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PLANNING FOR A SUSTAINABLE ZIWANI
ESTATE
BY
BENEDICT MULWA MAITHYA
B65/0382/2006
A PLANNING DEVELOPMENT PROJECT SUBMITTED IN PARTIAL
FULFILLMENT OF THE REGUIREMENT FOR THE DEGREE OF
BACHELOR OF ARTS IN PLANNING
UNIVERSITY OF NAIROBI
July 2010
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DECLARATION
This Planning Development Project is my original work and has not been presented for a degree in any other University.
Signature………………………. Date ………………………………..
BENEDICT MULWA MAITHYA
(Candidate)
This Planning Development Project has been submitted for examination with my approval as the University Supervisor.
Signature …………………………. Date ………………………………………….
MR. ZACHARIAH MALECHE
(Supervisor)
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DEDECATION
This work is dedicated to my parents, Mr and Mrs. Maithya. For bringing me up responsibly, Mr Zachariah Maleche for seeing me through financially, Elizabeth Mwende and Bernice you are important component of my life.
I thank god for you all
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ACKNOWLEDGEMENT
I would like to sincerely thank the coordinators for this Development Project, led by
Mr. Maleche Zachariah (my supervisor), and Ms. Abonyo, for their continuous
guidance and dedication to see us through the execution of this Development Project.
Besides, the entire teaching staff, department of urban and Regional Planning for the
encouragement. God bless you richly.
Special appreciation to my Supervisor, Mr. Zachariah Maleche, for your time, critic
and directions to ensure production of work to this standard. I recognize the assistance
of David Wanjala, David Zinny in the process of data collection. I thank God for you.
Lastly, the Planning Class 2010 for your ideas and critic. You are just wonderful. We
shall forever be on
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ABSTRACT
This development project endeavors to show case the housing problems experienced
in Ziwani estate a low income residential estate neighborhood.
This project responded to the concerns of the people of Ziwani during the research
project, it comes form the background of the recommendations of the research project
that was based form the field findings.
This project has reviewed various, regulatory guidelines, standards, policy documents
that provide vital information in guiding the eventual designs that have been
indentified in this project, and several case studies have been studied in order to
provide an insight in the tackling of the similar problems elsewhere in the world.
This project has further done site analysis in order to have an in depth understanding
of the problems in Ziwani so as to guide in the production of realistic models and
designs to solve the problems indentified.
The development project has further developed various redevelopment strategies that
will help in the redesigning the new image of the estate and the proffered design has
brought detailed plans, programme frame- work and three dimensional models the
preferred choice has been settled for because it is more realistic and achievable in the
circumstances and performance of the economy.
Legal and regulatory aspects that guide the redevelopment process have been
indentified and the various institutions that will be involved in the redevelopment
process of Ziwani Monitoring and evaluation during the implementation period is
proposed to be carried out anticipatively which have been achieved by use of
implementation schedules.
Lastly this development project hopes to contribute to the academic circles by acting
as reference to upcoming planners, colleagues and other relevant institutions that are
interested in the provision of quality housing and affordable housing.
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Contents
TITLE PAGE..............................................................................................................i
DECLARATION ...................................................................................................... ii
DEDICATION ......................................................................................................... iii
ACKNOWLEDGEMENT ........................................................................................ iv
ABSTRACT .............................................................................................................. v
LIST OF FIGURES .................................................................................................. ix
TABLE OF MAPS ................................................................................................... ix
LIST OF PLATES .................................................................................................... ix
LIST OF TABLES .................................................................................................... x
CHAPTER ONE ....................................................................................................... 1
1.0 Summary Of The Main Findings In The Development Project. ........................ 1
1.1 Summary Of The Main Recommendations Of The Of The Planning Research Project ................................................................................................................... 1
1.2 Planning Development Project Title: Redevelopment Of A Sustainable Ziwani Estate. ................................................................................................................... 2
1.7 Methodology ................................................................................................... 4
CHAPTER TWO: ..................................................................................................... 7
literature Review ................................................................................................... 7
2.1 Contextualising Redevelopment ................................................................... 7
2.2 Policy Analysis. ............................................................................................... 8
2.3.1 Design Principles: Physical Planning Handbook And Zoning. ................. 10
2.3.2 Land Allocation .......................................................................................... 11
2.3.4 Land Policy Principles ................................................................................ 11
2.3.5 Guiding Values Of The Process Redevelopment ......................................... 12
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2.4 Case Study I .................................................................................................. 14
Major Factors Leading To The Redevelopment Of The 6 Apartment ................... 15
Experience Gained In The Redevelopment Process.............................................. 18
Lesson Learnt From The Study ........................................................................ 20
Case Study Two .................................................................................................. 22
Key Principles In The Redevelopment Of Melrose Commons.............................. 24
Lessons Learnt From The Study Relevant To The Redevelopment Process Of Ziwani Estate. .................................................................................................. 25
2.4.2 Conceptual Frame Work ............................................................................. 26
CHAPTRE THREE ................................................................................................ 28
Situational Analysis ............................................................................................. 28
Background To The Study Area........................................................................... 28
3.0 Geographical Location ................................................................................... 28
3-1 Neighbourhood context of the study area ................................................. 28
3.3 Historical Background of old Ziwani residential neighbourhood ................ 31
3.4 Physical and natural environmental characteristics of the study area. ............. 32
3.1.6 Housing ...................................................................................................... 36
3.6.4 Infrastructure Services ................................................................................ 39
3.7.1 Role of various stakeholders in redevelopment approach ............................ 42
3.7.2 The Legal and Regulatory Framework .................................................... 43
3.7.3 The Financial-Framework ....................................................................... 44
3.7.4 Emerging issues .......................................................................................... 44
CHAPTER FOUR: .................................................................................................. 46
design And Implementation Of The Project ......................................................... 46
Implications of situational analysis ...................................................................... 47
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Development Of Spatial Plans ............................................................................. 48
4.2 Alternative one: comprehensive redevelopment approach .............................. 48
Alternative two: 4.3.3 Phased Redevelopment programme .................................. 54
4.3.4 Strengths of the plan ................................................................................... 55
4.3.5 Weaknesses of the plan ............................................................................... 56
3.6 Emerging issues ......................................................................................... 56
4.3.7 Preferred alternative: comprehensive redevelopment integrated model............ 57
4.10 Housing ........................................................................................................... 59
4.14 Phasing ............................................................................................................ 62
4.15 Role of stakeholders in the implementation process. .................................... 63
4.16 costing ..................................................................................................... 64
CHAPTER FIVE ..................................................................................................... 66
Monitoring And Evaluation ................................................................................. 66
5.0 overview ........................................................................................................ 66
Stages of monitoring and evaluation ................................................................ 68
5.4 Implementation guideline. ............................................................................. 68
5.4.1 Site and environmental management plan ................................................... 69
Conclusion and recommendations........................................................................ 71
AREAS FOR FURTHER RESEARCH ........................................................... 72
BIBLIOGRAPHY ............................................................................................... 73
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LIST OF FIGURES
Figure 1 Conceptual frame works ........................................................................... 27
Figure 2: 3-1 ............................................................................................................ 28
FIGURE 3Figure 3-2 Segregation of residential area in Nairobi, 1909 ..................... 30
TABLE OF MAPS
MAPS 1Map 4-2:section of layout plan for comprehensive redevelopment plan ...... 53
MAPS 2Map 3.4: Phases of redevelopment ............................................................. 55
MAPS 3Map 2-1 a map showing the lay out of the preferred integrated comprehensive redevelopment plan ......................................................................... 58
LIST OF PLATES
PLATES 1.the original site of 6north apartments ..................................................... 21
PLATES 2.-2 the floor plans ................................................................................... 21
PLATES 3Plate 2-3.the neighbourhood character of the 6 North apartments ........... 21
PLATES 4Plate 2.4 the developed buildings of the estate. ....................................... 22
PLATES 5Plate 3-1: Secondary drainage ................................................................ 33
PLATES 6Plate 3-2: Trees ...................................................................................... 33
PLATES 7Plate 3-3: Grasses ................................................................................... 33
PLATES 8Plate 3-5: Extensions .............................................................................. 37
PLATES 9Plate 3.6-: Commercial facilities ............................................................. 38
PLATES 10Plate 3-7: Ziwani A.I.C church ............................................................ 39
PLATES 11Plate 3-8: Condition of the infrastructure .............................................. 41
PLATES 12Figure 3-9,solid disposal in on the road side ......................................... 42
4-2 detailed site plan plate 4-3 aerial view of the redeveloped estat. ........................................................................ 53
PLATES 14 plate 4-5 conceptual typologies middle income housing Plate 4-6 a cross section developed middle income houses ...................................... 53
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PLATES 15Plate 4-3b: spatial plan of the redeveloped estate .................................. 58
PLATES 16Plate.4-3a Ziwani estate ........................................................................ 58
LIST OF TABLES
TABLES 1Redevelopment process ............................................................................ 7
TABLES 2Table 3-1 Inter-war Municipal Rental Housing ...................................... 30
TABLES 3Table 3-3: Marital status of the respondent ............................................. 35
TABLES 4Table 3-5 Income status of the respondents ............................................ 35
TABLES 53.1.5 Land use analysis .......................................................................... 36
TABLES 6Table 4-1 The expected out put and indicators........................................ 46
TABLES 7 4-6 The following is the implementation schedule ................................. 61
TABLES 8Table 4.6 costing and resource requirements. ......................................... 65
TABLES 9Table 5.1 Indicators of project success ................................................... 66
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CHAPTER ONE
1.0 Summary of the main findings in the development project.
• Deteriorated house units. The housing fabric in Ziwani is at the worst as the
houses are worn out and in bad state of disrepair.
• Malfunctioning infrastructural and community facilities. Most of the basic
infrastructural facilities are not functioning as most of the sewerage system is
blocked and has not been repaired for long period of time.
• There is a lot of land which is not utilized land in Ziwani, leading to idle
land which is mostly used as dumping sites by the residents and the other
spaces just grow grass with no care given to it.
• Deteriorated temporary extensions. These extensions are now the main
feature of ziwani these are done to accommodate the ever increasing
population of the estate, the extensions pose a new form of danger to the
environment and the residents.
• Poor solid waste disporsal.Solid waste is not well managed leading to people
resulting to up hazard kind of solid disposal leading to very bad levels of
environmental pollution.
• Serious lack of security despite their being a police post in the area.
• Inadequate housing stock The current population of the Ziwani is
approximately 12000 people, and the estate was initially planned to have only
3000 people this means that there is a serous deficiency in the provision of the
housing function.
• Lack of privacy between the adult parents and their children because of the
being compelled to share single rooms.
1.1 Summary of the main recommendations of the of the planning research project
The research established a problem of dilapidated and decayed residential estate, this
situation requires multifaceted approach in the in addressing this problems.
The approach takes planning perspective in addressing this malice. It puts together and into
acute perspective the visions of the residents and the actors while observing with concern the
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role played by the city council, the civil society, the private sector players and the people of
Ziwani. The main recommendations include.
Comprehensive redevelopment. This will endeavor to completely demolish all the housing
fabric and come up with new designs that are more realistic to the housing challenges of this
century.
Rehabilitation approach. This entails the renovation of the infrastructure of all the existing
housing fabric to a more usable state. It assumes that the buildings and its infrastructure are
well and can be used again for a reasonable period of time.
Privatization approach. This will involve the selling of the e3atate by the city council to an
able private investor, who will develop the estate who will then provide the housing function
according to the market forces. This option will ignore the plight of the residents Ziwani and
therefore not the best.
1.2 Planning development project title: Redevelopment of a sustainable Ziwani estate.
1.3 Justification of the project.
The redevelopment approach is the best option given the kind of housing that is ziwani estate
is unacceptable and has completely been overtaken by events. It no longer serves the housing
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Function properly. It is therefore necessary to redevelop ziwani estate so as to make the estate
able to accommodate the pressure of population increase which has resulted to people
building their own unacceptable houses like the mabati houses. This has changed the image of
the estate to that of a slum (unplanned settlement). The serious changes in the neighborhood
of the estate comprising of upcoming shopping malls in the Eat sleigh area. The
redevelopment of the Punwani area to high-rise type of houses pressurizes Ziwani to
redevelop to meet the challenge of urban sprawl and population increase that the current
housing fabric can not accommodate. The possibility of Ziwani being part of the CBD of the
city is high in the coming years and serious consideration need to be given in the direction of
development in Ziwani is to take.
1.4 Location and coverage.
The project site is located within Ziwani estate. It starts form the Kariokor roundabout in the
chiefs’ camp bounded by Muga Street to the east, Gen Waruinge Street to the north and
Kinyanjui Street to the north, the area coverage is approximately 20,000M2
1.5 Goals and objectives
Overall objective
To achieve a sustainable integrated residential estate in Ziwani.
Specific objective
• To adequately improve the housing units and its related infrastructure.
• To ensure optimal utilization of available land.
• To develop strategies that realistically solves the housing problems in Ziwani.
1.6 Assumptions of the development project
This development project assumes that the housing problems in Ziwani estate are manageable
and can amicably be improved.
That the people of Ziwani estate are uncomfortable with the current housing situation and
wish to change to a better and dignified housing.
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1.7 Methodology
This is the procedure used in conducting the study which includes the techniques and
instruments that will be used to collect and analyze the data required for the purposes of this
study. It also outlines the sources of such data, the time frame for collecting the data, the
subjects from whom the data is to be sourced from, the cost of the research process and the
expected output.
For the purpose of this study, the populations from which primary data will be sourced include the residents of the area, (i.e. business enterprises and households adjacent to the estate). Other sources of primary data include the Nairobi city council, relevant government ministry, Construction Company. 1-13 Methodology for the Project Study This gives an account of how the study was carried out to the practical stages
involved in the execution of this project, from data collection to the actual realization
of project objectives through implementation.
1.7.1 Data Types and Needs
Data for this development project is classified into two broad categories. This
basically refers to primary and secondary data. Primary data includes site specific data
that involves the development character of the area, current design features,
physiographic characteristics of the area opportunities and constraints for the
development of the site and the general traffic flow analysis. However, secondary data
entails information gotten from written literature that dictates the development of the
study area. This data includes case studies whose improvement characteristics are
similar to the study area, planning policy, design guidelines and standards.
The primary data will be sourced directly from the field. The techniques employed for
the same purpose include;
- Use of Written Questionnaires which will be administered to respondents.
The written questionnaires are to be presented to the relevant subjects to be
filled or administered from door to door within the settlement.
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- Conducting Oral Interviews which involves questioning respondents either
individually or as a group and their answers written down.
- Observation involving systematic selection, watching and recording of
characteristics and behavior of subjects and phenomena relevant to the study
at scheduled intervals. This process will entail carrying out site inventories to
establish baseline information as well as the entire built up area.
- Questioning Key Informants for information concerning construction of the
bypass in the study area. Such include municipal council officials and ministry
of roads officials.
- Mapping and Photographing to mark out the layout of the study area and to
enhance the situation of space organization where the bypass passes.
- Secondary data will be obtained through literature review of available
works on construction and effects on adjacent area. Such include reports,
books and journals, government publications maps and other scholarly
documents from relevant authors. The sources of the above secondary
sources include libraries, government offices, media and the Internet.
1.7.2 Data Sources
Primary data that is made up of site specific as mentioned above was collected
directly from the study area and its immediate environs. Secondary data (the details of
which are mentioned above) was collected from written literature. These sources did
include official government publications, design manuals, physical planning
handbook, Acts of Parliament, journals and internet.
1.7.4 Data Analysis
The data collected was critically analyzed so as to find out the extend to which the
current situation is a problem if no interventional measures are taken in terms of
answering the two questions of how and when it is a problem. Besides, there was
focus on opportunities and constraints for the development of the study area. This
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therefore involved Cost Benefit Analysis, use of SPSS and general spatial
comparison.
1.7.5 Data Presentation
The data collected is presented in the form of this project report, photos, tables, maps
and sketches, Plans and spatial models at varied scales.
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CHAPTER TWO:
LITERATURE REVIEW
2.1 CONTEXTUALISING REDEVELOPMENT
Redevelopment is a major component of urban renewal. It is perceived as the rehabilitation
of rundown areas of the city by redesigning improving the functionality of the of the existing
fabric,remoldelling of the existing buildings while at the same time conserving the
environment (Abbot,1987)the major tools for urban renewal are rehabilitation and
redevelopment. Redevelopment is therefore the ultimate tool for urban renewal, it comes
when rehabilitation and conservation fails to achieve the desirable change and also the
accommodation of the changing technology. It involves complete demolition of an area with
new layout and different designs.
Redevelopment has social and economic benefits as it creates new opportunity to provide
proper structural layouts and facilities and is able to provide functional zone, in the social
aspects redevelopment creates an employment opportunity. The economic regeneration
programmes are possible and the local Authorities are able to expand the revenue base as
areas become more manageable
The redevelopment process takes the following shape
TABLES 1 Redevelopment process
1ST STAGE 2ND STAGE 3RD STAGE 4TH STAGE
ASSEMBLAGE OF LAND RELOCATION SITE CLEARANCE CONSTRUCTION
SOURCE: Mwaura, 2004
The major challenge of redevelopment is the interest that this kind of project generates from
the various quarters of the society these may act as major impediments in the redevelopment
process they include, Political interests and influence, laxity in plan approval and poor
implementation practices, and weak financial institutions. Displacement of the low income
groups which attracts great political interferences as they are perceived to protect the interests
of the threatened groups who are actually their potential voters.
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2.2 POLICY ANALYSIS.
2.2 .1 Agenda 21
Agenda 21 recognises and stresses the need for urban development to be improved especially
the residential areas so as to improve and dignify their lives. This fields the proper urban
management by the application of the urban guidelines especially in the land management.
The areas of major concern include the urban environmental management, infrastructure
management and municipal finance and administration. It calls for the city planning strategies
that address the environmental and social issues by reducing the full costs of the
environmental and other services of high standards especially those that are essential like
adequate and safe water supply, sanitation, waste management, roads, telecommunications
among other concerns like security and others, this will be the guiding principles in the
redevelopment of ziwani.
2.2.3 Sessional paper No.3 on the National housing policy for Kenya, 2004
The paper was made in 2004 and it recognised the housing demand in Kenya grossly
outstripped the supply, on redevelopment, the policy encourages integrated approaches to
housing provision giving emphasises on the protection of the environment. It encourages
proper estate management to avoid reduction of housing stock, development of the local
authorities and corporation between the government and the neighbourhoods associations.
Other actors that are indentified as crucial in the provision of housing developments will
participate in the redevelopment process of Ziwani estate include and other old residential
neighbourhoods :the central government, non-governmental organisations, the private sector,
financial institutions,corporatives and all the professionals in the built environment and the
research institutes.
2.2.5 The Nairobi Metropolitan
The metropolitan plan for Nairobi and its environs realise the need for organised planning for
the residential neighbourhoods that matches the challenges of the 21st century. Ziwani being
in this region has a big role to play as it is one of the prime residential Estates near the city’s
CBD and therefore when viewed with a bigger perspective of the metropolitan then in the
redevelopment of the Ziwani estate must consider the important the important role that this
Estate is about to play in the city and also from the metropolitan function. Emphasis on new
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housing to accommodate the changing need of the metropolis demand as the numbers that
need to be housed soar, deliberate effort should be made in order to avoid an imminent chaos
of housing. The enactment of the housing bill, 2008, a bill that is so crucial in the tackling the
serious housing needs in Nairobi.
2.4 legal frame works
2.4.1 The constitution of Kenya and land acquisition act 295
The constitution offers protection in the land acquisition act from deprivation of property at
section 75; it states that
‘No property of any description shall compulsorily taken of acquired except in the interest of
defence, public interest, public order, public morality, public health, town and country
planning or the development of property so as to promote the public benefit’.
The land on which Ziwani is located can therefore be, if need arises, be acquired by the
government for the development exercise as for the above reasons redevelopment being one
of the reasons squarely in the public benefit if Ziwani is to be developed to meet the standards
that are required the 21st century.
2.2.2 The Local Govt Act 1968
This act provides for the creation of local Government under the local authorities are made
with defined rules and regulations upon which they operate within their confines. This act
empowers every local authority of all levels to disallow and control devepment of land use
and building in certain ways in the interest of proper and orderly development inn any of the
given local authorities jurisdiction.(section 166).The local authorities are too empowered to
:make laws in respect to all matters necessary for maintaining health, safety and well being of
the residents of the locality, prohibit and control the subdivision lf the of land and existing
buildings into smaller areas; regulate sewerage and drainage and may cause sewers drainage
and pipes to be made,laid,deepened and or maintained. This act will be crucial in the
development of the infrastructure and sewr4age system in the estate.
2.3 The Public Health Act
The public health act makes the necessary provisions for securing and maintaining health of
the public residential area .Particularly section 26 of the act deals with the neighbourhood
development regulations. It provides for proper lighting, ventilation and removal of rubbish
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from settlement areas, drainage of land, streets or premise and disposal of the Dwellings on
the land.
This will be one of major guiding legislations in the redevelopment of Ziwani estate as this is
projected to be a development of mixed use and how this integrated function will fit into each
other will be of major consideration to the planners and all those who are involved in the built
environment.
2.2.4 The Environmental Management And Co-ordination Act (EMCA, 1999)
The act requires that environmental impact assessment be done before its redevelopment.
Section 68 NEMA is responsible for the carrying out of the audits of all activities that are
likely to have significant effect on the environment.
Environmental impact assessment refers to the critical appraisal of the effects of the project
on the environment before it implementation. In redeveloping Ziwani estate this will be very
important in evaluating the effect of the activity on the surrounding.
2.2.5 The Physical Planning Act 1996 (Cap 286)
The physical planning act (cap 286) is the statute in which physical planning derives it
legitimacy. To embark on this project a physical development plan need to be prepared to
provide a wide framework upon which development in the selected area would adhere to.
Redevelopment plan as provided in the physical development act, provides a broad land use
frame work illustrating and co-ordinating policy or renewal and guiding both the public and
private redevelopment activity. The act provides for extensive consulting to all the parties that
are likely to be affected directly or indirectly by the redevelopment process.
The roles for the authorities to the development exercise of Ziwani estate includes, ensuring
proper execution of the redevelopment project
2.3 Regulatory Guidelines, Planning and Design Standards
2.3.1 Design principles: physical planning handbook and Zoning.
These provide development guidelines on both urban and rural developments. It’s important
to mention that the existing physical planning hand books in Kenya have not been gazetted.
These planning handbooks offer guidelines which are important in the redevelopment process
in Ziwani estate.
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There are also Zoning regulations that from the City Council of Nairobi which give the
guidelines for regulations on land use by the there broad categories of classifications such as
residential and commercial use.
The physical planning handbook 2002 provides for the residential neighbourhoods should be
adequate in terms of basic community facilities and boarded by principles through roads. The
population. Of ma neighbourhood should be able to provide essential services to the physical
entity.
2.3.2 Land Allocation
Ziwani estate is belongs to a medium density residential estate should have land use
allocation as below given the special location upon which it stands within the precinct of the
CBD of the City of Nairobi.
Given the times and changes that are happening within the CBD of the city of Nairobi, where
most official functions are locating outwards. Ziwani estate might not be able to
accommodate the all of the mentioned housing typologies, and the most recommended is a
multifamily dwellings so that this ca be able to take care of the large population that is in
Ziwani today and the influx which will be attracted by the redevelopment of Ziwani to a
modern estate where gentrification is likely to occur given the closeness of the estate to the
city and every mi8ddle income person would want to locate next to the work areas and would
want to avoid the renown traffic jam of Nairobi city at all costs
2.3.4 Land Policy Principles
Land Policy Principles address the essential values, which the society seeks to promote and
preserve. The principles have been drawn from various sources including the deliberations of
the Constitution of Kenya Review Commission (CKRC), the report on the Commission of
Inquiry into the Land Law System in Kenya (the ‘Njonjo Commission’), the report of the
Commission of Inquiry into the Illegal/Irregular Allocation of Public Land (‘Ndungu
Commission’) and the proceedings of the National Civil Society Conference on Land Reform
and the Land Question. These will be some of the basic considerations in the redevelopment
process in Ziwani process. They include:
a) Equitable access to land; b) Secure land ownership; c) Effective regulation of land development; d) Sustainable land use; e) Access to land information;
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f) Efficient land management; g) Vibrant land markets; and
h) Transparent and democratic administration of land.
2.3.5 Guiding Values of the Process redevelopment
In view of the emotive nature of the land question and redevelopment in Ziwani estate, the
redevelopment process according to the physical planning act should to be:
a) Consultative
b) Participatory
c) Interactive
d) Inclusive
e) Consensus building
f) Timely and professional
g) Transparent
h) Gender sensitive
I) Innovative
j) Cost effective.
2.3.6 Site Planning Elements
Site planning is concerned with the preparation of the site for development before the actual
layout is done. The major concern is the physical environmental characteristics of the area
and the adjacent land developments are taken into consideration. Physical planning handbook
of 1992 provides for medium density residential estate like Ziwani, in its consideration of the
site as a site to be planned should influence the nature of re-planning in the design stage.
1) Cu -de-sacs
These are dead end streets, they usually do not give access beyond a given point in most
circumstances there should be a provision to not more than 10-12 residential plots it should
not be more than 60m in length and should have a turning radius of at least 15m in the inner.
2) Loop Street or crescent:
This is a variation of the cul-de sac but eliminates the necessity of a dead end and therefore
provides a continuous circulation in the residential areas and ensures easy access of properties
without road frontage.
Design standards for the provision of drainage systems.
Clause30 (1) of the drainage and latrines rules, a subsidiary law of the local government Act,
provides for the requirement of the construction of drains as
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A) Drains of 100mm internal diameter 1:40 and
b) Drains of 150mm diameter at 1:60
2.3.7 Design standards for the provision of public purpose facilities in the residential areas.
The public purpose facilities are an integral part of a residential neighbourhood. They include
health facilities, police post/patrol, base, religious facilities among others.
Health facilities
The preferred location of such facilities should be easily accessible by an ambulance and be
provided with basic infrastructural services such as water and electricity.
Police stations
Locations of police stations depend on the functionality of such stations. If administration is
the dominant feature of the station then they will be located in the district or main centres, but
generally y they should locate near the residential neighbourhoods.
The space requirements are as follows:
Police post…………… 5 Acres
Police post……………..2.0 Ha
Patrol base……………..0.2 Ha
In Ziwani estate the existing poli8ce police station will be demolished in order to design it
according toe the standards.
Religious institutions These include churches mosques, temples and shrines. Although they are essential place of
worship also comprise of other social–cultural facilities such as schools and dispensaries.
Hence when planning for them it is important that important provisions be given in for the
expansion an inclusion of these other functions. Due to the increased functions and use of the
church compounds during weekdays as education or health facilities. It is important to locate
them within the residential neighbourhoods. It is recommended that these facilities be
centrally located so as to be accessible by majority of the residents of such lines
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2.4 Case study I
2.4.1 Redevelopment of the 6 North apartments low income residential Estate in St.louis, Missouri. The 6 North Apartments
Background
This estate was constructed in 2006, The residential/mixed-use and mixed-income building is
located at the corner of Laclede Avenue and Sarah Street in St. Louis’s central west end. This
project majorly targeted low and middle income earners
The social economic and design of The 6 apartment
6 North Apartments is a three-story, 80-unit residential/mixed-use and mixed-income building
in a multifamily residential building. All of the project’s one- and two bedroom apartments—
as well as its common spaces, corner coffeehouse, street front live/work units, and gated
parking lot—are fully accessible by both disabled and nondisabled persons.
Major features incorporated at 6 North include stepless entries, open floor plans, front-loading
washers and dryers, front-mounted controls, adjustable-height counters and shelves, roll-in
showers, offset plumbing controls, lever door handles, rocker light switches, and high-
contrast colour and texture schemes.
The project contained 56 percent market-rate and 44 percent affordable units. It has been fully
leased, and eight units currently are occupied by households with at least one disabled
member.
The Site Considerations
6 North is located on an urban infill site one block from the St. Louis University campus (to
the east) and about six blocks from the Barnes/Jewish Hospital complex and the Washington
University Medical School campus (to the west). It also lies within a few blocks of Forest
Park (the second-largest municipal park in the United States), the Centre for Emerging
Technologies (a business incubator), and CORTEX (the region’s first wet labs dedicated to
converting biomedical research into usable technologies). Set at the convergence of multiple
bus routes and within a mile (1.6 kilometres) of a light-rail station, the site is easily accessible
by public transit.
15
Major factors leading to the redevelopment of The 6 apartment
Built in 1915, the St. Louis County Producers’ Market Building—a wholesale retailers’
produce market consisting of a brick edifice and five open steel shed structures—sat on the
site. After the farmers market closed in the mid-1970s, the building was used as office and
warehouse space. By 2003, it had been vacant for many years, and only one of the steel sheds
remained.
The building was demolished that year, but the steel shed was salvaged and retained in what
has become the 6 North parking lot. This large, metal Tinker Toy–like structure essentially sat
at the centre of the tight, urban site, requiring contractors to work around it as they built the
new project.
The types of unforeseeable problems often found in urban infill sites presented themselves at
6 North; for example, even after extensive testing showed no soil problems, contractors found
a 30-by-30-foot (9.2-by-9.2-meter) sink hole created by an old grease pit, which had to be
filled with concrete.
Decay was discovered in the steel shed structures below asphalt level, and some of the steel
had to be replaced; round concrete pillars also were placed around the bases of the steel
supports to add stability.
The owner contributed $50,000 toward public infrastructure improvements along Laclede
Avenue, which were completed while 6 North was under construction.
Development And Construction Process
The 6 North project was the brainchild of Paraquad, Inc., a private, nonprofits centre founded
by disability advocates Max and Colleen Starkloff in 1970 that is dedicated to providing
independent living services for those with disabilities. Since 1997, Paraquad had owned and
managed the Boulevard Apartments on Forest Park Avenue, which provided subsidized
housing for disabled residents.
In 2000, the U.S. Department of Housing and Urban Development (HUD) condemned the
structure because of safety and other issues. After determining that renovating the structure to
meet current HUD requirements would be prohibitively expensive, residents were moved to
other buildings, and Paraquad and local politicians began the search for replacement housing
that would allow disabled residents to live independently.
16
$1 million was secured for the redevelopment project in the fiscal year 2002 VA-HUD
appropriations bill and an additional $500,000 in HUD funding in 2003. Rather than
incorporating a specific number of units that would be accessible to disabled residents, the
entire structure would be equally accessible to individuals of all ages and abilities. By
removing the stigma of “handicapped” or “special needs” housing which was the view of
many resident outsiders, UD offers a more mainstream approach to providing housing that
meets everyone’s long-term needs.
Conceptualisation of the of design process
The UD concept was considered from the beginning, encouraging the design and
development team to explore a wide range of creative options to ensure that UD features were
incorporated into every aspect of the project, often in ways that made them invisible to the
able bodied.
This open-minded attitude was an important factor in keeping the project on target, on time,
and within budget. Trivers Associates, a multidisciplinary architecture, planning, and urban
design firm, to design 6 North were contracted to do the design work. The design process
began in May 2002, and five months later, Construction commenced in October 2003, took 14
months, and the project was completed in December 2004.
The principles of sustainable development applied in The 6 apartments.
The centre, in collaboration with a consortium of practitioners from throughout the United
States, developed seven principles of universal and sustainable design.
The principles were as itemised
v Equitable use. The design is useful and marketable to people with diverse abilities.
v Flexibility in use. The design accommodates a wide range of individual preferences
and abilities.
v Simple and intuitive use. Use of the design is easy to understand, regardless of the
user’s experience, knowledge, language skills, or current concentration level.
v Perceptible information. The design communicates necessary information
effectively to the user, regardless of ambient conditions or the user’s sensory abilities.
v Tolerance for error. The design minimizes hazards and the adverse consequences of
accidental or unintended actions.
17
v Low physical effort. The design can be used efficiently and comfortably and with
minimal fatigue.
v Size and space for approach and use. Appropriate size and space are provided for
approach, reach, manipulation, and use, regardless of the user’s body size, posture, or
mobility.
Planning And Design Process
The decision to make 6 North the first 100 percent UD multifamily project created extensive
opportunities as well as significant challenges throughout the entire redevelopment process.
The site plan and unit designs had to be accessible to, usable by, and attractive to a wide
range of potential users, including those with mobility issues, audio and/or visual disabilities,
and children and adults of all ages.
The design and development team began meeting early in the design process and worked
together throughout the design and development phases.
No parking was provided for retail users, although ample street parking generally is available,
and two street spaces were reserved for disabled patrons.
Although the original building on the site was completely demolished, the design of the new,
three-story, red brick structure reflects the industrial vernacular of nearby buildings, and its
massing and style complement the surrounding neighbourhood. Grade difference issue was
resolved through the installation of planting strip, which separates the more public section of
the sidewalk from that directly in front of the live/work units.
Approvals Redevelopment Works
The community was quite nervous about what would be built on the 6 North site. Although
the existing abandoned buildings were considered an eyesore, neighbours were concerned
about the size and uses of what would replace it. The transitional neighbourhood contains
both industrial and residential uses (including single-family and multifamily housing), and
residents wanted walk-able retail uses but worried that housing for low-income and special-
needs residents would lower their property values. Recognizing the importance of creating
activity on the street, the design team addressed these concerns by placing live/work units
(which could be used as retail, office, or a combination of commercial and residential space)
at street level, along the Sarah Street facade. These units are occupied by service-oriented
commercial uses that currently include a stationary store, a catering service, and an
18
architectural office. Two live/work units at the corner of the building were combined to create
the Six North Coffee Company, which has become a popular gathering place for
neighbourhood residents.
Throughout the design process, members of the redevelopment team consulted with the local
alderman, the Central West End Association (a non-profit organization dedicated to
maintaining and enhancing the area as a desirable and diverse urban residential, business, and
institutional neighbourhood), and various other area and neighbourhood groups on the
building’s design and the need for retail services. The tax abatement entitlement process also
required public hearings and approval by a subcommittee of St. Louis’s board of aldermen.
Gains Of The Redevelopment Process
Removing the blighted building on a key corner in a transitional area of St. Louis and
replacing it with residences and street-level businesses has increased redevelopment activity
on adjacent land parcels and spurred a substantial increase in the city’s income and property
tax bases, as new residents and businesses are attracted to the area. And 6 North continues to
serve as a demonstration project for universal design; designers, developers, and planners
from throughout the country and around the world still visit the site to learn about the
feasibility of and challenges involved in creating redevelopment projects elsewhere.
Experience Gained In The Redevelopment Process
• Flexibility was key to obtaining the approval of the community while keeping the
project financially and physically viable.
• After a retail tenant (the coffee shop) was identified, two planned live/work units
were combined to create space for this tenant and another was transformed into a
fitness centre for the building’s residents.
• Cost is always a consideration when building affordable housing, but because 6 North
was a demonstration of the full range of redevelopment principles, the project
averaged about $7,000 more per unit than a traditionally designed project.
• Although preserving and building around the steel farmers market shed was
expensive, time consuming, and problematic, the development team believes that
retaining it was ultimately beneficial to the project. The structure, now lit at night,
serves as a landmark and a reference to the property’s past.
• While the design and development team did not specifically plan 6 North as a smart
growth or new urbanist project, smart growth, and new urbanist goals clearly
19
complement each other, and 6 North addresses many smart growth/new urbanist
objectives through its mix of uses, density, urban infill development, and
accessibility.
Table 2.10 project Data and land use information is summarised in the table
below from A_F
PROJECT DATA
LAND USE INFORMATION
Site area (acres/hectares): 1.66/0.67
Percentage complete: 100
Gross density (units per acre/hectare): 48/119
Number of off-street parking spaces: 87
LAND USE PLAN
Use Acres/Hectares Percentage of Site
Buildings 0.66/0.27 39
Streets/surface parking 0.70/0.28 42
Landscaping/open space 0.30/0.12 19
Total 1.66/0.67 100
RESIDENTIAL INFORMATION
Unit Type
Number of
Units
Area
(Square Feet/
Square Meters)
Percentage
Leased
Initial Rental
Prices
A: Market rate
One bedroom, one bathroom
12 743/69 100 $850
B: Market rate
One bedroom, one bathroom
14 657/61 100 $685
C: Market rate
Two bedrooms, two bathrooms
16 1,050/98 100 $975–$1,100
20
D: Live/work
One bedroom, one bathroom
3 1,100/102 100 $1,100–$1,600
E: Income restricted
One bedroom, one bathroom
21 640/60 100 $474–$628
F: Income restricted
Two bedrooms, two bathrooms
14 930/86 100 $617–$756
REDEVELOPMENT SCHEDULE
Planning started: May 2002
Site purchased: May 2003
Demolition and construction started: October 2003
Sales/leasing started: September 2004
Project completed: December 2004
Source: www. The 6 North Apartments.com
Lesson learnt from the study
• That redevelopment programme in Ziwani estate should be in phases in order to
achieve minimum displacement of people.
• The residents of Ziwani estate will be required to participate in the redevelopment
process in order to avoid any misunderstanding and confrontation that might arise
during the construction process.
• Low cost housing units can be achieved through the unity of all the stakeholders and
the and also with the help of the government.
• The beneficiaries of such redevelopment projects should actually be the targeted
group in these case Ziwani residents.
• Its only proper partnerships that can actually work in the redevelopment process
given the huge amount that need to be committed for such projects and this can also
be applied in Ziwani estate to achieve results.
• In the redevelopment process there is need to have different incomes groups be
planned together with the low income people ,this will give a chance to the have
mixed income residential estate which is more viable in the case of ziwani
21
PLATE’s 1.the original site of 6north apartments
Source www.java scripts .com
PLATES 2.-2 the floor plans
Source www.java scripts .com
PLATES 3 Plate 2-3.the neighbourhood character of the 6 North apartments
Source www.java scripts .com
The steel structures that dominated the original site
The floor plans of the new designed buildings
The neighbourhood character of the estate
22
PLATES 2.4 the developed buildings of the estate.
Source www.java scripts .com
Case study two
Residential redevelopment of Melrose Common South Bronx of New York
This was a housing project to provide housing for the low income earners area in the South
Bronx of New York In August, 1990, On paper, the plans appeared fine - proposing the
creation of 2,600 new units of housing, 250,000 square feet of new commercial space, the
creation of a centrally located 4 acre park, and a realignment of the street system. Most son
the people who lived here were people, primarily of African American and Latino descent,
with a median family income of less than $12,000 a year - couldn't have been less suited to
the proposed plan
The people of the neighbourhood knew that a plan was being developed and that it would
lead to a certain amount of displacement (the Draft Environmental Impact Statement
identified 78 homeowners, 400 tenants and 80 businesses with 550 employees that would be
displaced). There was further possibility that large tracts of land would be bulldozed to make
room for new housing which most of the current residents would never be able to afford the
new housing. A comprehensive view of the plans, however, was never shared with
neighbourhood residents, and people had to rely upon rumours as their only source of
information however the residents were not formally informed about these aspects of the
plans.
People in the community began to gather together to discuss the developments in their
neighbourhood. Public meetings were held in which homeowners, tenants and businesses
The magnificent buildings of the new estate and its immediate surrounding environment.
23
united in their anger over the lack of consultation on changes that would affect all aspects of
their lives. The neighbourhood residents decided one crucial thing - they were not going to
allow the city to roll over them given the location of their residential estate to the city, and
they were going to become an active part of the development in their area.
From this vision came the formation of Nos Quedamos - meaning "we stay" - a committee of
the Bronx Center project made up of neighborhood citizens dedicated to organizing and
planning for Melrose Commons. When the draft of the city's plan was finally presented to the
community, the residents of the South Bronx had numerous objections.
The people's concerns included:
v The affordability of the proposed developments;
v The in- opportunity for existing businesses to expand
v The inclusion of services (health care, senior citizens, youth, libraries) not present in
the community
v The inappropriateness of the designated open space;
v The realignment of the street pattern that did not account for the way the streets were
actually used;
v The quality of the proposed construction and the appropriateness of the building
materials; and the future of the community for further expansion of municipal
services.
With the initial assistance of the Bronx Center project, Nos Quedamos quickly became a
diverse, inclusive group of community residents as well as municipal representatives. At the
request of the Bronx Borough President, the community was allotted time to formulate an
alternate development plan. Furthermore, the Departments of City Planning and Housing,
Preservation and Development agreed to abandon the existing plan and to sit down with the
community on a weekly basis to develop a new plan that was truly representative of the
people's needs and concerns.
A combination of working sessions and community meetings allowed residents to dialogue
and express their opinions on the neighborhood planning. "Outsiders" to the neighborhood
were also often given walking tours of the area to obtain a better perspective of the issues at
play. The Bronx Center community organization assisted greatly with technical and design
aspects of the revitalization plan.
24
The goals that emerged from these participatory working sessions were broad and directly applicable to the unique Melrose Commons neighbourhood:
• To provide a framework for the redevelopment of the area that respects the existing
community by bringing the community in as a partner in the development of the plan
• To provide services - health, cultural and educational, recreational and commercial
opportunities that are currently not available and to reinforce those that currently exist
and are desirable
• To support economic development anchored on the existing strengths and successes
that community residents, businesses and institutions have achieved
• To become a desirable place to live and conduct business for individuals from outside
the community who wish to locate here
Key principles in the redevelopment of Melrose Commons
• To cause no involuntary displacement of people
• To create open space that responds to the community's concerns of program and
security
• To respect the street patterns and movement systems within the community
• To turn Melrose Avenue into a "Main Street" in the community
• To permit a mixed income community to develop
• To develop a variety of housing options; And
• To encourage opportunities for residents and businesses to increase their earning
potential and expand their economic activities.
Essentially, people strove to promote development that would be sustainable, would
complement the existing infrastructure and the regional location, and would provide for future
growth and evolution. Ultimately, the people wanted to design strategies to buy people into
the neighbourhood rather than out of it.
Due to this collaborative planning process, Melrose Commons now has a comprehensive
mixed-use, mixed-income community plan that will help sustain the neighbourhood as it is
implemented, and, once fully in place, will be self-sustaining. The basis of the new
development plan values people's "sense of place" in Melrose Commons. As little
displacement as possible was the goal of the revitalization project, and in cases where
displacement had to occur for the plan to go forward, relocation within the community was
25
paramount. According to this plan, residents get credit for time spent in the neighbourhood
and their homes are valued resources rather than expendable buildings.
The residential redevelopments are designed to preserve the historical richness of the
community and provide affordable options for the people; multi-use open space that is visible
from the sidewalk and linked to existing schools or community garden; "greening" of
industrial areas with recreational space development; business development that will employ
community members enterprises such as an after school centre, health care services and
recycling projects.
Though the physical and economic foundation of Melrose Commons has been greatly
strengthened, the most important effect of the revitalization project has been the restoration of
people's sense of community and civic responsibility.
Through its work, Nos Quedamos established and has maintained a unique collaboration
between institutions of higher education, city and private sector planners; architects;
businesses; and local, national and international non profit and nongovernmental
organizations. This sustained and diverse collaboration has produced an unprecedented
amount of information sharing and resource exchange, benefitting all involved.
As the plans for the neighbourhood continue to be enacted, the residents of Melrose
Commons will ensure that their voices are heard by their community representatives as well
as their elected public officials.
Lessons Learnt From The Study Relevant To The Redevelopment Process Of Ziwani Estate.
1. To cause no involuntary displacement of people in Ziwani.
2. To create open space that responds to the community's concerns of program and
security
3. To respect the street patterns and movement systems within the community
4. To permit a mixed income community to develop
5. To develop a variety of housing options; And
6. To encourage opportunities for residents and businesses to increase their earning
potential and expand their economic activities.
7. To incorporate both the residents, political, business, and professionals in the
redevelopment process to facilitate the acceptance of the suggested redevelopment
plans.
26
2.4.2 Conceptual frame work
Clear understanding of the redevelopment process is critical as it reduces friction among those
who are directly affected and those indirectly affected the structure that is most precise in the
redevelopment. From the ongoing it is clear that the redevelopment process is a serious
process that needs to be handled with a lot of consultative mind. This process should therefore
consider primarily the wishes of the residents of the Ziwani estate.
Essentially, people of Ziwani estate will strive to promote development that would be
sustainable, would complement the existing infrastructure and the regional location, and
would provide for future growth and evolution. Ultimately, the people wanted to design
strategies to buy people into the neighbourhood rather than out of it.
Although the original buildings on the site will completely be demolished, the design of the
new, three-story, should reflect the industrial vernacular of nearby buildings, and its massing
and style complement the surrounding neighbourhood. Therefore it is important note that the
redevelopment of Ziwani estate should provide a framework respects the existing community
by bringing the community in as a partner in the development of the plan and to provide
services - health, cultural and educational, recreational and commercial opportunities that are
currently not available and to reinforce those that currently exist and are desirable.
It should also support economic development anchored on the existing strengths and
successes that community residents, businesses and institutions have achieved hence
becoming a desirable place to live and conduct business for individuals from outside the
community who wish to locate in this estate.
A unique collaboration between institutions of higher education, city and private sector
planners; architects; businesses; and local, national and international non profit and
nongovernmental organizations will be important in the redevelopment of Ziwani estate . This
sustained and diverse collaboration has produced an unprecedented amount of information
sharing and resource exchange, benefitting all involved.
Due to this collaborative planning process, Ziwani will have a comprehensive mixed-use,
mixed-income community plan that will help sustain the neighbourhood as it is implemented,
and, once fully in place, will be self-sustaining. The basis of the new redevelopment plan
values people's "sense of place"
27
Figure 1 Conceptual frame works
Source:Auther 2010
Population increase
Degenerated environs
Dilapidated house units
Grounded infrastructure
Non involvement ofNGOS, CBO,
NCC, in estate management
NEED FOR REDEVEPMENT
WAY FORWARD
Planning standards and design issues
Community participation in redevelopment process
Policy issues
Use of relevant policies to inform the process.
Institutional issues
Indentifying the major stakeholders in the redevelopment process
Increased densities with proper accessibility
Variety of typologies, with increased security through the fencing of the estates
Proper utilisation of land with increased plot ratios and coverage’s for higher densities
Aesthetic estate, with proper waste management system
Green environment through planting of trees along the fences, road network and any available spaces as well as planting flowers
SUSTAINABLE AND PROPERLY FUNTIONING RESIDENTIAL ESTATE
Under utilised land
28
CHAPTRE THREE6
SITUATIONAL ANALYSIS
BACKGROUND TO THE STUDY AREA
3.0 Geographical Location
Old Ziwani is located in Ziwani sub-Location, Ziwani location, in Kamukunji constituency in
Nairobi province. It is located less than a kilometre from the city Centre. The area is bounded
by Gen Waruinge road to the north and to the East, Ziwani market to the West, and the
Gikomba market to the south. It occupies an area of approximately 50 acres out of the overall
area of Ziwani of. Approximately 100 acres. The location of the study area is shown in the
maps below.
Figure 2: 3-1 regional location of the study area.
Source author 2010
3-1 Neighbourhood context of the study area
Ziwani estate borders Kariokor residential neighbourhood to the North, Pumwani to the East,
Pangani to the south and Hindu crematorium and Muslim cemetery to the North east.
Ziwani
29
Plate 3-1: Neighbourhood context of the study area
-
Source Google map
3.2 Development of East land estates
In 1918, Nairobi b was granted municipality status in. By the mid 1920's Nairobi was planned
as a settler capital with emphasis being laid on residential zoning strategy, but with racial
segregation (Mwama, 2002). The Africans with a population of 18,000 (60 per cent of the
total population) were expected to live in Pumwani and Ziwani location in an area that was
less than 5 per cent of the total area of Nairobi. (Emig and Ismail, 1980). Mwaura (2002)
notes that this marked the first attempts of planning for Eastland’s as a residential area for
low-income Africans.
In the mid 1920's, the area east of the Race Course Road eventually became the official
African residential area, as the plan for a settler capital had advocated. During the interwar
years, between 1919 and 1945, the colonial government whose policies were geared towards
rental housing, provided accommodation for Africans who were increasing in the city.
Starehe boys centre fields
Kariokor area
Starehe boys centre main admin centre
Pangani area
Gikomba market area
Ziwani Estate
30
FIGURE 3Figure 3-2 Segregation of residential area in Nairobi, 1909
Source: Mazingira Institute 1993,p 2
TABLES 2 Table 3-1 Inter-war Municipal Rental Housing
Estate No. Of Units Year Built Unit Size . Typology
Bondeni 110 1928 Single rooms Row Housing
Kaloleni (FQ) 46 1928 '1& 2 room units 1 & 2 Storey
Gorofani 896 1928-1950 1 & 2 room units Walk-ups
Ziwani 77 1929 Single rooms Row Housing
ShauriMoyo 1,022 1939-1946 Single rooms Row Housing
Ziwani 553 1941 2 rooms & Kitchen Row Housing
Starehe (infill) 318 1942 2 rooms & Kitchen Row Housing
Kaloleni 602 1946 1 & 2 room units 1 & 2 Storey
Total 3,683
Source: Adopted from Shihembetsa 1995 and Mwaura 2002
31
This region (Eastland’s) was also zoned out for African population based on the economic
justification that Africans were better if their residential areas were close to the source of
employment -the industrial areas and within town. The economic advantage in this
proposition was that commuting distance would be short and therefore they could easily walk
to and from the work places (Baini 1990)
3.3 Historical Background of old Ziwani residential neighbourhood
Ziwani traces its origins to 1930s. At the time it was put up to house African employees and
was known as the Nairobi Native Location. With its closeness to the city centre and the
railway tracks, Ziwani was considered ideal for the African workers.
Building houses for its employees to save on topping up their salary with house allowance
wasn't the only reason that drove City council to put up houses for its workers. Convenience
also played a key role. The Council wanted its workers, especially those who could be
summoned to work at any time, to live closer to the office. For instance low income workers
who worked as clerks, drivers, lived in Ziwani or Land mawe while the middle-African
workers lived in Makongeni. All the three estates were located just a few kilometres from the
city centre and were occupied by Africans.
Europeans, who were mainly in top-level management of the corporation, occupied spacious
homes in the Kileleshwa, Hurlingham, Upperhill and Parklands. Ngara and Pangani were
reserved for the Asian community.
(Minute from volume two of Nairobi Staff Quarter Ziwani Housing Estate, of 10th March,
1940.)
Government policy during the colonial era demanded that estates be mapped out and allocated
along racial lines. It was these guidelines that were used by the then City council to allocate
houses to their employee’s hence low income workers were housed in Ziwani Estate in the
1930s.
These houses were categorised into two classes. Class 1-3 houses were occupied by senior
staff, while Classes 4-6 type of houses were for junior employees. Usually, Class 1-3 houses
were larger in size of the rooms especially the living rooms and even had spacious
compounds compared to those in the second category (long block of small housing units
measuring 10 feet by 10 feet with communal bathrooms and toilets) to two bed-room houses.
32
One could never find an African living in Parklands or Ngara or an Asian or European living
in Ziwani. The situation only changed after Kenya got its independence and middle income
Africans workers and Asians moved into areas that were previously for Europeans while the
low income workers maintained their areas for example Ziwani.(minute from volume two of
Nairobi Staff Quarter Ziwani Housing Estate of 10th March, 1940.)
3.4 Physical and natural environmental characteristics of the study area.
The development project is based on the provision of housing facilities that are inn line with
the physiographic nature of the study area. These aspects include the climate, topography and
the existing drainage patterns.
3.4. Relief and topography
The study area lies at an average altitude of 1,620 meters above sea level and is generally
sloping from South to North and drains to the man-made drainage systems along Gen
Waruinge road. The contours are widely spaced hence the topography of the area is described
as relatively flat.
3.5 Geology
The Nairobi phonolite rock type covers a large part of Athi plains and extending Northwards
to Nairobi National Park and kiambu. Ziwani residential neighbourhood is located within this
region.
3.6 Soils
The study area is characterized by black cotton soils. The black cotton soils fall under the
Upper Athi Basin whereby the Athi Plains phonolites have weathered into black cotton like
substance of up to 3 feet in depth.
3.7 Drainage
The area is drained by a system of secondary drainage channels, which consist of open
channels located along the roads within the estate. The secondary drainage channels are in
poor condition as there are blocked with polythene papers hence the area is flooded during
rainy seasons. The excess of the flooding drains to the Nairobi River.
33
PLATES 4Plate 3-1: Secondary drainage
Source: field survey 2010
Also the area is poorly drained especially during rainy seasons due to the presence of poorly
drained black cotton soils which has high water retention capacity leading to stagnation and
water logging within the estate.
3.8 Vegetation
The vegetation in the study area consists of grasses and trees as shown below although not
natural most of these is planted vegetation:
PLATES 5 Plate 3-2: Trees
Source field survey 2010
34
PLATES 6 Plate 3-3: Grasses
Source: field survey 2010
The physiographic characteristics the development area is about to bring major development
challenge s as the area is poorly drained with black clay soil and is therefore the planning and
the designs of the area need to realise the nature of land that they are dealing with to avoid
collapse of the tall buildings due to weak geology of the development area.
3.9 Population and demographic characteristics
3.10 Population growth of Nairobi
Ziwani lie in Nairobi whose population has been increasing, during the 1999 census Ziwani
had a population of 7115 persons. (Kenya National population census, CBS)
3.1.1 Population structure and composition.
55% of the population is male while 45% is female (population census 1999). The age sex
distribution in different cohorts show high domination of the working age population
accounting to 42% while the population below 15 years and above 55 years accounting to
44% of the total population.
3.1.2 Cultural characteristics of Ziwani estate
Ziwani estate shows a mix of many communities of the Nation the Luos who the majority are
taking about 51% of the resident population followed by other communities like the Kikkuyu,
kamba, luhya and the minor communities. Each of the communities has enough space to
practise and to propagate their culture without interfering with the other,this has brought
about cultural cohesion and harmonious living within the communities living in this Estate.
35
3.1.3 Marital Status
Fromm the research project 71.7 % of the residents are married or has a family to take care of
while 28.3 % were single.
TABLES 3Table 3-3: Marital status of the respondent
Status Frequency Percent
Valid Single 17 28.3
Married 43 71.7
Total 60 100
Source: field survey, 2010
3.1.4 Employment status
From the research project majority of the people earn between Ksh.5, 500-10,500. Most of
them are involved in different informal activities. A number of them are employees from
different employers raging from the government employees from various ministries and
private sector some go for wok as far as industrial area a good number of them are engaged in
informal activities to supplement their incomes. Table 3-4: Income status of the
respondents by percentage
TABLES 4 Table 3-5 Income status of the respondents
Category percentage
Below 5,000 14%
5,000-10,000 75%
10,000-14,500 7%
Above 15,000 4%
Source field survey 2010
The smallest percentages of people who earn above Ksh.15, 000 are employed as policemen
in Ziwani police post. These results are be useful in making a decision on the level of
affordability including the willingness and ability to pay for any planning intervention
exercise which could result in increased rent levels.
36
TABLES 53.1.5 Land use analysis
Land use percentage
Housing 40
Open spaces 35
Infrastructure and transportation 10
Informal commercial activities 5
Urban agriculture 3
Source field survey 2010
It is important to note that the urban agriculture and informal commercial activities are
practised on the open space hence they are part of the open space
3.1.6 Housing
House units in the study area are the main land use in the study area taking about 51% of the
total land. This is inclusive of the temporary houses extensions put up to by the various
households. The temporary extensions are as a result of the increase in the population creating
a demand for more houses.
The main housing typology is row housing which are double and single rooms, they
constitute numerous detached blocks of houses,
Due to the fact that the single rooms measures 10 by 10 feet, their capacity is very low hence
some of the residents have built extension on the space meant for veranda as illustrated
3.1.7 Community facilities
The existing nature of the social and community facilities in Ziwani estate call for re-
planning. From he field study the location, adequacy and conditions of these services and
facilities which include health services, education facilities, commercial facilities, religious
facilities, social halls, open spaces and police station. The result of location analysis is as
indicated in figure 4.6 below:
37
PLATES 7 Plate 3-5: Extensions
Aerial photo showing serious extension of houses.
Source: field study 2010
3.1.8 Location of community facilities
The physical planning handbook points out those nursery schools in low income housing
should be within easy walking distance which is between 250-300 meters and they should not
front roads. The nursery school in Ziwani area abides by this provision because it's located
between 200-300 meters. The primary school is located outside Ziwani estate about one 400m
from Ziwani estate.
3.1.9 Commercial Facilities
The main service providers are informal sector entrepreneurs. The sitting of shopping
facilities in strategic places is an opportunity since about 86% per cent of the respondents
seek for the services within the estate. Majority of residents feel that the facilities be
integrated with housing and transportation network either vehicular or pedestrian circulation
38
PLATES 8 Plate 3.6-: Commercial facilities
Source: field survey, 2010
3.6.1 Education facilities
The education facilities are assessed in terms of the adequacy and condition of the nursery
school and primary. The physical condition is good. it is quite clear that the minority (26 Per
cent) of the respondents utilize the existing facilities while the majority (32 per cent) takes
their children outside Ziwani residential estate, although at a walking distance. It is
recommended that there is need to increase the capacity of the facilities based on the urban
population growth rate.
3.6.2 Religious Facilities
The provision of religious facilities is rated by about 93 per cent from the field study as good.
Although there were some who were Muslims sought for these services outside the estate
because there is no mosque provided while majority have their religious facilities located
within the estate and the city centre. The levels of adequacy are extremely high while their
conditions are also good.
This street is has numerous shops that serve the people of Ziwani and even other people from surrounding areas.
39
PLATES 9 Plate 3-7: Ziwani A.I.C church
Source: field survey 2010
3.6.3 Recreation Facilities
There are no specific recreational facilities in the estate
However this does not cater well for the entire family needs. As a result respondents seek
recreation facilities outside Ziwani estate especially within the city centre. Any planning
intervention need to adequately plan for recreation facilities within the estate and it should
cater for all members of the families.
Sports facilities are provided at the social halls where boxing, badminton, table tennis, darts
playing, and other indoor games are catered for.
3.6.4 Infrastructure Services
3.6.5 Electricity and Street light
There is minimal provision of power in this estate because only a few houses have access to
power and form the field research most of the installed house have been made through
personal tenant effort especially those that have stayed in those houses for more than 20
40
Figure3.7. Some of the social economic activities in Ziwani Estate
Mzee Onsongo fruit vendor (retired civil servant) came to Ziwani in 1957), during field study
(Source field study 2010)
Some of the informal kiosks in Ziwani Artisans making metal items (not licensed.
Part of the extension of the main buildings used as an hotel vis-à-vis residential
One of the numerous Green grocer in Ziwani estate to supplement the income of the Residents .
41
3.6.7 Roads
Roads in the estate are well provided for but most of then as repair to them has been missing
for many years of neglect are their worst condition. A similar problem is noted for the
pedestrian footpaths.
PLATES 10 Plate 3-8: Condition of the infrastructure
Source: field survey, 2010.
3.6.8 Storm water drainage
Storm water is collected in open concrete drains. The condition of the storm water drainage
channels is bad or very bad. The problem with the storm water drainage channels has multiple
causes such as vegetation overgrowth, dumping of solid waste material on them and over-
siltation. This situation often leads to blockage of storm water drainage and flooding during
the rainy seasons:
3.6.9 Sewer drainage system
These are also in bad condition as there are over full of foul water due to blockage, broken
sewer drainage pipes or misuse of the toilet facilities by the residents.
3.7 Solid Waste Management
Solid waste management in Ziwani estate is bad or very bad. This is attributed to the fact that
Ziwani residents lacks a central place for dumping their solid waste hence the residents ,dump
their waste in the open spaces as illustrated from figure 3-9 below.
42
PLATES 11 Figure 3-9,solid disposal in on the road side
Source: Auther 2010
3.7 The Institutional Framework/stakeholders
The common objective of stakeholders is to ensure that they are committed and
understand the benefit and values of redevelopment approach. Example of
stakeholders involved will be:
§ The residents of Ziwani estate
§ Local government/ Nairobi city council
§ Local administration (chief)
§ Community elders/ leaders
§ Political leaders ( Member of parliament and area councillor)
§ Formal and informal private sectors
§ Donors ( bilateral, multi-lateral agencies)
3.7.1 Role of various stakeholders in redevelopment approach
A. The residents Ziwani estate
Ziwani estate is an institutional housing estate originally developed by the city
Council for housing of its workers mainly the low income groups. In the
redevelopment project the residents will be important as they will be expected to
cooperate during vacating the house units so that redevelopment process will take
place. Also they will be required to attend meetings for decision making since they
will be the beneficiaries.
Solid waste dumped along the roads by households
43
B. Local government/ Nairobi city council
Ziwani houses are within the jurisdiction of Nairobi city council (NCC). NCC is
therefore required to approve the development plans for Ziwani houses to ensure they
abide by the stipulated city council standards. Also the involvement of NCC in the
redevelopment project will lead to legal and proper enforcement of by-laws .
C.Community elders/leaders
The community leaders and elders will be responsible in mobilizing the local people
in order to have the policies of redevelopment project implemented while the project
will be carried out.
D. Political leaders (Member of Parliament and area councillor)
It is true that in any project that involves people within a given constituency, there is
need for political will from the area Member of Parliament and area councillor. The
two will be important in influencing the decision of their constituents to follow a
particular route in development. In redevelopment project the two will be considered
necessary in the search for funds for the project in collaboration with NCC.
Informal-and informal private sectors
These institutions will help in project funding in collaboration with NCC.
3.7.2 The Legal and Regulatory Framework
The legal and regulatory framework for redevelopment approach will need the
following Acts:
The Physical Planning Act (1996), the Local Government Act (Cap 265), the Public
Health Act Cap 242), the Building Code Adoptive by-laws (1968), and the
Constitution of Kenya. As rightfully recommended by Murigi (1998), the inclusion of
all these legislative provisions in a single comprehensive Act will reduce problems of
coordination, interpretation and scattering of regulations in widespread Acts. This will
facilitate quick reference without recourse to other Acts.
44
The legal framework will seek to institutionalize the aforementioned involvement of
all stakeholders in the participatory planning and decision-making process in order to
make redevelopment possible.
3.7.3 The Financial-Framework
The redevelopment approach will require huge financial outlay in order to be
successful. The NCC together with political leaders (Member of Parliament and area
councillor), formal and informal private sectors and donors (bilateral, multi-lateral
agencies) will finance the redevelopment process.
3.7.4 Emerging issues
It is important to note with deep concern the development problems being
experienced in Ziwani estate. The vital areas that require immediate as action are
The houses units are already archaic and no longer serving any reasonable housing
functions and needs to be redeveloped.
Community facilities and infrastructure such as the roads, pedestrian walk way,
sanitation facilities solid waste management and storm water drainage are in bad state
of disrepair and therefore their is need to rehabilitate them or built them a new in the
redevelopment process.
This therefore justifies the need for planning interventions in the form of
redevelopment to in order to solve these challenges as well as provide integrative
mechanism of many other functions as is the case in the 21st century, accommodating
all aspects of sustainability to cater for the future generations.
This process, in the light of the redevelopment principles which according to the
physical planning hand book indicate the need for the redevelopment process to be:
Ø Equitable use. The design to be useful and marketable to people with diverse
abilities.
Ø Flexibility in use. The design will accommodate a wide range of individual
preferences and abilities.
45
Ø Simple and intuitive use. Use of the design will be easy to understand, regardless of
the user’s experience, knowledge, language skills, or current concentration level.
Ø Perceptible information. The design will communicate necessary information
effectively to the user, regardless of ambient conditions or the user’s sensory abilities.
Ø Tolerance for error. The design will minimize hazards and the adverse
consequences of accidental or unintended actions.
Ø Low physical effort. The design will be used efficiently and comfortably and with
minimal fatigue.
Ø Size and space for approach and use. Appropriate size and space are provided for
approach, reach, manipulation, and use, regardless of the user’s body size, posture, or
mobility.
This will be guided by the Ziwani residents concerns which include:
v The affordability of the proposed developments
v The in- opportunity for existing businesses to expand
v The inclusion of services (health care, senior citizens, youth, libraries) not present in
the community
v The inappropriateness of the designated open space;
v The realignment of the street pattern that do not account for the way the streets are
actually used;
v The ability and quality of the proposed construction and the appropriateness of the
building materials;
v The future of the community for further expansion of municipal services.
v The ability of the proposed change to support economic development anchored on the
existing strengths and successes that community residents, businesses and institutions
have achieved
v To propensity of the proposed redevelopment to become a desirable place to live and
conduct business for individuals from outside the community who wish to locate
here.
46
CHAPTER FOUR:
DESIGN AND IMPLEMENTATION OF THE PROJECT
The indicators of the design of the project will be acid tested by the way the it is going
to improve the living standards of the residents of the Ziwani estate in achieving the
major aspects of concern like the ,privacy, provision of infrastructure facilities and
proper utilisation of and an aesthetic estate, bearing in mind the major changes likely
to affect the further development of the estate given it proximity to the city centre,
proper means of waste disposal and increased dignity of the people by better living
environment free form the imminent danger of diseases from polluted environs. The
expected output as been summarised in the table below.
TABLES 6Table 4-1 The expected out put and indicators
Objectives Expected output indicators To adequately improve the housing units of the house units and its related infrastructure
-Construct good high-rise buildings with at least two living rooms. Construct a nursery school and primary school. -Construct pedestrian walk ways, road network system and storm water drainage. -Water and electricity installation. -Construct sanitation facilities each block of buildings having a separate but integrated drainage and sanitation system. -Fenced estate. -Plant grass on open spaces. -Plant good trees along the fence and pedestrian walkways.
-Increase privacy between the children and the parents. -Reduced walking distance to educational facilities -Improved living standards of the residents. -Reduced environmental degradation -Reduced human waste on the environment -Higher accessibility into and within the estate. -Improved health and safety improved environment and adequate water supply -Good looking estate, Reduced noise in the estate and Reduced soil erosion
To ensure optimal utilisation of land
Construct buildings that have plot ratio of 80% and the same ratio on plot coverage
Minimal open space
To adequately provide for solid waste
Having a central place within the estate for solid waste dispersal; hence NCC will be collecting the solid waste from there, or give the work to a private firm who might do the job better.
Reduced environmental degradation Reduced solid waste on the environment.
Source: Author 2010
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Implications of situational analysis
The situational analysis was an eye opener to the development problems being
experience in Ziwani estate. The situation is for all purposes of definition bad .If the
situation is left as it is Ziwani will run down further to ‘a hell of a place’. Given its
relativity to the CBD, this will be a shame and failure of the various institutions to
secure a sustainable estate which reflects Nairobi city as a city in the sun.
Ziwani is expected to house a mix of people in the future, these calls for rethinking in
its redevelopment. The spatial organisation of ziwani should therefore reflect this
future. And in the replanning of Ziwani should provide for all people of different class
and disability if need be, this calls for an all inclusive kind of planning.
It is indeed necessary that this situation of housing menace being experienced in
Ziwani estate be reversed as this estate is now ripe for redevelopment to have a good
image of an urban residential estate. The conceptual, frame work shows the tht si
necessary for the development process to be achieved in Ziwani.
Ziwanis housing problem is not resoundingly a big problem for the authorities to
solve but I observe that it requires a determined mind to solve this problems. It is
therefore time to organise and not to agonise.
The residential redevelopments will be designed to preserve the historical richness of the
community and provide affordable options for the people; multi-use open space that is visible
from the sidewalk and linked to existing schools or community garden; "greening" of
industrial areas with recreational space development; business development that will employ
community members enterprises such as an after school centre, health care services and
recycling projects. Hence bringing development including employment opportunities for the
people.
Due to participative planning process, Ziwani will have a comprehensive mixed-use, mixed-
income community plan that will help sustain the neighbourhood if implemented, and, once
fully in place, will be self-sustaining. The basis of the new development plan values people's
"sense of place" in Ziwani. As little displacement as possible will be the goal of the
revitalization project, and in cases where displacement had to occur for the plan to go
forward, relocation within the community will be paramount. According to this plan, i suggest
48
that the residents get credit for time spent in the neighbourhood and their homes are valued
resources rather than expendable buildings.
Development Of Spatial Plans
Redevelopment may involve ether either retaining the existing land uses or coming
up with changed land use altogether. But in this redevelopment project to will involve
the changing if the land use altogether. According to the zoning regulations of the city
council Ziwani falls under the Eastland’s which is a comprehensive residential zone
therefore the while area will be taken as one plot and the coverage of the lots will be
at 80% accordingly.
This approach works with the reality that the current housing units, community
facilities, and infrastructure are highly dilapidated and require immediate action and
.it also acknowledges the fact that land that the facilities are standing on are not
optimally utilised and the this calls for the advocating for the total demolition of the
built fabric to give ay for the reconstruction of the new housing facilities using the
following alternatives.
4.2 Alternative one: comprehensive redevelopment approach
This will involve the demolition of the current housing fabric and replacing such with
new developments and housing fabric will be developed.
This alternative will house both the middle and the low income housing .the hopes
typologies will have different designs to accommodate the different kind s of people
who will be able to afford the different hose rents as the market may dictate. The
middle income group the houses will be have design of apartments of three floors
while those of low income group will have their floors increased to four or
five.100m2 -120m2 will be the minimum area of the one apartment of the middle and
low income levels respectively.
Houses will be integrated with commercial facilities on the ground floor while the
upper flows will be purely residential.
49
Other commercial activities together with the public purpose facilities such as police
post. Dispensary and mosque will be provided centrally within the estate for the easy
access by the resident of the estate.
4.2.1 The land utilisation by percentages
As provided for in the planning hand book the following considerations will be made
Residential 41.5%
Industrial 7.5%
Educational 15.6 %
Recreational 13.2 %
Public purpose 15.0%
Commercial 3.9%
Public utilities 3.0%
The commercial purpose will be provided for on the ground floor of the housing units
will the industrial will be provided for this will m man that the bigger percentage will
be usurped by the residential land use.
4.2.2 The land use plan for Ziwani estate.
Residential 41.5%
Industrial 7.5%
Educational 15.6 %
Recreational 13.2 %
Public purpose 15.0%
Commercial 3.9%
Public utilities 3.0%
4.2.3 Residential function
The minimum area provided for in the housing bill of a two bed room house is
35.5m2 is considered as the minimum size. This housing unit is based on the fact that
house hold families requires at least two bed rooms for sleeping ,one sitting room and
a cooking space and conveniences. (shihembesta and Olima ,2000)but for enough
space and considering the changes with time the researcher has considered 80m2 per
unit to the minimum size for the low income group and for middle income group to
be 100m2.
50
Therefore the number of units to be accommodated in the area can be calculated as
follows.
Total area of land............................................................ 30 acres
Net area for residential development 15.96 acres
The land ratio for the low income and middle income group is 2:1 respectively.
4.2.4 Accommodation for the low income group
Land set aside for low income group 10.64
Size of one unit 80m2 0.02 acres
Ground coverage 80% one unit ground coverage +open space 0.025 acres
The total number units expected out of this are 1,702 units.
The total number of the apartment’s blocks will be 106 apartments
The selected 20 units along the road network system will house the commercial
activities at the ground floor. This will total to 20*4 =80 units
The houses that will be accommodated will be 1650 units.
The approximate population to be accommodate will be 2008*5 Approx 10,000
NB it assumed form the research project that each household will contain 5 households.
B) Accommodation for the middle income group.
Land set aside for the middle income group 5.32 acres
Size of one unit 100m2 0.025 acres
Ground coverage 80% i.e. one unit +open space 0.03 acres
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The total number of the population to be accommodated will therefore be (5.32/.
0.3*5)...532 units NB it is assumed that each of the apartments will have five floors.
The selected 20 flats located along the road side will hous3 the highly needed
commercial centres and the total shall be 20*4=80 commercially acceptable premises.
This will be expected to house a population of about 2500 people. It important to note
that the total number of people that are going to be housed by this programme will be
over 11000 people. Taking into account the disparities in the household numbers.
2) Educational Land Use
From the physical planning hand book 15.6% of the total land is meant for education
purposes. The land set aside for education purses in Ziwani estate is (15.6%*30)4.68
acres. Both the nursery and the primary school will be provided his is because the
number of residents to be accommodated will increase and therefore they will require
an education facility for their children according to the standards.
A) Nursery School
According to physical planning handbook one nursery school of 150-300 children will
be required for a population of 2500.Ziwani estate, with a planned population of
11,000, will also require one nursery school because it is situated next to the city
centre hence some people would prefer taking their children to the nursery schools
which are located either within or around the city centre.
A triple stream classroom will be provided in order to enrol more pupils. The nursery
school will be horizontally built for the safety of the young children.
The minimum land needed for the nursery school is approximately 0.23 Ha/0.575
acres.
52
B) Primary school
With the planned population of 11000 Ziwani estate will also require one primary
school because it is situated next to the city centre hence some people could prefer
taking their children to the primary school which is located either within or around the
city centre
The primary school will be vertically built for optimal utilization of land and it will be
a day school. The minimum land needed for the primary school is approximately
1.642 hectares/4.105acres
3) Public Purpose Land Use
The land set aside for public purpose in Ziwani estate is 15.0% of 50 acres. These
facilities are health facility such as dispensary, religious facilities such as mosque and
churches, police base and social hall. Between a church and a mosque, the latter will
be provided as the estate is 500m from the city centre hence the Christian will sue the
churches which are provided within the city. Both the mosque and the church will be
located on separate locations this to avoid interference form each other as each quite
different ways of worshiping, the police and dispensary will be located centrally so as
to ease the trouble of having to accessibility in times of great need and urgency
53
Layout plans for the comprehensive redevelopment
PLATES 12Plate 4-1 spatial plan for the redeveloped area plate 4-2 detailed site plan plate 4-3 aerial view of the redeveloped estat.
Plate 4-4 Perspective of the newly developed estate-street
Along the flats section PLATES 13 plate 4-5 conceptual typologies middle income housing Plate 4-6 a cross section developed middle income houses
Plate 4-7 Font view
Source courtyard housing project 2010
MAPS 1Map 4-2:section of layout plan for comprehensive redevelopment plan
Scale 1:200
Commercial facilities
Buffer zone
Walk able lanes
Motor court residential
N
54
Alternative two: 4.3.3 Phased Redevelopment programme
This will make use of phased kind of redevelopment in which the estate will be
redeveloped in phases. This strategy is the best given the kind of finance that will be
needed to completely do a complete redevelopment plan. This plan will be based on
the criteria of the availability of funds to develop a given region of the esate.This will
also ensure that there is time for the sourcing of funds form different financiers and
will therefore be the best given the circumstances of not having sufficient funds by
thee city council to totally redevelop the whole estate.
Inventory and identification of the sections to be redeveloped will be based on the
evaluation of the sections of the estate starting with the worst rundown section. This
kind of phased redevelopment will be infrastructure based after the houses have either
been redeveloped or rehabilitated.
This plan will make use of the grid lay out as is the most appropriate given that the
terrain of the area is generally flat. There will be a buffer hat confines this estate as it
is in respect to this layout. This buffer will be used to effectively plant trees which
will act as the necessary carbon sinks for the activities that will be happening in the
estate. The housing will be flats, laid out in straight files to make long streets and
cross junction where the roads meet.
The estate will have various entrance .the main being where the main road interjects
the road entering the estate from Waruinge Street. The commercial centre will be put
at the entrance so that people can be able to do their shopping before getting to their
house. And also to be used by the other residents of neighbouring estate without
compromising on their security. The facilities will be centrally located so that they
can equally accessible by all the area estate together with the major residential areas.
This will enable the school to be able to utilise the open grounds and major
recreational area for the sports field. Other facilities around the area include a small
commercial block and the chief’s camp and the meeting hall.
55
MAPS 2 Map 3.4: Phases of redevelopment
Source: Goole map, edited by Author 2010
4.3.4 Strengths of the plan
This plan makes use of phased rehabilitation and will use simple layout and making
use of this model is easy in almost all the aspects. This creates easy estate orientation
The third phase to be redeveloped
The fourth part to be rehabilited
The second phase to be rehabilitated
The last section to be rehabilitated.
The first part to be rehabilitated
N
First and last sections to be redeveloped
2nd section to be redeveloped
Fourth section to be redeveloped
Third section to be redeveloped
Source: Author 2010
56
and increases the navigability of the estate. The housing design will be favoured by
this layout. Flats will be able to accommodate more people and most preferred.
The presence of the buffer surrounding the estate provides control of negative effects
form the surrounding estates. This will also include the through traffic
4.3.5 Weaknesses of the plan
This is an ancient layout that badly fails in creation of lively and liveable spaces.
There is monotony created in the long streets. It favours the T and X junctions that are
not in designed for the motorists who may be compelled to speed up even when at
crossroads. This lay out is poor while creating a housing mix. Even other basic
housing typologies s detached units were to be used; a sense of place and uniqueness
of the layout may not be achieved. The recreation area takes after a block that is
difficult to create visually attractive and appropriate designs. This layout lacks a
discernable centre.
3.6 Emerging issues
The shape of the estate present an opportunity for many designs to be used as the area
is flat and can be adopted to match any of the designs that take a shape of rectangular
design this makes it easy tin the construction process because the designs are easy to
follow-through given the curvilinear design may not be the most applicable given that
the plot size is small and curves usually leave a lot of spaces unutilised making it
inappropriate for the sit for such designs.
The cul-de-sacs, grid layout and the curvilinear design can be intermixed favourably
to achieve variety and good taste of design.
It is noted that there is need to redevelop this estate to have a sense of place and
identity and that discourages trespass and enhances security. It is important to note
that good redevelopment may as is the case of Ziwani might need high integration so
that this will be a shift from the earlier types of planning where it was not allowed to
have mixed functions within the same area designed for a particular function. This is
57
going to maximise on the design standards and also be able to utilise all the space by
us of mixed use of various designs.
4.3.7 Preferred alternative: comprehensive redevelopment integrated model
This integrates the elements of models to achieve a desirable layout and housing
design. At the stretch for Gen Waruinge Street to the estates core, the grid pattern is
utilised. This lay out is favourable as the land is not much constrained by the shape.
Where the estate gets wide it can be able to accommodate a recreation facility like a
garden. Around the commercial centre are the community facilities which include
schools police post and religious facilities.
Recreation spaces are set at various spaces that each housing unit can access the some
open space .There is also on plot recreational spaces either located at the courtyard or
around the housing units. A buffer is put around the estate to keep away the noise that
and air pollution from the highly industrialising Eastleigh and the busy Waruinge
Street. Due to the limitations in space and the buffer has been made to have a short
stretches. It accommodates the flats, semidetached and detached houses.
This model is the preferred model because it is more realistic and can be able to
absorb the development of the future development of the estate and it is more
accommodative to the current modern designs and that it will not purely be residential
but will be integrated with other functions that supplement and are complementary
with the urbanist residential designs.
58
MAPS 3Map 2-1 a map showing the lay out of the preferred integrated comprehensive redevelopment plan Zdxvzxvxcb vcvbbn
Form right ,(clockwise)the region of ziwani showing the region to be redeveloped, the spatial plan of the redeveloped area, part to house middle income residents, flats for low income well planned houses,detatched houses, semidetached ,and the commercial area where there will be supermarkets, chain stores and the other retail businesses for the residents and the outsider.
The Ziwani Estate
PLATES 15Plate.4-3a Ziwani estate
PLATES 14Plate 4-3b: spatial plan of the redeveloped estate Plate 4-3c,middle income houses.
Plate4-3d.flats Plate4-3f, commercial centre of the redeveloped
Scale: 1:1200
Key
Source Author 2010
Source Author 2010
PULBLIC SPACES
COMMERCIAL
BUFFER
RESERVE
DEVELOVABLE AREA
59
4.3.8. Land use plan details
The project area is 50 acres .the land uses plan has been generated using the
evaluation of the provided physical plann9ing handbooks. Some percentage have
however been revised to fit in the case of Ziwani. The major changing factor is the
buffer zone which is not considered in the physical planning handbook and must be
provided for to control the air pollution and noise pollution from the nearby
crematorium and the busy Waruinge street as it goes to the busy ‘Capital of the
Somali’
4.3.9 Detailed action plans
A buffer is put to prevent the externalities form the city centre, Eastleigh area,
Pumwani, Gikomba market as was established during the research done in the area.
A. Noise from the passing vehicle especially heavy tracks carrying goods to the
highly vibrant area Eastleigh
B. Air pollution from the nearby crematorium and the numerous garages in the area.
C. Reduced security caused by the trespassers and the chang’aa brewing area which
has hiked cases of petty theft cases in the area.
In response to these problems a buffer zone has been provided all round the estate.
4.10 Housing
The plan will be of mixed housing layouts which will include semidetached units and
the detached units. it was established during the field study that the resident of the
Ziwani estate does not come form one employer and is therefore and gets it people for
the infinite population form the city. However it is clear that most of the residents are
low income earners of average income of about 10,000 per month. For this reason the
flat s will take the bigger percentage of the population as it provides cheaper housing.
More people will be accommodated s the space for such a function has been provided
for.
60
The detached and semidetached houses are important in achieving housing mix and
creating liveable areas for some middle and high income groups. These units will be
for some middle income groups and will provide necessary generation of reasonable
revenue.
4.11 Flats
The plan proposes the development of flats of above three floors. This means that the
houses will require lifts and will be able to accommodate many people. The densities
will be relatively high. The flat accommodated by the plan will be of 60 units and
above.
4.12 Semidetached housing
There will be semidetached house units at the western part of the project area. These
units will be laid out to cul-sac sections. There will be at least 40 semidetached units
accommodated by the plan.
4.13 Detached housing
The dethatched housing units as well as the semidetached ones will be sued to achieve
the intended housing mix but limited space there number should be low.
4.12 Commercial areas
The commercial points will be located at the entrances. There will be however a
commercial block that will serve as the central point around the community facilities.
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TABLES 7 Implementation Objectives and strategies
Source: Author 2010
Objectives
To create a functional estate with a sense if identity and secure living.
Provide the necessary infrastructure
To provide ultra basic services to the people.
To overcome the challenge of space availability and constrained Zones
To optimise the use of land
Strategies
• Utilizing the elements of design to cerate a functioning neighbourhood
• Making necessary linkages between the area and neighbourhood cohesion
enhancement.
• Setting proper waste management systems
• Creating equally accessible community facilities.
• Creation of a environmentally sound environs for the residents of the new Ziwani
estate
Programmes/projects
• Making available basic facilities like schools
• Commercial facilities accessible to all the people in the area.
• Strategically providing heath facilities and making the services available to the
people.
Creation of high density area. The plot coverage of 50%and plot ratio of 80%,giving more
emphasis to vertical development of flats
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4.13 Implementation schedules
4.14 Phasing
This will be one of the most challenging aspects of the redevelopment process. given
that the whole estate will have to be demolished. This report proposes phasing of the
implementation which will be phases as follows.
Stage one
v Formulation of the working plan
v Making the relevant negations with the authorities
v Community sensitisation
v Dividing the estate into action areas and the zones for phasing.
v Creation of makeshift structures for relocation for the first group affected byt
the project.
v Relocation of the people affected by first section of the development.
Time period 6 months
Stage two
v Demolition of the section one part
v Acquisition of the construction material
v Actualisation of the plan on the land.
v After the first constructions the make shift structures are no longer needed
Time period 1 yr.
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Stage three
v Resettling of the first group
v Moving the second affected people into the constructed flats
v Demolishing of the second section
v Developing the second section majorly of semi detached units.
v Period :1 and half yrs
Stage four
v Moving the third group
v Construction of the of the last part of the-single dwellings
v Undertaking beatification –trees planting, road remarking, creation of usable
spaces, project evaluation.
Time 1 and half yrs
4.15 Role of stakeholders in the implementation process.
The city council of Nairobi
This institution is empowered to by the local government act as well as the physical
planning act to control the development within its area of jurisdiction .to this effect
then the council will authorise the development pan for Ziwani and provide licence
for the same. The council will be the lead person in the monitoring of the and
implementation of the plan to make sure that it conforms to the standards. After the
development is completed the council will work together with other service providers
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to ensure proper functioning of the estate. The services to be offered by the city
copu8ncil will include .garbage collection and the maitnatinace of streets.
Service provision companies
These companies will help the ever failing services of the city council to provide
services they include: Nairobi water and Sewerage Company, the Kenya power and
lighting company, Telecommunications Company of Kenya, each company will
provide the services they are mandated by law to provide. Currently there are the
ongoing projects for the fibre optic networking. An opportunity is thus created at the
estate redevelopment for the excavation will not be done twice.
The area residents
The areas residents will be charged with the enormous responsibility of owning the
project and giving voluntary services in the creation of the implementation
framework. They also will work as labourers during the construction of the estate.
After the completion of the project beautification will be done jointly by the Kenya
Railways Corporation, the city council of Nairobi and jointly with the area residents.
The donor community
The project will be made open for the donor’s and non governmental organisations to
offer development ideas, monitor the development of the project art various levels and
offer financial assistance to the maintenance o the project.
4.16 costing
The project implementation cost may vary depending on the strength of the currency, the
manner of job tendering and also the political climate of the country; the following are the
cost estimates for the project.
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TABLES 8Table 4.6 costing and resource requirements.
Part of costing Particulars Estimates
Plan authorisation Council authorization 50,000
Environmental impacts
assessment charges
200,000
Relocation cost Construction of makeshift
structures
1.5 million
Demolition cost 1 million
Material cost Stones and cement 8 million
Roofing and steels 12 million
Transportation cost 2 million
Labour cost for the professionals and
casual labourers
Professionals
casuals
4 million
8 million
Flats: exitimates of one unit Cost 60 flats 200,000,000
Semidetached units 1 unit Cost for 40 75,000,000
Roads/infrastructure 15,000,000
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Tree planting and beautification 3,000,000
Miscellaneous 2,000,000
Total (approximate cost) 350,000,000
Source: Author 2010
CHAPTER FIVE
MONITORING AND EVALUATION
5.0 overview
The redevelopment process actually goes beyond the construction of the project and
the resettlement of the people into the made housing units. It is important to
appreciate the role of the monitoring of the project after its completion. The
evaluation of the project success and failures can be evaluated by certain indicators by
looking at the expected out put and on various neighbourhood planning dimensions.
TABLES 9 Table 5.1 Indicators of project success
Planning dimension Expected output indicators
Environment pollution. Controlled pollution
Proper waste management
(solid and liquid waste.
Variety of green spaces.
A function a buffer
Between the estate and the
other action areas.
Availability of tree planting
Better waste management
strategies
Housing Good design
Accessibility
High populace
accommodation
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Facilities provision
Water and sanitation
Privacy assurance
Good housing design
Well integrated residential
estates.
Infrastructure Sufficient water provision
Well connected power
Functioning sewerage system
Good usable roads
Well defined roads
Well defined pedestrian path
Clear cyclist lanes
Security Functional estate entrances
Improved security
Controlled movement of
people
police post
Social dimension A coherent social society Community hall social
groupings
Aesthetics Good and clear organisation
of space
Good housing mix and
functional linkages
Economic Well maintained estate Generate revenue for the city
council
Health dimension A healthy environment Proper solid waste
management
Availability of health
facilities
Controlled air and noise
prolusion from the passing
vehicles.
Source: Author 201
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Stages of monitoring and evaluation
Monitoring and evaluation of the project will be done at various stages in the
redevelopment of the state. The fist stage will be at site inspection, while planning to
layout the developments. This will be important in ensuring that from the start, the
project fully conforms to the standards of planning and starts as planned.
The other stages of monitoring will be within the development process. Here the
council will check that environmental management plan and the extent to which the
development follows the plan. Monitoring will continue to the end of the
development.
Monitoring helps the planner and the developer in making necessary changes in case
there a change of circumstance-for instance, the plan may conflict with another plan
on Ziwani proposing that Ziwani be extended to take Gikomba estate area. With
consultation with the council, appropriate decisions may be made.
After the construction, an estate management plan will be used to see that the running
of the estate is consistent and that the estate remains remains clean and well provided
with services.
5.4 Implementation guideline.
The implementation of the plan will be coordinated with proper relations created
between the residents and the management authorities. Important elements for
implementation and settlement of the residents include:
1. There will be registration of residents before moving, demolition, and
reconstruction of the estate can begin. This will make sure that those that occupy the
estate gets places to live before the other parts can be rented out.
2. A resident participation plan will be created. This will involve the willing resident
in the redevelopment activity. It will also create an opportunity for residents to own
the new developed estate.
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3. A settlement plan will be made in respect to the set phasing of development. The
fist part to be developed will have people moved and temporarily settled at the
expansive railway reserve
4. Since the estate is gated, security arrangements will be made so that the managing
Authority,i.e the city council can have security personnel that will be monitoring in
and out movement of residents
5. The rent to be set for the currently residing persons will be maintained so that this
does not displace people. For the bigger remaining part, new rents will be set and
charged taking into account the development cost recovery plan.
6. There will be encouraged formation of community groups that would work towards
fostering security, and increasing community cohesion where the needy can easily be
identified and helped.
5.4.1 Site and environmental management plan
In order to counter the negative effects on the environment brought about by this
project, an environmental plan is needed in order to compact the effects. The details
of the plan include the specific environmental challenges, the action to be taken to
curb theses effects and the actors to be protected will be the health of the residents,
workers and the people in the neighbouring estates.
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Table 5.2 site and environmental plan
Environmental challenge Action /measures actors
Destruction of vegetation
and ground cover
Tree planting
Grass planting
Landscaping
City council of Nairobi
Residents
Soil erosion and water
pollution
Building of water drains
Avoid use of chemicals on
the soil
Safeguarding designated
open spaces.
City council of Nairobi
Dust pollution Hoarding at development
Ensuring that working when
protected by the construction
gears eg dust musk’s
The city council of Nairobi
Contractors
Residents of Ziwani
Noise pollution Hording at developments Construction team
Solid waste management Proper disposal and
excavation of soil
City council of Nairobi
Source: Author 2010
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Conclusion and recommendations
Redeveloped Residential Neighbourhoods should offer a creative, well-developed
Concept that allows residents an opportunity to experience a unique living
environment, not currently offered in other residential developments. A redeveloped
residential estate should therefore provide for a mix of different housing types and
allow developers the flexibility to provide for diverse housing types within one
development without sacrificing the existing image and character of the surrounding
area. Hence offer residents of different housing types an opportunity to interact with
one another on the same sidewalks, public open spaces, parks, and community
buildings. Equally important, while offering a variety of housing types, is large
enough not to adversely impact adjacent existing residential developments.
Nevertheless a minimum of three dwelling types is necessary to assure diversity while
making use of a variety of architectural styles and layouts, including dwellings with
front porches or stoops. The perimeter of the residential Neighbourhoods should be
sensitive to existing developed residential properties.
The redevelopment of Ziwani is an example of urban regeneration. It has purposely
designed to solve neighbourhood challenges especially in an area that is so
strategically located near the heart of a city like Ziwani. Most of the areas that suffer
these challenges are inner areas which are found in many major urban settlements
with the main problem of neglect being majorly in the third countries. It is therefore
important to note that while this plan is particularly designed for Ziwani estate it is a
city model for the neighbourhoods and can be applied in and similar circumstances.
The success of the plan is indeed a combination of various efforts .these must be joint
efforts and will by the project owners that is the city council of Nairobi and other
development partners and the residents who are the major beneficiaries of the project.
It is important to mention at this point in time that Ziwani estate lies in the
metropolitan area of Nairobi. At present there lacks a comprehensive plan that gives
direction to a bigger framework to guide the development of Nairobi for the Nairobi
metropolitan growth strategy is archaic .of much importance now is to make
metropolitan plan, with the guideline s that all the development within the city must
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conform to. This will be a key in achieving vision 2030 that aims at making Kenya a
middle income country and globally competitive nation.(I’m a bit cynical)
As the challenges of Ziwani takes after the challenges faced by many similar estates
within Nairobi. This plan therefore recommends that these ideas of neighbourhood
development be borrowed form this plan and tested for other areas, this will among
other things work towards harmonising development within Nairobi city.
AREAS FOR FURTHER RESEARCH
commercial area planning as Ziwani estate is near the CBD of Kenya’s capital as to
the possibilities of Ziwani becoming Incorporated as part of, the CBD given the trend
in the growth of the city on Narobi.street planning is also part of an area that needs to
be planned as Ziwani the streets are at there worst ways to improve this situation will
be a welcome idea.
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BIBLIOGRAPHY
1) Emig, Soren and Ismail, Zahir (1980), Notes on the Urban Planning of Nairobi, Copenhagen: School of Architecture, Royal Academy of Arts. 2) Kenya, Republic of, Local Government Act, cap 265, Nairobi, Government Printers. 3) Kenya, Republic of (1986) Public Health Act, cap 242, Nairobi, Government Printers. 4) Kenya, Republic of (1996), Physical Planning Act, cap 286, Nairobi, Government Printer. 5) Kenya, Republic of (1992), Physical Planning Handbook (Draft Proposal),Nairobi: Department of Physical Planning, Ministry of Lands and Settlement. 6) Kenya, Republic of (1998), Aerial Photograph of the city of Nairobi, Nairobi: Survey-of-Kenya. 7)Kenya, Republic of (1994), 1989 Population and Housing Census, Volume I, Population Distribution by Administrative Areas and Urban Centres,Nairobi: Central Bureau of 5tatistics/Ministry of Finance and Planning.
8)Kenya, Republic of (2001), 1999 Population and Housing Census, Volume 1, Population Distribution by Administrative Areas and Urban Centres, Nairobi Central Bureau of Statistics/Ministry of Finance and Planning 9)King’oriah, George K. (1980), Policy Impacts on Urban Land use patterns in Nairobi: Kenya 1899-1979 Unpublished PhD thesis, Terre Hante: School of Graduate Studies, Indiana State University. 10) Mazingira Institute (1993), The Information presented on various aspects of the city of Nairobi in graphs, charts and maps. Paper presented to Nairobi City Convention, 27-29 July, Charter Hall, Nairobi,Kenya. 11) Ministry of Lands and Housing, (2004), Sessional Paper No.3 on National Housing-Policy-for-Kenya.Nairobi. 12) Ministry of Lands and Housing, Sessional Paper No.6 on Environment and Development.Nairobi. 13) Minutes from volume two of Nairobi Staff Quarters Ziwani Housing Estate, 1978 17) Minutes from volume eight of Nairobi Staff Quarters Ziwani Housing Estate, 2005 14) Minutes from volume nine of Nairobi Staff Quarters Ziwani Housing Estate, 2006 15) Muchiri D. Thiong’o (1984), Towards a Renewal Model for Eastlands, Nairobi: A case Study of Shauri Moyo, Nairobi: Unpublished M.A. Thesis, University of Nairobi 16) Mugenda 0. M and Mugenda A.G. (1999), Research Methods: Quantitative and
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Qualitative Approaches, Nairobi: Acts Press. 17) Mwaura, A.M, 2002, A framework for urban renewal in a low income residential Neighborhood, A case of Kaloleni, makongeni and mbotela, Nairobi, MA thesis, UoN,Nairobi. 18)Needleman, M.J (1965): Economics of Housing, Washington Dc. 19) Obudho, R. A. and Aduwo, G.0 (1992): The nature of the urbanization process and urbanism in the city of Nairobi, African Urban Quarterly Vol. 7 No.1 & 2: 50-62
20) Payne G: Low Income Housing in the Developing Countries. The role of site and service and settlement upgrading schemes, Nairobi, 1987, page 14. 21) Rourke P: An assessment of National Housing needs and affordability in Kenya, WashingtonDc,1984. 22) Shihembetsa, Laban U. (1995), User-needs in Urban Low-income Housing: Towards A Framework for Creating User Responsive Environments In Nairobi, Kenya. Newcastle upon Tyne: Unpublished PhD thesis, University of Newcastle Upon-Tyne. 23) Shihembetsa, Laban U. and Gatabaki- Kamau R. (1997), Localizing Agenda 21: Action Planning for Sustainable Urban Development, A study on Revitalization of Municipal Council of Nakuru Rental Housing, Nairobi: HABRI, University of Nairobi. 24) Syagga, P. M. and Kiamba, J. M. (1992), “Housing the Urban Poor: A Case Study of Pumwani, Kibera and Dandora Estates in the City of Nairobi, Kenya”, African Urban Quarterly, Vol. 7 No.1 & 2, February and May 1982 25) UNCHS (Habitat) (1984a), Community Participation in the Execution of Low- income Housing Projects, Nairobi: UNCHS (Habitat). 30)UNCHS (Habitat) (1987); Housing Policy for Developing Countries, Nairobi. 26) UNCHS (Habitat) (1 992a), Global Strategy For Shelter To The Year 2000: GSS InAction,Nairobi:UNCHS(Habitat) 27) UNCHS (Habitat) (2000), Towards a Participatory Urban Decision Making Process, Nairobi: UNCHS (Habitat).
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Appendixes
UNIVERSITY OF NAIROBI DEPARTMENT OF URBAN AND REGIONAL PLANNING BA [PLANNING] RESEARCH PROJECT IN ZIWANI ESTATE Declaration; this information is confidential and will be used for academic purposes only.
Date of interview…………………………………………….. Questionnaire number……………………………………………………
House hold questionnaires
Part (A): Respondents background information
1 (A)Name…………………………………………………(b)Gender…........(c)Status……………………………(d)Age……………..
(e)Religion……………………… (f)Employment statu(i)Formal…………………………..
(ii)Informal…………………………. (g)salary/income status (i)below 5000(ii)5,500-10,500(iii)10,600-14,500(iv)above 15,000
Part B Housing facilities/existing situation
2a) how many rooms do you occupy?
i)single room…………ii)two rooms…………iii)three rooms…………..iv)more than three rooms……………………..
(b) how many are you in your family? (i)1-3…………….(ii)4-6……………(iii)7-10………………(iv)above 10……………
(c)what is the nature of sanitation facilities (bathroom/toilets)(i)individual…………….(ii)communal…….. …..
(d)If communal, how many families per bathroom/toilet?............................................................................
(e)Does your house have water connection? Yes……………………… no……………………..
(f) if no where do you get your water for daily activities?buy from water vendors………….. (ii) Boreholes……………(iii)tapped water from the city council…………….(iv) Others(specify)………………………..
(g)do you have electricity connection?yes…………………..no………………
(h)if no, what is your source of energy?(i)kerosene……..(ii)charcoal………(iii)gas………(iv)others specify……….
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(i)do you think this house is well ventilated?yes……….no…………
(j)are there provision of footpaths/non motorized transport?yes…………no………………
(k)if no how do you access your house………………………….
(l)how do you dispose your solid waste materials?
(i)burying…………(ii)burning…………..(iii)garbage collection services……………..(iv)others(specify)………………….
What is the condition of the following?
Description of item Very good good bad Very bad Floor Wall Windows Cross ventilation Ceiling roofing Electrical wiring Water points/pipes
Sewer system
(n)in general, what is the condition of your house?(i)poor……..(ii)fair……...(iii)moderate……...(iv)good…….
(o) who meets the cost of minor repairs in the estate?
(i) Occupier of the house……………….(ii)Kenya railways corporation..……………(iii)others (specify)…………
(p)if occupier does the kenya railway corporation refund the person(i)yes………………..(ii)no..………………..
(q)are there any welfare association to tackle housing problems?(i)yes………………….no…………..
(r)if yes, are you a member(i)yes………………………………………………..(ii)no…………….……………………………………….
(s)if no why are you not a member?......................................................................................................
(t)how far are the community facilities and what are their condition/adequency?
(i)very good (ii)good (iii)fair (iv)bad (v)very bad
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(u)how do you use the open space around you?(i)resting place……….(ii)dumping site……….(iii)others…..…..
condition adequency
less than 200m 200m-500m 600m-1km more than a Km 1 2 3 4 5 1 2 3 4 5nursery schoolprimary schoolreligious facilitiessocial hallhospitalsshopping facilitiesmarketpolice station
community facilities
distance
How do you rate the following infrastructure facilities?
Infrastructure materials Very poor poor fair Good Sewerage facilities Storm water drainage Access roads/footpath Solid waste management
How satisfied are you by the adequacy/condition of these facilities?
grass, flower, trees, fencesolid waste managementpedestrian pathstreet/security lights to your unit/estate piping water supply to your unit estatesewer lineelectricity to your unitstorm water drainagefire fighting facilities
facilities adequency condition
(x)How long have you been living here(i)≤than 5yrs….(ii)10-15yrs..….(iii)16-20…….(iv)≥20yrs………
(y)Have been living here since you moved to Nairobi? Yes……no………
(i)Rural area……..(ii)estate within Nairobi(name)……….(iii)other specify…………
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(a)why did you move here?(i)low rate paid…..(ii)the estate is near town…….(iii)others(specify) housing challenges possible causes
overcrowding(living more than 3 in a room)
physical condition of a housing unit(cracks in the wall, portholes in the floor, worn out roofs anding system etc ceilings, poor light)condition of sanitary facilities(few toilets and bathrooms compared to numbers of residents, inadequate water supply, impared sewerage improper waste disposal(scattered papers, heaps of garbage next to residential units)
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