on the south of the Nairobi river swamp. The railway station on the Athi plains south of the Nairobi river swamp, however, provided the most attractive pull of development around itself as an important point of access and terminal for traffic from different directions. This therefore formed the eventual functional centre of the new towns growth and development. The key factors influencing the origin and development of Nairobi city at this point can therefore be identified as topographical and drainage initially. These accounted for the initial alignment and choice of caravan routes – mainly favoring the higher ridges with well drained soils and cooler and healthier climate in Pangani and Ngara areas. These however avoided the lower Athi plains with difficult and poorly drained black cotton soils as well as the swamp along the Nairobi River with its associated poor health conditions. Alternatively the relatively flat topography of the Athi plains to the south of the swamp attracted the siting of the railway station and the related functional facilities. But the introduction of the railway line and the station terminus on the plains, providing a more superior form of transportation to the caravan routes and point of traffic access and terminus, this factor of transport finally opened up the area for more extensive urban growth and development. It is important to note that the factors of altitude and climate also were important in the growth and expansion of Nairobi. The site of the new town marked a significant break in the attitude from the lower Athi plains to the higher and cooler plateau to the north and North West of the town. This also marked a major ecological boundary between the savannah grassy plains and the forested foothills of the Aberdare highlands. 7

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

These factors provided a highly acceptable cool climating condition for European settlement. The seviour European officers of both the Railway Company and the government were normally accommodated on the higher foothills to the north and north-west of the new town. The hill areas were also underlain with good red soils suitable for building development and were well drained. 2.1.3 Local Government As noted earlier the railhead reached Nairobi in 1899 and later the same year, the railway headquarters was moved to Nairobi from Mombasa. The provincial government for Ukamba province was also transferred from Machakos to Nairobi in order to be on the railway line. Much later even the protectorate headquarters was transferred from Mombasa to Nairobi as well. Initially the railway company had administrative control of development in the new town. But the arrival of the central government administration provided a second authority in the management of development in the town. The freedom of action of the railway company particularly in matters of land therefore became restricted. There was however, clear disparity between the apparatus of the government administration. The railway had large funds at its disposal with a highly developed technical and administrative staff. In contrast the government administration had few staff who were poorly accommodated. The tension and confusion arising from the unspecified control divided between the railway and government authorities made it urgently necessary to establish a local authority to administer the development activities in the town. In 1900 the Nairobi municipal regulations were published and the town was defined as ―that area within a radius of 1 miles from the office of the sub-commissioner in Ukamba. In 1901 a municipal committee was established to administer the town‘s development. The composition of the municipal committee was varied from time to time to reflect the interest groups in the town community. By 1919 Nairobi was declared a municipality with a municipal corporation and the number of councillors was fixed at 16. This was however enlarged to 19 councillors in 1928 to include 9 European elected members, 7 Indian elected members, 2 government nominated members and 1 administrative officer of the Nairobi district to safeguard native interests. The council had financial autonomy. In 1928 the boundaries of the Nairobi municipality was extended to include the suburban areas such as Muthaiga, which had been proclaimed a township in 1922. The same year 1926, Nairobi got its first plan and zoning arrangements. From 1928 to 1963, the boundary of the municipality remained the same. During this period, however more peri-urban low density residential areas developed. The lack of universal land use control enabled people to engage in buying land outside the municipal areas for pure speculative purposes. 8

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

From the beginning there had been lack of supervisory control of land use. This caused by the duality of control (railway administration and government), later there was general love for private land ownership for pure speculative purposes, and finally there was lack of financial resources and of technical ability. There was also the general lack of planned development mainly due to the over centralization of urban administration in the hands of the local commissioner without granting significant powers to the municipal authority to plan and control development. King‘oriah (1980) observes that since 1901 land speculation around Nairobi increased, especially with the constant speculation about the town‘s relocation. Although the question of the re-location of the town had been abandoned by 1908, it was expected that the town would continue to grow in importance especially after its declaration in 1907 as the protectorate‘s headquarters. The main private estates within the vicinity of the Nairobi township by this time were: 1. Muthaiga 2. Westlands, upper Parklands and Marlborough estates (all owned by a syndicate) 3. Upper Hill estate 4. Kilimani 5. Thomson‘s estate. There were also several farms and undeveloped lands held by private individuals which were not yet subdivided. Such as the one held by the French mission in Lavington area. All these were owned by Europeans and when sub-divided they were occupied by the high income population of the town who were mainly European. Around 1902-1906 the site of the town of Nairobi was considered unsuitable for urban development owing to; a) The swampy conditions along the Nairobi River. b) Soils on the lower plains were poorly drained black cotton soils proved difficult for building and for urban development. It was preferred to relocate the town to the higher plateau areas to the north and northwest of the town with well-drained red soils, cooler and more suitable for European settlement. The idea of re-location of the town was eventually abandoned in view of the fact that it was too late to change the location of the town. The spatial pattern of development by 1906 was essentially scattered as a result of spontaneous growth. There was no town plan development control was therefore very weak and ineffective owing to; 

The duality of control between the Railway and the Government 9

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd



Poor financial resource capacity



Poor technical personnel capacity



Speculative hopes and expectations related to the prospects of relocation of private land purchase and sub-division of land in the peri-urban areas and establishment of private farms and residential estates.

2.1.4 Land Use Pattern As noted earlier, at the beginning of the railway settlement in Nairobi, the Railway Authority had overall authority in the allocation and control of land and land use. The relocation of the Government headquarters from Mombasa and Machakos to Nairobi respectively, however, saw the transfer of this power to the government administration. By 1906 therefore the government was responsible for the functional zoning of land use in the township. In this process the government was guided by its racially motivated land alienation policies. The main functional land use zones at that time were; a) The European Business and Administrative centre b) The Indian Bazaar c) The Railway Centre d) The Ngara area e) The European suburbs In the suburbs of Nairobi, especially in the hill areas, land speculation was high especially of the town. Even after this relocation idea was abandoned by 1908, it was evident then that the town would continue to grow its immediate neighborhoods land sub-division and acquisition by private developers increased and mainly put to residential use. Most of the development was low density and high income residential estates. The main estates in the immediate vicinity of the township were; Muthaiga, Westlands, Upper Parklands, Malborough Estate, Upper Hill Estate, Kilimani and Thomson‘s Estate, majority of which were owned by private syndicates. Other farms and undeveloped lands held by private groups and individuals not subdivided the French mission in the present Lavington area and Chiromo owned by Col. Grogan. All these were owned by Europeans. In 1919 Nairobi became a Municipality with corporate local authority powers. The municipal boundary was re-defined using topographical features. The municipal boundary was adjusted to incorporate lands that lay outside the former circular boundary which happened to be vacant crown lands or those alienated by the government for residential purposes.

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1928 – The jurisdiction of the Nairobi municipality was widened to include the townships of Muthaiga, Eastleigh, and residential estates of Westlands, Malborough, Upper Parklands, upper Hill, Kilimani, Thomsons Estate and the St. Austin‘s Mission. The 1928 ordinance however did not change the land tenure in the hilly area. 2.1.5 Attainment of city status 1940-1960 By 1930, Nairobi became a service centre for a rural and an urban European population in Kenya. The town had superior infrastructural facilities designed to support the growing plantation economy of the country, Nairobi also became recognized as the capital of the East African countries. During the Second World War, Nairobi served as a strategic headquarters of the British forces in East Africa. The economy of the town therefore boomed owing to the presence of a large military population during the war. Eastleigh airport was constructed in 1943. In addition to the Wilson Airport built in 1929. Increase in game viewing by the European soldier population during the Second World War led to the establishment of the National Park to the south of the town. The Second World War also caused more Africans to move into the city. This also coincided with the increase of industrial development and led to a significant rise in the demand for better housing for Africans in Nairobi. The end of war farther saw an increase in the European population hence the rise in the demand for housing for European urbanization and industrialization process thus seemed closely linked in the growth and development of Nairobi leading to adoption for housing for the new African urbanities as a means of stimulating industrial development. Similarly the influx of Europeans during the 1940s led to the increased sub-division of sub-urban farmlands and private homesteads and estates in the upper Nairobi areas. The ―free-market‖ at the time could not satisfy the increased demand for European housing in the town. In response the government and the municipal council introduced: i.

Short-term measures by opening cheap Boarding houses (e.g. Green View Lodge) for Europeans.

ii.

Long-term measures such as: a. Building Woodley Estate along Ngong Road for Europeans. b. Building new Estates in Eastlands for the African population.

iii.

Government and the municipal council recognized the need for a physical plan for the town embracing the most up to date planning principles on the lines of the ―New towns‖ in Britain at that time. This led to the preparation of the master plan of 1948 for Nairobi.

The master plan outlined the main physical planning guidelines for harmonizing the functional structure of the town. 11

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The master plan was made flexible to allow constant revision, amendment and refinement by the resident planners in the process of implementation. It was planned to provide the main framework to guide development in town for 25 years from 1948. All residential areas were layed out in accordance with the ―Neighbourhood Unit‖ concepts. The town was seen as an attractive service centre for European communities in Africa. Capital investment poured into the town from Europe and led to rapid growth and development evidenced by a rapid increase in the number of motor cars. This led to an increased level of optimism among the civic leaders in Nairobi. In 1950, during the preparation for celebrating the town‘s 50th anniversary, it was suggested that the municipality should seek the status of a ―city‖. After consultations with the Governor and the British Government, Nairobi was granted a Royal Charter as a city by the British Crown on 30th March, 1950. Among changes introduced were the following: i.

Increased powers of the city council to raise development funds.

ii.

Reduced government control

iii.

Spatial structure remained unchanged

iv.

Need to increase the building of subsidized rental housing in the city

v.

Greater emphasis on the operation of the ―market process‖ in urban resource allocation.

vi.

Racial re-arrangement of land ownership in the city mainly through the land use zoning plan. a. Introduction of higher residential densities in the areas occupied Asians e.g. Parklands than the European areas. This led to the flight of Europeans from Parklands in preference for the low density areas occupied by Europeans.

2.2 Institutional Evolution Planning law is anticipated to guide planning practice so that land planning and management which is basically concerned with the practice of forecasting future land use problems and coming up with amicable solutions is concerned in an orderly and pre-determined manner. Planners and policy makers are expected to organize spatial space so as to ensure efficient placement of land use activities, infrastructure and settlement patterns in a sustainable and orderly growth pattern. Currently in Kenya, the preparation and implementation of physical or spatial development plans are coordinated by the Physical Planning Act Cap 286, which came into operation in 1998. Prior to this physical planning was coordinated through the now repealed Town Planning Act Cap 134 and Land Planning Act Cap 303. Planning under these two Acts tended to be urban biased excluding and/or laying less emphasis in the rural areas. The current physical planning laws (The Physical Planning Act) are viewed to be more inclusive of both 12

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urban and rural areas. Needless to emphasise that a holistically well planned society ensures orderly, coordinated and harmonized development which in turn promotes a healthy, safe, functioning society with improved social equity and more sustainable natural resources. In a nutshell efficient planning laws and practice are key to societal welfare improvement, a steady and sustainable development process for the nation at large. The predominant planning law in Kenya is the Physical planning Act of 1996. The Act provides for the preparation and implementation of physical development plans and it also provides guidelines to be used in the preparation of local and regional physical development plans. The Act provides procedures for development control and dispute resolution guidelines which are essential for development control and land management purposes. The Kenyan Constitution which was promulgated in August 2010 also provides guidelines for land planning and management. The Structure of the Physical Planning Act (Cap 286) The Physical Planning Act is structured in Schedules or Parts. 

The first and second schedule covers matters of physical development plans.



The third schedule deals with long term, short term, renewal and re-development plans.



The fourth schedule is essentially the P.P.A. 1 which is the application for development permission.



The fifth schedule is the P.P.A. 2 which is essentially the notification for approval/ refusal/ deferment of development permission.

Thematically the Physical Planning Act may be summarized into the following activity components and actors:Activity /Component

Actor/ Institution

a) Plan Preparation

Director of Physical Planning

b) Development Control and Management

Local Authorities

c) Conflict Resolution

Physical Planning Liaison Committee

d) Plan Approval

The Minister of Lands

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Related Statutes The Physical Planning Act like any other legislation does not operate on its own, it interacts and is supported by various other related legislation and statutes that strengthen and improve its efficacy in as much as it does likewise to the other related legislation. Some related statutes include, but are not limited to the following:a) The Physical Planners Registration Act of 1996 

This regulates registration and the code of conduct of professional physical planners.

b) The Local Government Act Cap 265 

Provides for the establishment of local authorities in Kenya.



Defines their functions and related matters.



Provides a window for the implementation of Part V of the PPA.

c) The Government Land Act Cap 280 

Facilitates leasing and disposal of government lands for different purposes.

d) The Land Control Act Cap 302 

Provides for transaction in agricultural lands.



Regulates minimum levels of sub-division.

e) The Registered Land Act Cap 300 

Facilitates registration of title deeds to land owners.



Facilitate dealings in land so registered and connected therewith.

f) The Trust Land Act Cap 288 

Provides for trust land, its management and disposal.

g) Registration of Titles Act Cap 281 

Provides for the transfer of land by registration of titles.

h) The Land Titles Act Cap 282 

Provides for removal of doubts that arise in regard to land through Registration Court.

i) The Official Secrets Act Cap 187 

Act provides for the preservation of state secrets and state security.

j) The Antiquities and Monuments Act Cap 215 

Act provides for the preservation of antiquities and monuments.

k) The Public Roads and Roads Access Act Cap 399

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

Act provides for the control and establishment of roads for public travel and access to public roads.

l) The Street Adoption Act Cap 406 

Act regulates the construction and improvement of streets in local authority‘s areas and also ensures the adoption by certain local authorities of streets of satisfactory standards.



Provide for matters connected with the foregoing and incidental thereto.

m) Public Health Act Cap 242 n) Water Act No. 8 of 2002 o) Environmental Management and Coordination Act (EMCA) No. 8 of 1999

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Development Control Benchmarks

Physical Planning Act Cap 286

Development Plans Building Code

Environmental Management & Coordination Act

By-Laws

Local Govt. Act Cap 265

DEVELOPMENT

Public Health Act Cap 242

CONTROL

16

Local Authorities & govt. policies and regulations

Other Related Statutes

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All the above together with other factors not listed contribute to the flurry of benchmarks that should ideally come into play in development control. However in the course of evaluating and vetting development applications to ensure compliance with pre-set development Plans, policies, programs and regulations, not all factors tend to be given due consideration by the developers and even planners who are mandated to follow strict procedures. Ignorance of Physical Planning matters have made matters worse, leading to haphazard development by members of the public, resulting in urban sprawl. Instances have been recorded of Local Authorities‘ officials‘ lack of capacity to or good will to guide development resulting in unsustainable, dangerous and unmanageable human settlements. Loss of life and unsanitary living conditions have been some of the unsavory consequences of improper planning and implementation.

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PART THREE: THE PLANNING AREA & SECTORAL ANALYSIS 3.1 The Planning Area in Context 3.1.1 The Planning Area in Local Context The old city/western areas of Nairobi cover Zones 3, 4, and 5. The total area of the three zones is approximately 40,000 hectares. Zones 3, 4 and 5 include the following neighbourhoods, namely: Table.... Neighbourhoods within Zones 3, 4 & 5

Zone

Neighborhoods

Zone 3

Parklands, City Park Estate and Westlands (includes the Westlands CBD area and the Museum Hill area).

Zone 4

Lower Spring Valley, Riverside Drive, Kileleshwa, Kilimani, Thompson and Woodley/Ngong Road

Zone 5

Upper Spring Valley, Kyuna, Loresho and Lavington/Bernard Estate

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3.1.2 Zonal Ordinances and Development Control for Zones 3, 4 & 5 Table..... Zonal Ordinances and Development Control for Zones 3, 4 & 5 Zone

GC (%)

PR (%)

Commercial

50

100

Residential

35

75

35

75

-x-

-x-

Block 1 Commercial

80

200

Block 2&3 Offices & Residential

35

80

80

200

35(s) 25(u)

Areas Covered Parklands

City Park Estate/ Upper Parklands West-lands CBD 3 Westlands

West-lands/ Museum Hill

Types of Development Allowed

Min Area (Ha)

Commercial/ Residential (High Rise Flats)

0.05

Commercial/ Residential (High Rise Flats)

0.05

100(s) 25(u)

Residential (Apartments allowed on sewer only) – Four Storey Max

0.05

25

25

Low-Residential One-Family House Maisonnettes Allowed on Sewered Areas of Lavington

0.2(u) 0.1(s)

35

75

Block 4 Offices Block 5 Commercial / Residential Hotels

Spring Valley Riverside 4

Kileleshwa Kilimani Thompson Woodley Upper Spring Valley

5

Kyuna Loresho Lavington/ Bernard - On Sewer

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3.2 Population Characteristics and Social Profile This section focuses on the population characteristics of Westland area of Nairobi which incorporates the planning area. It examines the population size, growth and distribution; its age and sex structures; fertility and mortality rates; migration trends and the size and composition of households. 3.2.1 Population Size and Growth Rate Based on the 1979 Population and Housing Census Nairobi recorded a population of 827 775 persons (Kenya National Bureau of Statistics, 1980). During the 1989 Population and Housing Census, the population had increased to 1 324 570 persons (Kenya National Bureau of Statistics, 1990), rising to 2 143 254 persons in 1999 (Kenya National Bureau of Statistics, 2000). During the 2009 Population and Housing Census, Nairobi recorded a population of 3 138 369 persons. Of this total 1 605 230 were males compared to 1 533 139 who were females (Kenya National Bureau of Statistics, 2010c). The population growth rate for the 1989 to 1999 inter-censal period was 4.8 percent while that for 1999 to 2009 was 3.8 percent. Table 1 presents the changing population figures for the period 1979 to 2009. Table 1: Population Size for Nairobi, 1979 - 2009 Year

Population Size

1979 1989 1999 2009

Males 479 448 752 597 1 153 828 1 605 230

Total Females 348 327 571 973 989 426 1 533 139

827 775 1 324 570 2 143 254 3 138 369

The population density for the city changed from 1 210 persons per square kilometre in 1979 to 1 911 and 3 079 persons per square kilometre during the 1989 and 1999 Population and Housing Census periods, respectively. During the 2009 Population and Housing Census, Nairobi‘s population density stood at 4 515 persons per square kilometre (Kenya National Bureau of Statistics, 2010d). This was much higher than the national average of 66 persons per square kilometres. Based on the 2009 Population and Housing Census, Nairobi‘s population was distributed unevenly across the four administrative areas in the city. Table 2 presents the distribution of the population by administrative area as per the 2009 Population and Housing Census. The Table shows that the planning area is sparsely populated and was home to 247 102 persons (or 7.8% of the city‘s population). The highest proportion (36.5%) of the City‘s population resided in Nairobi East area followed by Nairobi North area with 33.9% of the total population. The population density for the Westlands area stood at 2 538 persons per square kilometre (Kenya National Bureau of Statistics, 2010d). 20

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Table 2: Distribution of Nairobi Population by Sex and Administrative Area, 2009 Administrative Area Nairobi West Nairobi East Nairobi North

Westlands Total

Sex Males 352 227 582 554 545 701 124 748 1 605 250

Total

Females 332 358 561 862 516 385 122 354 1 533 139

684 765 1 144 416 1 062 086 247 102 3 138 369

Percentage 21.8 36.5 33.9 7.8 100.00

Density 2 616 5 048 9 721 2 538 4 515

Source: Kenya National Bureau of Statistics (2010d): 2009 Kenya Population and Housing Census, Volume I C

Sex and Age Structure of Population The 2009 Population and Housing Census showed that of the 247 102 persons resident in the Westlands area, 124 748 were males while 122 354 females. The sex ratio from these figures is 102 males for every 100 females. This is lower than the Nairobi sex ratio of 104.7 males for every 100 females but much higher than the national ratio of 98.8 males for every 100 females. Concerning the age structure of the population, those aged 0-14 years make up 25.3% while those aged 61 and above years constitute 4.3% (Kenya National Bureau of Statistics, 2010b). This age distribution places the dependency ratio (number of people in the dependent age groups 0-14 and 61+) at 42 for every 100 persons in the working age groups. It also implies that the largest proportion (70.2%) of the population is in the working age group. This has important implications for job creation in the planning area. The broad age distribution of the population is presented in Table 3 while Figure 1 provides the age pyramid.

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Table 3: Percentage Distribution of Population by Age Group, 2009 Number Age Group 0 - 4 years 5 - 9 years 10 - 14 years 15 - 19 years 20 - 24 years 25 - 30 years 31 - 40 years 41 - 50 years 51 - 60 years 61 + years Age NS Total Ratios Dependency Sex Ratio

Male 11 930 10 033 8 908 8 987 14 754 18 741 22 499 14 656 8 328 5 712 200 124 748

Females 12 066 10 157 9 270 10 820 17 750 19 420 20 368 11 554 5 848 4 856 245 122 354

Total 23 996 20 190 18 178 19 807 32 504 38 161 42 867 26 210 14 176 10 568 445 247 102

Percentage 9.7 8.2 7.4 8.0 13.2 15.4 17.3 10.6 5.7 4.3 0.2 100.0

42 102

Source: Source: Kenya National Bureau of Statistics (2010b): 2009 Kenya Population and Housing Census, Volume I B Figure 1: Population Pyramid for Westlands, 2009

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Household Size The number of households is a critical variable in planning. The household is a consumer of important resources and facilities such as land, water, energy and housing. The household size, on the other hand, has implications for living conditions and the wellbeing of a population. As evident from Table 4, Nairobi had 200 474 households in 1979 (Kenya National Bureau of Statistics, 1980). The number had increased to 382 863 by 1989 (Kenya National Bureau of Statistics, 1990), rising to 649 426 in 1999 (Kenya National Bureau of Statistics, 2000). By 2009, the city had a total of 985 016 households (Kenya National Bureau of Statistics, 2010a). With a total population of 3 138 369, the average household size was estimated at 3.2 persons. Table 4: Number and Sizes of Households in Nairobi, 1979 - 2009 Year

Number

Household Size

1979

200 474

4.1

1989

382 863

3.5

1999

649 426

3.3

2009

985 016

3.2

Table 5 presents the distribution of households in Nairobi by administrative areas for 2009. The Table shows that 75 427 households (representing 7.7%) were in the Westlands area. Given the area‘s total population of 247 102 persons, the average household size was estimated at 3.3 persons. This is similar to that for Nairobi as a whole but lower than the national average of 4.4 persons. Table 5: Distribution of Households in Nairobi City by Administrative Area, 2009 Administrative Area Nairobi West Nairobi East

Number Percentage Household Size 212 295 21.6 3.2 369 866 37.5 3.1 Nairobi North 327 428 33.2 3.2 Westlands 75 427 7.7 3.3 Total 985 016 100.0 Source: Kenya National Bureau of Statistics (2010a): 2009 Population and Housing Census, Volume I A

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Special Groups Individuals with different forms of disability constitute a special planning constituency. According to the Disability Act 2003 (cited in Kenya National Bureau of Statistics, 2010c), disability include physical, sensory, mental or other impairments, such as visual, hearing or physical, that adversely affect the individual‘s ability to carry out usual day to day activities. Based on the 2009 Population and Housing Census, Volume II, 2.1 percent of the total Nairobi population had one form of impairment or another. This included 2.2 percent of males and 2.1 percent of females (Kenya National Bureau of Statistics, 2010c). For the Westlands area, the figures stood at 2.8 percent of the population; that is 2.8 percent of males and 2.8 percent of females. Table 6 presents the distribution of special groups in the Westlands area by type of disability. Based on the Table the area is home to 3 179 persons (1 562 males and 1 627 females) who are visually impaired and 1 317 persons (682 males and 635 females) who are physically impaired. The area also accommodates persons who are hearing, speech, mental impaired. Table 6: Population Distribution in Westlands by Type of Disability Impairment

Number

Total

Male Female 1 562 1 617 3 179 Visual 288 230 518 Hearing 463 415 878 Speech 682 635 1 317 Physical/ Self Care 201 139 340 Mental 279 327 606 Other Total 3 475 3 363 6 838 Source: Kenya National Bureau of Statistics (2010c): 2009 Kenya Population and Housing Census, Volume II

Population Projections The future population growth in the planning area, which covers four locations namely, Highridge, Kileleshwa, Kilimani, and Parklands, will be determined mainly by natural population increase and in- (and out-) migration of persons. To provide quantitative measures of future demographic changes in light of the present situation and underlying demographic processes, demographic projections are undertaken using a growth rate of 1.5 percent until 2020 dropping to 1.2% for the period 2025 to 2035. These utilize the total population for the four (4) locations that constitute the planning, which, based on the 2009 census results, stood at 135 161 persons. This total was distributed across the 4 locations as follows: Highridge – 53 720 persons, Kileleshwa - 27 202 persons, Kilimani - 43 122 persons, and Parklands – 11 117 persons. 24

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The projections are guided by the following assumptions: 

That Nairobi in general appears to be experiencing a decline in the growth of its population. The overall city‘s population growth rate dropped a percentage point from 4.8% during the 1989-1999 inter-censal periods to 3.8% during 1999 to 2009 intercensal years (Kenya National Bureau of Statistics, 2010c).



That, despite the growing number of high rise flats that are replacing the single family dwelling, the planning area remains one of the sparsely populated areas of Nairobi.



That some of the developments taking place in the planning area will include office space. This will create a daytime only segment in the population occupying the area and has important implications for the provision of services.



That the development of satellite towns as part of the greater Nairobi Metropolitan area will cause population attrition from Nairobi as we know it today.



That further population attrition will be occasioned by decentralization to counties, as the implementation of the new constitution gathers momentum.



That the planning area must have a limit in terms of its population carrying capacity. A population beyond that capacity will not be possible unless improvisation in infrastructure development occurs.

The projections, whose results of the population projections are presented in Table 7, were conducted utilizing the formula: Px = Po (1+y) x, whereby: Px = population after x years Po = current population y = average growth rate x = years passed As evident from the table, the population of the planning area will have reached 147 325 persons by 2015, rising to 158 374 persons by 2020. It will have climbed to 167 876 persons by 2025 and is projected to stand at 177 949 and 188 626 persons by 2030 and 2035, respectively.

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Table 7: Population Projections for Planning Area 2015-2035 Year

Number

2009

135 161

2015

147 325

2020

158 374

2025

167 876

2030

177 949

2035

188 626

Growth Rate

1.5%

1.2%

Key Population Issues The major challenge posed by the population of Westlands which encompasses the planning area is that it is predominantly young. Of the total population for 2009, those aged 40 years and below comprised 79.2 percent. These included 25.3 percent who were aged 0 - 14 years and 53.9 percent who were aged 15 - 40 years. Only 10.0 percent of the population was aged 51+ years. The youthful population has implications for planning for job creation as well as for educational facilities. In addition, the population of the planning area included 2.8 percent of individuals who had one form of impairment or another. This group poses a challenge in that its existence calls for the provision of special facilities and services during the planning process.

3.2.2 The Social Sector This section examines the status of social facilities and services in the planning area. Specifically it focuses on educational facilities, healthcare services, places of worship, police services, post offices, and social halls, keying on the distribution of these facilities and/ or services across the various zones that make up the planning area. EDUCATIONAL FACILTIES Introduction As underlined in 2009 Population and Housing Census report (Kenya National Bureau of Statistics, 2010c:22), ‗Education is a key pillar for human development towards the realization of Vision 2030 as it imparts knowledge and skills to individuals necessary for nation building‖. This section presents a broad overview of the education policy in Kenya followed by a description of the status of educational services and facilities as they currently 26

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exist in the planning area. Within the spectrum of educational services and facilities the section focuses on kindergartens, pre-schools/ nursery schools, primary schools, secondary schools, tertiary education, and vocational and technical training. Structure of Education System Kenya‘s education system comprises of pre-primary, primary, secondary tertiary and university level, ‗with linkages in the provision of basic literacy and vocational training‘ (Kenya National Bureau of Statistics, 2010c: 22). Beyond the pre-primary level, the educational structure has adopted an 8-4-4 system comprising eight years of primary education, four years of secondary education and four years of University education. The first eight years constitute the period of basic education, to which all children of school going age have a right. The eight years of basic education culminate with sitting of the Kenya Certificate of Primary Education (KCPE) examination which the first four lead to the Kenya Certificate of Secondary Education (KCSE) examination. Only a small percentage of those who complete the KCSE make the transition to University education. This underlines the importance of youth polytechnics and tertiary (middle level) colleges and institutions. Based on the 2009 Population and Housing Census report, 972 299 (33.6%) of Nairobi‘s population was attending school (see Table 1, Kenya National Bureau of Statistics, 2010c:30). This included 484 427 (32.7%) of males and 487 872 (34.6%) of females. In the Westlands area, which includes the planning area, 78 884 persons (33.9% of the area‘s population) were attending school. This included 39 349 (33.5%) of males and 39 535 (34.4%) of females. Kindergartens The planning area spreads across zones 3, 4 and 5 of the Westlands area of Nairobi. Table 8, which presents the current distribution of the different categories of educational institutions in the area, reveals the existence of a total of five (5) kindergartens in the area. Of this total, four (4) are located within Zone 4 while the remaining one (1) is found in Zone 5; no such facility exists in zone 3. Pre-School/ Nursery Schools Based on the Nairobi City Department of Education, a total of 441 pre-schools exist in Nairobi city. These include 100 private pre-schools, 137 public pre-schools, and 204 nonformal pre-schools. These institutions have a combined total enrolment of a total of 32 314 children (www.narobicity.org/departments/default2.asp?search=education). Out of this total 16 175 are boys while the remainder 16 139 are girls. The children are distributed across different categories of schools as follows: Public Pre-schools: 7 202, Private Pre-Schools: 8 565, and Non Formal Schools: 16 547. Existing evidence (see Table 8) suggests that the planning area has a total of 29 pre-schools/ nursery schools. These are spread across the area as follows: Zone 3 - 7 pre-schools, Zone 4 27

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17 pre-schools and Zone 5 – 5 pre-schools. The bulk of pre-schools, it should be noted are attached to primary schools. Primary Schools Based on Table 8, currently there are 55 primary schools located in the planning area. These include 20 public schools and 35 private schools. Of the total primary schools, the largest number - 28 (10 public and 18 private) - are located in Zone 4. Whereas 10 (4 public and 6 private) primary schools are found in Zone 3, 17 (6 public and 11 private) primary schools existed in Zone 5. Table 8: Distribution of Categories of Educational Institutions in the Planning Area Zone/ Category

Kindergartens PrePrimary

Primary Schools

High Schools

Tertiary Colleges

Universities

Zone 3 Public Private Sub-total

0

7

4 6 10

3 5 8

7

2 2 4

Zone 4 Public Private Sub-total

4

17

10 18 28

3 13 16

4

0 2 2

Zone 5 Public Private Sub-total

1

5

6 11 17

4 8 12

3

0

Summary Public Private Overall Total

5

29

20 35 55

10 26 36

14

2 4 6

Existing evidence revealed that, each class especially in public primary schools has in excess of 300 pupils distributed across 3 to 4 streams. The average number of pupils per class ranges from 70 to 80 (www.narobicity.org/departments/default2.asp?search=education). Most schools have aging building.

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Secondary Schools Turning to secondary schools, a total of 36 institutions are found in the planning area. These include 10 public schools and 26 private schools (see Table 8). Consistent with the distribution of primary schools, the highest concentration of secondary schools is in Zone 4. The area has a total of 16 secondary schools, including 3 public and 13 private secondary schools. The second highest number of secondary schools in the planning area is found in Zone 5; the zone houses a total of 12 institutions (4 public and 8 private). This was followed by Zone 3 with 8 (3 public and 5 private) secondary schools.

Tertiary Educational Facilities As evident from Table 8, a total of 20 tertiary institutions are located in the planning area. These include seven 14 tertiary colleges (such as teacher training colleges and commercial colleges) and six (6) universities and/ university campuses. Of the six (6) universities and/ university campuses, two (2) are public while the other four (4) are private.

Vocational and Technical Training Institutions Only one (1) vocational or technical training institute - Nairobi North Polytechnic found in Zone 5 – exists in the planning area.

Special Schools One special school for the deaf is found in the Kilimani location of the planning area.

HEALTH CARE Based on Table 11, the planning area has a total of 13 health care facilities serving a total of 147 325 persons. Zones 4 and 5 house the lion‘s share of healthcare facilities. Health services are offered at four levels as follows: Community level, clinics/healthcare centres, dispensaries, and maternicare (some health centres have both clinics and maternicare). The area does not offer health care at the provincial hospitals level but is the home of one Referral Hospital, the Kenyatta National Hospital. Also located in the area are four (4) private hospitals, namely Aga Khan Hospital, MP Shah Hospital, the Westlands Cottage Hospital, and the Nairobi Women‘s Hospital. The area is served by one mortuary, the City Mortuary, which is over utilized.

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Table 11: Distribution of Healthcare Facilities in the Planning Area by Zones Location/ Zone

Health Centres

Hospitals

Total

Zone 3

4

2

6

Zone 4

3

2

5

Zone 5

2

0

2

Total

9

4

13

Clinics located in the planning area provide a wide variety of services including the following: Prevention of Mother to Child Transmission (PMCTC), Voluntary Counselling and Testing (VCT) services, TB treatment, Anti Retro Viral drugs (ARVs), Pre-natal services, post-natal services, and family planning. However, these are not adequate. For instance, reproductive health services for both adults and adolescents are said to be inadequate, only two (2) clinics offer PMCTC and ARVs, and the provision of PMCTC services is affected by the lack of counsellor. Referrals are normally done from the clinics to Kenyatta National hospital. Not much service is available as far as dental care is concerned. The public healthcare facilities found in the planning area are staffed by personnel employed by the City Council, the Ministry of Health, and through health stimulus program by the Ministry of Finance.

COMMUNITY AND SOCIAL AMMENITIES A situational and stakeholder analyses are required to establish the demand and level of provision of community and social amenities such as post offices, social halls, police stations, and fire stations.

Places of Worship Table 14 presents the distribution of places of worship (churches, mosques and temples) in the planning area by Zone. As evident from the Table the planning area is home to a total of 33 places of worship. These include 28 Christian churches, two (2) mosques and three (3) temples. Zone 4 has the highest number (18 in all) of places of worship. Whereas Zone 3 has 10 places of worship, Zone 5 has five (5).

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Table 14: Distribution of Places of Worship in the Planning Area by Zone Places of Worship

Churches

Mosques

Temples

Total

Zone 3

61

2

2

10

Zone 4

172

0

1

18

Zone 5

53

0

0

5

Total

28

2

3

33

Police Stations/ Posts/ Lines A total of 10 police stations/ posts/ lines are located in the planning area. These are distributed across the area s follows: Zone 3, three (3) posts; Zone 4, three (3) posts; and Zone 5, four (4) posts.

Other Social Amenities Located in the planning area is one (1) post office found in Zone 5 and two (2) social halls/ community centres. The community centres include Oshwal Religious and cultural Centre located in Zone 3 and Chrisco Multi-purpose Hall situated in Zone 4. No fire station was found in the planning area.

1

Includes St. Carmel Sisters Convent Includes the All Africa Conference Of churches 3 Includes Loreto Convent Msongari 2

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3.3 Environment Sector 3.3.1 Baseline Environmental Conditions The climatic and physical conditions of the study area compare favourably to that of the wider Nairobi City. A combination of one or more of these factors directly influence urban development, and are prerequisite to site analysis and planning. Nairobi Climate and Weather The rainy seasons are April to June and October to early December. Table 1 shows average temperatures and rainfall in Nairobi. Table 1 Monthly average temperatures, sunshine, rainfall and humidity for Nairobi City. Summary of average yearly weather data for Nairobi Low (°C)

temp High (°C)

temp Sunshine (hours)

Rainfall (mm)

Humidity (am)

Humidity (pm)

Jan

12

25

9

38

74

44

Feb

13

26

9

64

74

40

Mar 14

25

9

125

81

45

Apr

14

24

7

211

88

56

May 13

22

6

158

88

62

Jun

12

21

6

46

89

60

Jul

11

21

4

15

86

58

Aug 11

21

4

23

86

56

Sep

11

24

6

31

82

45

Oct

13

24

7

53

82

43

Nov 13

23

7

109

86

53

Dec

23

8

86

81

53

13

Source: www.nairobicity.go.ke and www.worldtravels.com

Nairobi Winds The wind near the ground is predominantly easterly throughout the year, generally between north-east and east from October to April, and between east and south-east from May to September. The strongest winds occur during the dry season just prior to the "Long Rains" when speeds of 20 to 25 m.p.h. are not uncommon from mid-morning to early afternoon. At other times of the year wind speeds are usually 10 to 15 m.p.h. During the night the wind is

32

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

usually light. In the squalls sometimes associated with thunderstorms, short-lived winds of up to 70 m.p.h. have been known to occur. (Source: www.meteo.go.ke ). Sunshine and Solar Radiation Nairobi experiences a total of about 2,500 hours of bright sunshine per annum, which is equivalent to an annual mean of approximately 6.8 hours of sunshine per day. July and August are characterized by cloudiness and during these months the average daily sunshine in Nairobi is 4 hours. Often there are several days in succession when the sun fails to penetrate the thick stratocumulus cover, although on other days the cloud cover does break for a short period. There is about 30% more sunshine in the afternoon than in the morning, and it follows that westerly exposures receive more insolation than easterly ones.

Evaporation Given temperature and sunshine factors, the annual variation of evaporation is as expected. The mean annual evaporation as measured by the pan is seen slightly to exceed the mean rainfall at the altitude of Nairobi, but it would be expected that at higher altitudes this position would be reversed. Relief The formation of the Rift Valley has strongly influenced the geology and geomorphology of the Nairobi area. Nairobi region falls from the edge of the Rift Valley to the west. Trees species There are different species of trees in the study area. The common trees in the area include Grevillea robusta, Acrocarpus fraxinifolius, Filiceum decipiens, Terminalia mentally, Terminalia brownee, Spathodea nilotica, Araucaria columnaris, Dovyalis caffra, Cordic Africana, Bougainvillea glabra, Marchamia lutea, Syzygium guineence, Syzygium cuminii, Senna siamea, Schinus terebinthifolius, Psidium guajava, Prunus Africana, Podocarpus falcatus, Pinus patula, Jacaranda mimosifolia, Manqifera indica among others. 3.3.2 Identified environmentally sensitive areas with proposed protection mechanism Wetlands, Rivers/streams Wetlands, rivers and streams in the study areas are faced with different challenges including encroachment, pollution (from improperly treated sewage and uncollected garbage) and failure to observe riparian reserves. This leads to water pollution, water-borne diseases, and environmental degradation among others. Water pollution carries both environmental and health risks to residents within the affected areas. 33

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

The Environmental Management and Co-ordination (Wetlands, River banks, Lake Shores and Sea shores management) Regulations 2009 The regulation in Section 17 gives three principles that shall be observed in the management and conservation of river banks, lake shores and the seashores. (a) Resources on the river banks, lake shores and the sea shore shall be utilized in a sustainable manner; (b) Environmental impact assessment as required under the Act shall be mandatory for all major activities on river banks, lake shores and seashores; and (c) Special measures, including prevention of soil erosion, siltation and water pollution are essential for the protection of river banks, lake shores and the seashore. According to Section 18 (1), within five years from the date of commencement of these Regulations, the Authority shall, in consultation with the relevant lead agencies:(c)Promote soil conservation measures along river banks, lake shores, and the seashore, including the following          

Bunding; Terracing; Mulching; Tree planting or agro forestry; Grassing; Soil engineering, compaction and placement of fills; Zoning and planning; Building of gabions; Control of grazing, and Recommending the promulgation of appropriate by-laws by the relevant local authorities.

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1.5.2.1 Problems observed a) Encroachment

Figure 1 An encroached wetland in Spring Valley

Figure 2 A by-pass ( Northern By-pass) going over a wetland in Spring Valley

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Figure 3 Construction off Chalbi Drive, encroaching on a wetland, in Lavington

b) Pollution Wastewater and solid waste management in Nairobi has not kept up with increasing demands from the growing populations. In addition the amount of industrial and municipal effluent entering the Nairobi River and other surface waters is polluted. Several drainage channels that gather storm water from the city end up being received in rivers/streams and carry a lot of solid waste which includes domestic garbage from areas where there is no proper solid waste management.

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Figure 4 Nairobi River polluted with solid waste

Figure 5 A drainage channel from residential houses directed into Nairobi River

c) Riparian 37

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It was observed that most of the developments near water courses have not observed riparian reserves. Some examples include: -

Nakumatt Ukay and the surrounding developments. The stream around that area is highly degraded by development. Apart from solid waste pollutants, there is encroachment of the riparian reserve.

-

In Lavington it was observed there were many developments being constructed next to the wetland off Chalbi Drive.

-

Other areas include places around Westgate Shopping Mall and The Tribe hotel where developments have encroached upon the wetland.

It is therefore important that different authorities and developers observe riparian reserves. WARMA, the lead agency in water resources, recommend a riparian of between 6 and 30 metres. The agreed upon riparian can only be arrived at after a pegging exercise as various considerations are taken into account, thus making it impossible to arrive at one blanket regulation that is suitable for all sites. Riparian distances are therefore site-specific. -

Water should be used efficiently with localized water supply sources that reduce demands on main city water supply.

-

Residents should take advantage of rainwater by installing rainwater harvesting facilities and storing it. Rainwater can be used for gardening, cleaning etc.

-

Waste water should be treated and recycled

-

Waterways should be kept clean and pollution free with diverse and abundant ecosystems.

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Figure 6 Construction of residential houses on river riparian at Kilimani

Figure 7 Residential houses built without observing the riparian reserve

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Figure 8 Boundary wall built inside the river

Figure 9 Boundary walls built without observing riparian reserve

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Green space Experience in both industrialized and developing countries demonstrates that an effective approach for confronting urban environmental issues is to formulate a city-specific environmental management strategy, policies and action plans. Five key areas that could contribute to environmental protection and compliance to existing environmental laws and regulations include: 

mobilizing public support and participation



choosing policy instruments that will change behavior, relieve conflicts, and encourage cooperative arrangements



building local institutional capacity



strengthening city council service e.g. garbage collection and recycling facilities



Increasing local knowledge about the urban environment and its protection.

Nairobi has managed to retain a very small number of green spaces within the city. Close to the city is the Nairobi National Park – indeed Nairobi prides itself for being the only city in the world with a national park which is just a few minutes‘ drive away. Green spaces help to maintain biodiversity, filter pollutants from the air and they also act as minor water catchment areas within and on the outskirts of the city. Although these green spaces have been protected, it is also evident that natural vegetation is being lost in the city due to numerous and uncontrolled developments.

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Characteristics and biodiversity of key protected areas in Nairobi (source: KWS 2006, JICA 2005)

Table....... 2 Characteristic and biodiversity of key protected areas in Nairobi

Name

Managing Authority

Area (ha)

Nairobi National Park; Established 1946

Kenya Wildlife Service (KWS)

11.0 640

Karura forest; (Gazettes 1932)

Forest Department

Ngong' Forest

Forest Department and KWS

Common Species Plants Olea africana, Croton dishogamus calodendrum, Themeda, Cyprus, Digitaria, Cynodon, Acacia xanthophloea, Euphobia candelabrum, Apodytes dimidiata, Canthium schimperanum, Elaeodendron buchananii, newtonia sp, Ficus eriocarpa, Aspilia mossambicensis, Thus natalensis, Euphobia brevitorta, Drimia calcarata, Murdannia clarkeana and Crassula sp.

Animals Giraffes, lions, gazelles, buffaloes, hartebeest, wild pigs, wildbeest, warthogs, crocodiles, hippos and about 400 species of birds.

1,063.00

Olea europeae var.africana, Croton megalocarpus, Warburgia ugandansis, Brachyleana huillensis and Uvaridendron anisatum

Monkeys, bush baby, bush bucks, bush pigs, porcupines, duikers, genets, dikdik, epauletted bat, Africa civet

638.4

Eucalyptus, Pine, Cyprus, Croton and Cordia species

Over 120 species of birds, over 35 mammals, such as leopards,

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monkeys, reptiles, insects and amphibians

Ololua Forest

Nairobi City Council and The National Museums of Kenya

667

Olea africana, Acacia species, Elaeodendron buchananii, Akokanthera schimperi, Brancylaena species, Croton megalocarpus, Carisa edual and Rhus natalensis, aloe etc.

The Nairobi Arboretum

Forest Department; Established 1907

25

Several collections of plant species

Nairobi City Park

Nairobi City Council

60

Olea europeae var.africana, Croton megalocarpus, and Warburgia ugandansis

43

Olive baboons, monkeys, yellow baboons, porcupines, bush baby, bush bucks, bush pig, dikdik, epauletted bat, duikers, African civet, and genets, grey wagtail, Eurasia cuckoo, willow warbler. Chameleon, skunks, butterflies, dragonflies, ants, bees and beetles, Ayres's hawk eagle

Hundreds of bird species, butterflies and baboons.

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Protected areas have emerged as one of the world‘s most important and effective tools for safeguarding biodiversity (Bruner et al. 2001) because they protect species from their greatest threat: habitat loss. The Programme of Work on Protected Areas of the Convention on Biological Diversity (CBD) states that protected areas are ―essential components in national and global biodiversity conservation strategies.‖

3.3.3 The Historical Development Some progress towards sustainable development has been made since 1987 when the World Commission on Environment and Development (WCED), Our Common Future, was launched. At the same time, the number of meetings and summits related to the environment and development has increased. An example is the 1992 Rio Earth Summit and the 2002 World Summit on Sustainable Development. There has been rapid increase in multilateral environmental agreements for example the Kyoto Protocol and the Stockholm Convention on Persistent Organic Pollutants. An increase in the number of scientific bodies, for example the Inter-governmental Panel on Climate Change, has highly contributed to a greater understanding of environmental challenges. Since independence the Kenya government has been advocating for proper environmental management. Remarkable conservation achievements have been made during the past half century; most notably the establishment of more than 50 national protected areas, including five Biosphere Reserves and three World Heritage Sites. Thirteen percent of Kenya‘s total surface area is currently in protected areas. The government has long been committed to conserving Kenya‘s valuable natural resources and wildlife and has enacted a number of policies for environmental management and conservation, such as the Wildlife Policy, Forest Policy, Fisheries Policy and National Land Policy. Despite these efforts, a wide range of environmental problems persist. Key environmental challenges in Kenya include a decline in wildlife populations, deforestation, soil erosion and water scarcity—due in large part to increased areas of land in agricultural production and livestock grazing and increased demand for wood for fuel and timber. Continued deforestation, loss of natural habitat, and illegal poaching have led to a decline in most wildlife species in the country, including large mammal species such as elephants, rhinoceros, and wildebeests. The deterioration of Kenya‘s environment has precipitated a number of environmental hazards that have affected public health and safety. The Environmental Management and Coordination Act (EMCA, 1999) serves as Kenya‘s principal legal instrument on the environment, but there is no comprehensive umbrella policy on the environment. Currently, the alternative to a far-reaching environment policy is Sessional Paper No. 6 of 1999 on Environment and Development. The overall goal is the integration of environmental concerns into the national planning and management processes and provision of guidelines for environmentally sustainable development. It specifically cites

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poverty, population growth, rural-urban migration, urban environmental degradation and pollution as key challenges to achieving this goal. Over the years, the government has tried to implement environmental policies within a multisectoral development framework. However, strategies to achieve these objectives have not been fully developed or implemented. They have been blocked mainly by the lack of institutional capacity and resources to mobilize and link activities effectively within and between sectors. Moreover, individual environmental policies that now exist do not adequately articulate the links between population and environmental concerns. New initiatives in Kenya are attempting to strengthen cross-sectoral collaboration and coordination, reflected especially in the Kenya Vision 2030 and its economic, social and political pillars. In addition, the Kenya Poverty Environment Initiative (PEI) was established as a partnership between the Ministry of Planning and National Development and United Nations Development Programme in 2007. The purpose of PEI is to include environmental concerns in the development, policy, planning and budgeting process by improving understanding of environment-poverty linkages, strengthening the government‘s capacity to implement environmental policy that benefits the poor, developing tools for the integration of environment into development plans and budget processes, and increasing effective participation of stakeholders in environment and development policymaking and planning processes. The government‘s commitment to proper environmental management is demonstrated by the adoption of the National Environmental Action Plan (NEAP) and the establishment of public environmental institutions. Notable among these institutions are the Ministries of Environment and Mineral Resources, National Environment Secretariat, the Kenya Wildlife Service, National Environment Management Authority (NEMA) which has established the posts of the Environment Officers at the district level and revitalized district environment committees. Capacity requirements are provided by national universities and other educational institutions that offer courses on environmental studies. The government recognizes the roles played by both non governmental organizations and the private sector and has provided support and encouragement to their environmental efforts. The government also values the support of the United Nations and its agencies as well as foreign governments and organizations. In this regard, the government participated in the first United Nations conference on human environment in Stockholm, Sweden in June 1972. The conference established the United Nations Environment Programme (UNEP). UNEP, with its headquarters‘ in Nairobi, is charged with the task of spearheading, catalyzing, and coordinating sound global environmental practices to enhance a healthy and quality environment for humankind. Concern for environmental planning has a long history in Kenya. Reference to integrating environment and economic issues was made in the country‘s development plan as far back as 1974. The 1974-78 plan noted that competition and conflicts between land use interests were growing and that there was need for greater co-ordination between the various sectors of 45

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government in order to address these effectively. The subsequent development plan (197983) stressed the need for environmental inputs in the national planning process pointing out that environmental considerations must pervade development decisions at every level. Kenya has developed a large number of initiatives in the environment and natural resources sector. However, there have been no strategic plans integrating environmental concerns into the development planning process until the adoption of the National Environment Action Plan (NEAP) in 1994. The urgency of this concern is reflected in the 1994-96 development plan which calls for a Sessional Paper on sustainable development to set comprehensive guidelines and strategies for government action. The government has developed this Sessional Paper setting out comprehensive policy guidelines towards achieving sustainable development and in response to the increasing concerns regarding the effects of development on the environment. Kenya is a signatory to the Ramsar Convention on wetlands conservation and management and has set aside Lakes Nakuru and Naivasha as Ramsar Sites

3.3.4 Utilities in the Study Area 1.5.2.2 Different water sources for zones 3, 4 and 5 Table 3 Main sources of water in zones 3, 4 and 5

Main source of water (zones 3, 4 & 5)

Valid Percent

Valid

98.1 1.9 .0 .0 100.0

NWSC Boreholes Underground Reservoir Rain Water Total

Table 4 Other sources of water in zones 3, 4 and 5

Other sources of water (zones 3, 4 & 5)

Valid Percent

Valid

1.8 31.9 1.1 8.8

NWSC Boreholes Shallow Wells Underground Reservoir 46

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Rain Water Water Vendors Total

48.5 7.9 100.0

Most of the residents in zones 3, 4 and 5 highly rely on water supplied by Nairobi Water and Sewerage Company. It is recommended that residents should also make use of other alternative sources for example rain water. Rain water harvesting is used as an alternative source of water supply in these zones. Harvesting and storage of rain water is recommended to ensure that this becomes the first priority of water supply. Boreholes are also used as an alternative source of water, coming second after rain water. Uncontrolled borehole sinking affects water table thus degrading the environment. It is recommended that borehole drilling should be controlled and residents should be encouraged to share boreholes instead of sinking several of them in a given area. Water recycling should also be given priority. On-site wastewater treatment systems when used can reduce dependence on NWSC main supply thus reducing the intake of fresh water. Treated wastewater can be used for example in gardening and for cleaning purposes, if it meets the set standards. Table 5 Sources of Electricity in zones 3, 4 and 5

Main source of electricity (zones 3, 4 and 5)

Valid Percent

Valid

100.0

Kenya Power

From the data collected and interviews conducted, it was observed that residents in this study area totally depend on Kenya Power for electricity supply. It is recommended that other sources of electricity and energy should be explored. The city of Nairobi in general receives sufficient sun shine and if it is well utilized, a lot of energy can be saved. Major issues facing the world today include global warming and climate change. Solar energy does not produce the harmful pollutants responsible for increasing the greenhouse effect which leads to global warming. Solar energy is a sustainable, clean source of energy that can be used for solar electricity, solar heating, solar cooling and solar lighting. In the study areas, solar energy can be used in lighting and heating water to complement energy supplied by Kenya Power. Table 6 Sanitation in zones 3, 4 and 5 47

land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

Sources of sanitation (zones 3, 4 & 5)

Valid Percent

Valid

89.9 10.1 .0 .0 100.0

CCN Mains Septic Tanks Conservancy Tanks Latrines Total

Some of the areas in these zones are served by the main council sewer lines while others are not sewered. Almost 90 % of the residents in this study area use the City Council‘s main sewer line while the rest use septic tanks. If properly designed, constructed and maintained, septic tank systems can provide long-term, effective treatment of household wastewater. A malfunctioning system can contaminate groundwater that might be a source of drinking water thus leading to environmental pollution and a health hazard to those depending on that water. Septic tanks should be inspected regularly and the tank exhausted when necessary. Water should be used efficiently and household hazardous waste should not be disposed of in sinks and toilets. The more water a household conserves, the less water enters the septic tank system. Efficient water use can improve the operation of a septic tank system and reduce the risk of failure. Other alternatives for wastewater management are also recommended. Particularly suitable are on-site wastewater treatment systems that allow re-use and recycling of water.

Table 7 Blocked sewer in zones 3, 4 and 5

Blocked sewers in (zones 3, 4 & 5)

Valid Percent

Valid

Yes

.8

No Some times

99.1 .1

Total

100.0

It was observed that from all the residents interviewed in the study area, only 0.8 % had experienced blocked sewers. During field work carried out during this study, there was no blocked or leaking sewer observed.

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Table 8 Solid waste management in zones 3, 4 and 5

Solid waste disposal in zones (3, 4 & 5) Valid CCN Services Private Contractors Incinerator Total

Valid Percent 5.6 94.4 .0 100.0

Residents from this study area highly depend on private contractors for their solid waste disposal, with only 5.6% using the CCN services. It was not clear if these private contractors are licensed by NEMA for solid waste collection and transportation. Environmental Management and Coordination (Waste Management) Regulations, 2006 states that any person whose activities generate waste should also ensure that waste is transferred by a licensed person and disposed of in a designated waste disposal facility. It is recommended that recycling and reuse of waste should be given priority; waste should also be segregated at source to make recycling easy. A sheltered temporary waste storage facility should be available in all residential developments for waste storage before it is collected by the contracted company.

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3.4 Economic Sector 3.4.1 Overview The interaction among local, national and global economic, political and technological processes has given rise to a continuum of a variety of ideological strands that have influenced the economic growth and development strategies of the country within which the urbanization of Nairobi has been taking place since the colonial period up to the present. The conception of urbanization and the role of cities in the above context have been changing rapidly in the developed countries and less rapidly in developing countries. In developing countries it is viewed more of the concentration of population and horizontal spread with meager infrastructure and services and less emphasis on the economic basis of urbanization and integration with national development process, while in developed countries economic consideration, and adequacy of infrastructure service provision and integration with national and global development processes are critical. This has determined whether there are deliberate local and national strategy initiatives to create a favourable environment for urban economic growth and development manifested in localized public infrastructure and services, planning and efficient transport systems or not. In the developed countries there has been a paradigm shift from the traditional role of the provision of infrastructure and services to that of promoting employment generation capacity of cities, city economic growth, and investment friendly policies to enable the development of an economic niche or comparative advantage of cities. Cities are therefore positioning themselves as engines of national economic growth or creators of national wealth and employment and constantly restructuring to fit within the changing economic, political and technological age. It is characterized by neo-liberalism, globalization, climate change, urban age, environmental consciousness, democracy and decentralization. Indeed cities are important centres of production, distribution, exchange, innovations, consumption, import and export, financial hubs and liberation. Economic activities of cities have undergone transformation from pre-industrial, industrial and post industrial modes of production (more information processing activities within the urban economy) driven by technological revolution. The economic system of cities provides the medium through which the city institutional set up and its citizens make a living through resource mobilization, employment and wealth creation. The composition of a city‘s economic base determines the diversity of economic activities, occupations, access to employment opportunities, economic security and high quality of life. This takes place within the national economic policies hinged on development ideologies whose spatial manifestations are the resultant built forms having a variety of functions. These are either specialized or mixed in character depending on the efforts of governance towards national integration. Some of them occur along the road network inform of ribbon development, while others are concentrated in particular planned areas (nodes).

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The section then comprises of introduction, macroeconomic policy framework within which urbanization has been taking place, economic sectors of the City of Nairobi, and earnings from various economic sectors of the City, employment, finance, and distribution of income, devolved funds from Local Authority Transfer Funds, cost of living, and the challenges of economic growth in the area. 3.4.2 Economic contributions of Cities to National Development Cities besides being important areas of facilitating economic growth, increased productivity, providing diverse economic opportunities, and rising incomes in developing and developed countries, are also storage centre of the highest concentration of capital wealth for countries. Due to growing differentiated demand, cities offer opportunities for quick return on investments for a variety of economic activities both products and services. The importance of cities to the global and national economic development has gone beyond the transport costs and internal economies as advantages to encompass external effects, spillovers and external economies of scale. The latter factors have continuously become primary due to rapid urbanization, industrialization, technological progress and national economic development. The external effects that play key roles in the economic contribution of cities to the national development process are characterized a long several dimensions. Characterizations along the dimensions help to distinguish development among productivity gains arising from specialization, those arising from transaction costs, and complementarities in production, those arising from education, knowledge, and mimicking and those arising simply from the proximity to large numbers of other economic actors. The above potential can only be realized in the context of quality public infrastructure, cheap reliable power, reliable adequate water and sanitation, efficient public transport systems, and telecommunications. Infrastructure and services have an influence on land values and hence the distribution of land uses or activity patterns in the area of study. Value of land in urban areas is a measure of potential wealth of a city from which revenue is raised from rates, and also the basis of land speculation. It has been noted the land values of this some of the study area are very high and attracted a lot of investment demand from developers. Though some residents desire to own property in this area, the majority of developers are viewing investment opportunities arising from the land values, growing number of middle and upper class segments of society from exchange value rather than use value. The attraction of activity patterns in the study area represent therefore three forms of economic wealth namely, the ongoing daily activities of services and production, capital formation in the form of building and construction and finally the already created stock of wealth in physical assets such as roads, water and sanitation systems, residential buildings, office and commercial, warehouse and institutional buildings. Capital formation is done by both private and public sector in both housing and infrastructure provision and maintenance dominantly by public sector.

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However, external diseconomies may lead to adverse effects and limit the potential of economic opportunities inherent in the study area. This could arise due to high costs of property (housing cost, rental), and transport costs as a result of scarcity of public transport. 3.4.3 Favourable Factors The productivity of the city of Nairobi is function of national conditions and institutions particularly stable macroeconomic framework besides political, administrative, and legal. Stable macro policy environment focuses on positive real interest rates, low inflation, stable exchange rates, and high velocity of money circulation in the economy, adequate revenue mobilization, employment generation, and rapid sustained rise in economic growth. The above requires robust policies on distribution to spread the benefits of improved economic performance as mentioned above. The above is complemented by adequate provision of localized public infrastructure and services such as roads, water and sanitation, power and organized public transport system. Speculation in the real property market has continuously led to unrealistic building demands and high property values. 3.4.3 Economic Base of the City of Nairobi Economic base of the city comprises the flow of economic activities for supporting needs of the people and sunken wealth or fixed asset wealth. The flow activities are captured mostly in the statistical abstracts, and to a small extent the fixed assets. The fixed asset form of wealth includes values of land, built up structures, and infrastructure facilities in addition to the construction and building sector. The classification of economic activities in the City of Nairobi are; agriculture and forestry, mining and quarrying, manufacturing, electricity and water, building and construction, wholesale and retail, restaurants and hotels, transport and communications, finance, insurance, real estate and business services and community, social and personal services respectively. They are indicated using numbers as in the table starting with primary activities. The first two are not found in area of study except the link of mining and quarrying to the building and construction sector. Table 1-0 Employment Trends within the City of Nairobi Category/Year

1991 12081

Agriculture and Forestry

1995 6772

2000 7420

2005

2008

9695

8548

1393

911

283

358

316

66482

73687

77138

81296

87998

7383

9055

9523

12061

10635

Building and Construction

36772

38560

39545

41969

44599

Wholesale, retail and Hotels

46432

52324

57735

63537

70898

Transport and Communications

27712

29873

29620

31927

37599

Finance, Insurance, real estate & Business services

41226

40709

42957

43322

45399

134896

148202

159179

169424

182,196

Mining and Quarrying Manufacturing Electricity and Water

Community, Social and Personal services

Sources: GoK, Statistical Abstracts & Economic Surveys

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land use study and policy plan for Zones 3,4 & 5 of nairobi. IPPM Consultants Ltd

The relevant economic activities for the study area are from electricity and water to community and social and personal services. Employment within the range of activities specified has been growing over the years but not at the rate of labour force growth within the City of Nairobi. Another source of employment within the City Council is the informal sector whose employment has grown from 251,100 persons in 1991, to 998,900 persons in 2000 and finally to 1,943,300 persons in 2008. This has surpassed the formal sector employment with the City of Nairobi by 4.6 times. Nairobi is thus a City of self employment rather than government formal sector employment creation. The above implies creating the required enabling policy environment for enhanced role of both formal private and informal sector role in the generation of employment opportunities. Informal sector employment activities include, manufacturing; building and construction; wholesale, retail trade, hotel and restaurants; transport and communication and community, social and personal services. The earnings from the above economic activities are as indicated in the table below and has been growing from 1991 to 2008. Table 1-2 Earnings in Nairobi in 000s Category/Year

1991

1995

2000

2005

2008

226.4

2879.2

367.4

1882000

3852700

44.6

97.9

15.4

79000

142400

3,216.3

5666.5

6079.1

31137100

3966200

499.8

979.7

2764.4

14158900

4793300

1268.8

1845.1

465.6

3284600

20101400

Wholesale, retail and Hotels

2639

5181

2342.1

11996400

31954700

Transport and Communications

1651

3184.4

3541.1

18137300

16946400

Finance, Insurance, real estate & Business services

3731

5284.1

8253.8

42275600

2046200

5205.1

16939.5

11370.8

5824100

82118300

Agriculture and Forestry Mining and Quarrying Manufacturing Electricity and Water Building and Construction

Community, Social and Personal services

Source: GoK, Statistical Abstracts & Economic Surveys 3.4.5 Distribution of Wage employment/Income Categories Distribution of income or wage employment in the city has no definite income categories that relate to the housing situation as a number of them have to be merged to bring out the desired outcome for planning purposes. There has been a change as to the start of the lowest level of wage employment from 1984, 1992, 1995, to 2001. The corresponding start and end of wage employment categories is as follows, less than 215100020004,000