UNIVERSITY OF NAIROBISCHOOL OF THE BUILT ENVIRONMENT

DEPARTMENT OF REAL ESTATE AND CONSTRUCTION MANAGEMENT

AN INVESTIGATION INTO THE GROWTH OF MIXED USE DEVELOPMENTS IN URBAN AREAS: CASE STUDY NAIROBI COUNTY

BYMUTEA MARX MUTUMA

B66/53600/2012

A project submitted in partial fulfillment for the award of the Degree of Bachelor of Quantity Surveying in the Department of Real Estate and Construction Management.

OCTOBER 2016

DECLARATION

DECLARATION BY THE CANDIDATE

I MUTEA MARX MUTUMA do hereby declare that this research project is my own original

work and has not been presented to any other university or Institution for academic purposes.

Signed: ____________________________________ Date: _____________________

MUTEA MARX MUTUMA

DECLARATION BY SUPERVISORS

This research project has been submitted for examination with my approval as the University

supervisor.

Signed: ___________________________________ Date: _________________________

Dr. Isabella Njeri Wachira-Towey

Senior Lecturer

B.A (Building Econ.) Hons, PhD (Const. Mgmt), FIQSK, FICPMK

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Signed: ___________________________________ Date: _________________________

Mr. Kennedy Mwendwa

B.A. (Building Economics), CIQSK, MICPMK

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DEDICATION

To my parents Kagwiria and Mutea who have sacrificed their resources to make me whom I am

today.

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ACKNOWLEDGEMENT

I do sincerely appreciate the guidance and constructive suggestions of Qs. Kennedy Mwendwa

without which this project could not have been a success.

I would also like to thank the teaching staff in the department whose comments, reviews and

suggestions from seminars helped me improve this project.

I also wish to extend my appreciation to my classmates for their constructive criticism and for

any additional efforts that led to the improvement of this report.

Above all, I would like to express gratitude to God for His grace that has seen me through thus

far.

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ABSTRACT

The purpose of this study was to assess the role of mixed use developments in the growth of

sustainable urban areas. Mixed use developments refer to a combination of residential,

commercial and recreational centres located in close proximity and connected to each other to

provide a live, work and play environment. The objective of the study was to find out the zoning

policies and how they affect the growth of mixed use developments, the effect of these

developments on their surrounding environment and the challenges facing their implementation.

Literature review was done in the second chapter. Here, the concept of mixed use development

was expounded upon, from the definition, history up to the present day application. The various

principles applied in the development of these projects were sampled at length. Data was then

collected from the respondents in form of questionnaires and interviews. The study target

population was the residents, developers and planners. From the findings, it was established that

there was need for revision of single use zoning policies that are currently being used to cater for

the mixing of land uses exhibited by mixed use developments. Various challenges facing mixed

use developments were also evaluated and effects of these projects on their social, economic and

environmental surroundings, also analysed. Finally, the study recommends further research to be

carried out on transit oriented developments as their principles are somewhat similar to those of

mixed use developments.

TABLE OF CONTENTS

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

ACKNOWLEDGEMENT............................................................................................................v

ABSTRACT..................................................................................................................................vi

TABLE OF CONTENTS............................................................................................................vii

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

LIST OF FIGURES....................................................................................................................xiii

LIST OF ACRONYMS..............................................................................................................xiv

CHAPTER ONE............................................................................................................................1

INTRODUCTION.........................................................................................................................1

1.1 Background of the Study...................................................................................................1

1.2 Statement of the Problem..................................................................................................3

1.3 Objectives of the Study.....................................................................................................4

1.4 Research Questions...........................................................................................................5

1.5 Research Hypothesis.........................................................................................................5

1.6 Significance and Justification of the Study.......................................................................5

1.7 Scope of the Study............................................................................................................6

1.8 Research Methodology.....................................................................................................6

1.9 Definition of Key Operational Terms...............................................................................6

1.10 Organization of the study..............................................................................................7

CHAPTER TWO...........................................................................................................................8

LITERATURE REVIEW.............................................................................................................8

2.1 Definition..........................................................................................................................8

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2.2 Types of mixed use developments....................................................................................9

2.3 History of mixed use developments................................................................................11

2.4 Principles of mixed used developments..........................................................................13

2.4.1 Compact development.............................................................................................13

2.4.2 Physical and functional interconnectivity................................................................13

2.4.3 Combination of uses................................................................................................14

2.4.5 Ample parking.........................................................................................................14

2.4.6 External access.........................................................................................................15

2.4.7 Creation and protection of public spaces.................................................................15

2.5 Factors favоuring the growth of mixed use developments.............................................15

2.5.1 Land use intensity....................................................................................................15

2.5.2 Availability of capital..............................................................................................16

2.5.3 Higher income levels and increased leisure time....................................................16

2.5.4 Increasing land prices..............................................................................................16

2.5.5 Change in demographics..........................................................................................16

2.5.6 Traffic congestion....................................................................................................17

2.5.7 Monotony of single use developments....................................................................17

2.6 Benefits of mixed use developments..............................................................................17

2.6.1 Economic benefits...................................................................................................17

2.6.2 Social benefits..........................................................................................................18

2.6.3 Environmental benefits............................................................................................18

2.6.4 Summary of the benefits of mixed use developments.............................................19

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2.7 Challenges in implementation.........................................................................................20

2.7.1 Several professionals involved/ conflicts between different users..........................20

2.7.2 High development costs...........................................................................................20

2.7.3 Land use separation.................................................................................................21

2.7.4 Complex planning....................................................................................................21

2.7.5 Inadequate knowledge.............................................................................................21

2.7.6 Parking.....................................................................................................................21

2.8 Comparison between single use development and mixed use developments.................22

2.8 Legal framework.............................................................................................................24

2.8.1 Physical Planning Act..............................................................................................24

2.8.2 The Local Government Act (Cap 265)....................................................................24

2.8.3 Urban Areas and Cities Act.....................................................................................24

2.8.4 Environmental Management and Coordination Act................................................25

2.9 Summary and Conclusion...............................................................................................25

CHAPTER THREE.....................................................................................................................27

RESEARCH METHODOLOGY...............................................................................................27

3.1 Introduction.....................................................................................................................27

3.2 The Study Area...............................................................................................................27

3.2.1 Geographical Position and Size...............................................................................27

3.2.2 Characteristics of Nairobi County...........................................................................27

3.3 Research Design..............................................................................................................29

3.4 Study Population.............................................................................................................29

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3.5 Sampling Methods..........................................................................................................29

3.6 Sample size.....................................................................................................................30

3.7 Data Collection Instruments............................................................................................31

3.7.1 Questionnaires.........................................................................................................31

3.7.2 Visual interviews and observations.........................................................................31

3.8 Data Analysis and Presentation Technique.....................................................................32

CHAPTER FOUR.......................................................................................................................33

DATA PRESENTATION AND ANALYSIS.............................................................................33

4.1 Introduction.....................................................................................................................33

4.2 Response from the sample population............................................................................33

4.3 General information........................................................................................................34

4.4 Factors influencing the growth of mixed use developments...........................................36

4.5 Zoning policies................................................................................................................40

4.6 Effects of mixed use developments................................................................................43

4.7 Challenges faced in implementation of the projects.......................................................44

4.8 Problems encountered in the field...................................................................................46

CHAPTER FIVE.........................................................................................................................47

SUMMARY OF FINDINGS, CONCLUSION AND RECOMMENDATIONS....................47

5.1 Introduction.....................................................................................................................47

5.2 Summary of findings.......................................................................................................47

5.3 Conclusion......................................................................................................................49

5.4 Recommendations...........................................................................................................49

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5.5 Suggested area for further study.....................................................................................50

REFERENCES............................................................................................................................51

APPENDIX I: QUESTIONNAIRE TO RESIDENTS.............................................................55

APPENDIX II: QUESTIONNAIRE TO DEVELOPERS.......................................................59

APPENDIX III: QUESTIONNAIRE TO PLANNERS...........................................................62

APPENDIX IV: DEVELOPMENT GUIDELINES FOR ZONES 12, 13, AND 17...............66

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LIST OF TABLES

Table 2.1 Comparison between single use development project and mixed use

Development project ……………………………………………………….22

Table 4.2.1 Rate of response…………………………………………………………….33

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LIST OF FIGURES

Figure 2.1 An illustration of vertical mixed use and horizontal mixed use…..10

Figure 2.2 An illustration of a mixed use development walkable area………..11

Figure 2.3 Benefits of mixed use developments…………………………….........19

Figure 3.1 Map of Nairobi………………………………………………………..28

Figure 4.1 Mixed use development awareness…………………………………....34

Figure 4.2 Choice of residence………………………………………………….35

Figure 4.3 Land use distribution………………………………………………….36

Figure 4.4 Principles of Mixed Use Developments………………………………37

Figure 4.5 Rate of growth of mixed use developments………………………….38

Figure 4.6 Factors influencing the growth of mixed use developments…………39

Figure 4.7 Zoning regions awareness……………………………………………..40

Figure 4.8 Revision of zoning policies……………………………………………41

Figure 4.9 Vision 2030 Status…………………………………………………….42

Figure 4.10 Effects of mixed use developments…………………………………...43

Figure 4.11 Challenges faced in implementation of the projects………………......44

Figure 4.12 Promoting growth of mixed use developments……………………….45

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LIST OF ACRONYMS

MUD Mixed Use Development

ULI Urban Land Institute

EMCA Environmental Management and Coordination Act

NEMA National Environmental Management Authority

NGO Non Governmental Organization

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CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Simply put, “mixed use” refers to developing structures and communities that have a mixture of

residential, business and retail uses. A mixed use development includes several different uses

that work together and share infrastructure, utilities, and public amenities. It is of typically

higher population density than a single use development. A mixed use development also seeks to

create pedestrian friendly environments with a variety of uses that enable people to live, work,

play, and shop in one place. (Schwanke et al., 2003)

The first models of mixed use developments date back to the ancient towns, most notably those

of England, Rome, Italy, France and Greece. These towns were shaped by two major elements.

The first was the cities need for defence (Schwanke et al., 2003). To adequately defend the city it

was necessary to surround it with a protective exterior wall. The city was limited in size because

it was far more difficult to defend a wall with a large circumference. The city size was purposely

kept to a minimum for these reasons. As a result ancient cities were compact and it was

necessary to have relatively high densities.

The second, more significant, feature that kept cities compact until around 1800 was the limited

nature of transport. Towns were oriented towards pedestrians as walking was the dominant mode

of transport (Short, 1984).

This historical mixed-used pattern of development declined during industrialization in favor of

large-scale separation of manufacturing and residences in single-function buildings. This period

saw migration of people from rural areas to cities drawn by work in factories and the associated

businesses that grew up around them. These influxes of new workers needed to be

accommodated and many new urban districts arose at this time with domestic housing being their

primary function. Thus began a separating out of land uses that previously had occurred in the

same spaces. Furthermore, many factories produced substantial pollution of various kinds.

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Distance was required to minimize adverse impacts from noise, dirt, noxious fumes and

dangerous substances. Even so, at this time, most industrialized cities were of a size that allowed

people to walk between the different areas of the city. (Coupland 1997)

As the population grew, local governments began to mandate segregation of uses – for the health

and welfare of its citizens with zoning being used as a method to control development.

Continuous review of zoning laws has seen these mixed use developments be imparted with

some degree of organization which led to well defined mixed used development models.

There are different types of mixed use developments. Firstly, there is the vertical mixed-use

which combines different uses within the same building. It provides for more public uses on the

lower floor such as retail shops, restaurants, of commercial businesses. The upper floors are set

aside for more private uses such as residential units, hotel rooms, or office space.

There also exists a horizontal mixed-use which comprises of single-use buildings within a

mixed-use zone, which allows for a range of land uses in a single development project. It

provides for a variety of complementary and integrated uses that are walkable and within a given

neighborhood, or development project. (Speck 2014)

A larger form of mixed use involves a mixed use centre. This consists of several buildings with

each building providing accommodation to a different use. The facilities are within walking

distance in this case. Mixed use developments may also take course along major transit corridors

as commercial and residential facilities are created along the corridors.

The grоwth in mixed use developments can be attributed to several factors such as changes in

demography, the need to reduce congestion, provision of adequate housing and the feeling of a

sense of belonging. Mixed use developments generally increase convenience with regard to

transport and easy access of social amenities.

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1.2 Statement of the Problem

Numerous mixed-use developments are coming up Kenya with several in Nairobi County. It has

become a growing trend in the construction industry with more so with construction activities

near urban areas. Some of these developments include Two Rivers, Garden City and The Hub.

The neighbouring Kiambu County is home to other finished and upcoming developments such as

Tatu City, Fourways Junction and Thika Mixed Use Development. Other areas have not been left

out with projects such as Crystal Rivers and the Greenwood Park being undertaken in Machakos

and Meru Counties respectively.

This is a trend that is gaining popularity at a fast rate as stated in Knight Frank’s Global Cities

Report (2015). The live-work-play mode of lifestyle is growing in popularity in major cities and

as a result more integrated developments offering commercial, residential and recreational

facilities are coming up. The demand for the situation of a variety of amenities in close proximity

can thus be viewed as a main driver to the establishment and grоwth of these projects.

Zoning policies have usually advocated for the separation of land uses (single use zoning). Land-

use zoning policies as evidenced in the American, Canadian and Australian context have focused

on single-use functions to the point that mixed-use developments used to occur at low levels

(Grant 2002). This has also been the case in Kenya for a long time. Grant continues to state that

in most cases mixed-use happened by default and was not prompted by zoning regulations. It

may be therefore assumed that there is no clear legislative framework that solely governs the

construction of mixed use development projects.

Mixed-use developments can be viewed used as a response to relieve transportation problems

and to address increased population density issues. The concept may thus be labeled as

sustainable. A common misconception has been that since mixed use developments maximize

land use, they are the best way of urban development. This however is not the case as stated by

Gentin (2009). These developments must be well planned with various factors being considered

other than just the mixing of uses, which seems to be the main reason spurring their growth.

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There is need to establish whether these projects will or have met their objectives and their role

in ensuring sustainable development. There are three dimensions to sustainable development:

economic, social and environmental all which mixed used developments should aim to fulfill.

However, creating these types of developments has proven to be one of the most demanding real

estate projects to bring together. (Wardner 2013)

According to Omwenga (2010) the housing supply is a low 35,000 units per year compared to a

high demand of 150,000 units per year. The prolonged housing shortage has led to the

proliferation of unplanned and informal urban settlements. About 60 to 80 percent of Kenya's

urban population lives in slums. (IRIN, 2013) Mixed use developments consist of residential

facilities and may be seen as a tool to curb the housing shortage. However, concerns may arise as

to the affordability of the housing provided with regard to the majority of the population in

Kenya who fall in the low income earners category.

This study shall focus on the main factors that have led to the adoption of the mixed use

development model. Various conclusions will then be drawn to find out whether mixed use

developments are play a role in ensuring sustainable development.

1.3 Objectives of the Study

a) To determine the existing legislative policies involved in the development of mixed use

projects

b) To identify the reasons causing growth of mixed use development projects in Nairobi

County.

c) To identify the effects of mixed use developments on the surrounding environment.

d) To find out the challenges faced in implementation of mixed use development projects in

Nairobi County.

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1.4 Research Questions

a) Are there specific zoning laws and policies to regulate mixed use development projects?

b) What are the main reasons causing the growth of mixed use developments?

c) What are the effects of mixed use developments in their neighbourhoods?

d) What are the main challenges encountered in implementation of these projects?

1.5 Research Hypothesis

Alternative hypothesis: Mixed use developments models are sustainable developments

environmentally, socially and economically.

Null hypothesis: The mixed use development model is not a sustainable mode of development.

1.6 Significance and Justification of the Study

Several mixed use developments are coming up in Nairobi County. The concept of mixed use

developments is relatively new in the Kenyan market with most projects having kicked off at

around 2011. There is thus need to establish whether these projects are a better way of solving

some of the challenges such as rapid urbanization, urban sprawl and supply for adequate

housing. These challenges mostly epitomize the problems which most urban areas are facing.

This study will be beneficial to the government as it will give an insight on how mixed use

developments can help attain Vision 2030 goals. Potential investors, financiers, developers may

find this information useful and enable to make more sound decisions with regard to investment

into various projects. The locals neighbouring areas these mixed use development projects will

also be able to appreciate the benefits of these projects on their economical, social and

environmental aspects of life. Challenges encountered in implementation of these projects will

also be identified and the people can be able to derive various measures on how to combat them.

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1.7 Scope of the Study

The study will cover the geographical location of Nairobi, with emphasis on areas in which

mixed use developments are located. The study will be limited to Nairobi County since it hosts

most of the ongoing and completed mixed use development projects.

The respondents in this case will be the developers, the planning authorities, and the residents.

1.8 Research Methodology

The methodology to be adopted will be influenced by the study objectives. Data collection will

be through questionnaires and interviews administered to the respondents. The respondents in

this case will comprise of developers of the mixed use developments and the prospective buyers

or tenants. Once the data is collected it will be analyzed using appropriate statistical tools to

arrive at the conclusions and recommendations of the study.

Stratified random sampling will also be administered whereby the target population will be

divided into mutually exclusive groups and random samples selected from each group.

1.9 Definition of Key Operational Terms

Mixed-use development: a development that combines two or more types of land use into a

building or set of buildings that are functionally integrating and mutually supporting

Single use development: a development that has one single land use in a particular site

Transit corridor: an area that is defined by one or more modes of transportation like highways,

railroads or public transit in close proximity to mixed use development zones

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Sustainable development: ‘development that meets the needs of the present without

compromising the needs of future generations to meet their own future needs’

1.10 Organization of the study

Chapter one is the introductory chapter. It provides a brief introduction of the subject regarding

the research. It also contains the statement of the problem, objectives of the study, significance of

the study and definition of key operational terms.

The second chapter contains a review of literature. This is obtained from secondary sources and

includes definition of mixed use developments and the history of mixed use developments. It

also contains the principles applied in mixed use development projects, factors favouring the

growth of these projects and the benefits of the projects. Legal aspects related to mixed use

developments are also discussed here.

The third chapter deals with the research methodology. It contains the research design, methods

of data collection, the study area and the method of data sampling.

Chapter four deals with data analysis and presentation. It contains the responses made by the

respondents regarding the questions asked. Data presentation is in charts, tables and graphs.

Chapter five contains a summary the findings, conclusions and recommendations drawn from the

data analysed. Areas for further studies are also suggested.

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CHAPTER TWO

LITERATURE REVIEW

2.1 Definition

A mixed-use development is a real estate project with a well planned combination of retail,

office, residential, hotel, recreation or other functions. It is pedеstrian-oriеnted and contains

elements of a live-work-play environment. It maximizes space usage, has amenities and

architectural expression and tends to curb traffic and sprawl. (Niemira, 2007)

The most widely referenced definition is that of the Urban Land Institute (ULI) of the USA,

which a mixed use development consisting of three or more significant revenue producing uses

that are mutually related and supporting, with significant physical and functional integration of

project components, all developed in conformance with a comprehensive plan. (Schwanke et al

2003) Upon review, the ULI’s definition of mixed use seems somewhat dated. The definition

was first conceived in 1976, a timе whеn large-scale mixed use developments were used as a tool

for urban rеvitalization in the United States (Miller and Miller, 2003). This illustrates that the

development trends of the time play an important role in the how mixed use developments are

perceived.

The Planning Portal of the United Kingdom describes mixed use developments with regard to the

of mixing of land uses. The development is viewed as a provision of a mix of complеmentary

uses, such as residential, community and leisure uses, on a site or within a particular area.

(Planning Portal, 2009)

Mixed use development comprises of a single building or site that includes three or more uses

such as residential, hotel, commercial, industrial, entertainment, education, medical or recreation

according to the Propеrty Council of Australia (PCA). In terms of scalе, the PCA states that

mixed use takes place in the form of a building or sitе. (McDonald, 2008)

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Mixed use development as defined by Healthy Places & Spaces Australia (2009) is the practice

of allowing more than one type of use in a building or set of buildings. This allows for different,

but compatible and interdependent land uses located on the same or nearby sites to mutual

benefit.

Mixed-use development at first seems like a relatively straightforward concept. Intuitivеly, it

suggests real estate development that combines mоre than one land use. However, further

scrutiny reveals that the term’s apparent simplicity masks a tremendоus amount of underlying

complexity. Does the word “mixed” imply a certain level of integration or degree of

cоmpatibility among uses? Does the manner in which the different uses are combined, i.e.

vertically in a single building or horizontally in multiple buildings on a single site, matter? Dоes

the geоgraphic scale of a project matter? Is a certain intensity of uses required for a project to be

considered mixed use? These are all questions that must be answered if the concept is to be

consistently understood and advanced. (Herndоn 2011)

Mixed use in simple terms, is the mixing of land uses in close proximity. Just under the surface,

however, is a concept that is susceptible to interpretation and therefore substantially complex.

Implications of density, type of mix, amount of mix, and scale and are all for the individual

consumer and or the developer to decide. Tо have a definition that is universally agreed upon

would be ideal, but very difficult if not impossible tо attain. It is in this view that experts and

academics push for a more specific definition both for research purposes and also with the goal

of reducing the chances of the concept being tarnished by failed projects which don’t actually

embody the key principles of mixed-use development (Popovec, 2006).

2.2 Types of mixed use developments

Mixed use developments can take various forms. The first one is the vertical mixed use in

buildings. This combines different uses in the same building structure in a distinct vertical

fashiоn. Generally the lower floor would be utilized by a commercial user with residential use

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located above. Ground floor uses are typically retail, restaurant and services, with offices and

residential above. Pаrking may be underground and surface parking is often limited. This is the

most expensive type of mixed-use to construct, so populаtion density and land values must play a

large part in creating financial success. (Sonoran Institute)

The second type takes the form of a horizontal mixed use site. This combines different uses in

interconnected building structures in a horizontal fashion, although some vertical mixing may

still occur. Single use buildings on district parcels in a range of land uses within one planned

development project. (Sonoran Institute) Parking may include a mixture of surface lots, garages,

or underground parking. These developments incorporate a wide variety of uses such as retail,

food and beverage, services, office, residential, lodging and entertainment. In general, this is a

less complex, and therefore less expensive, model to build than vertical mixed-use, but it is

usually spread over a larger area and thus requires more lаnd.

Figure 2.1 An illustration of vertical mixed use (left) and horizontal mixed use (right)

Source: Gentin (2009)

Finally are the all inclusive mixed use walkable areas. These combine both vertical and

horizontal mix of uses in an area within a walking distance to core activities

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Figure 2.2 An illustration of a mixed use walkable area

Source

: Gentin (2009)

2.3 History of mixed use developments

The mixing of land uses is not a new phenomenon. This concept of mixed use has an extensive

history into the beginnings of urban settlement. Mixed use development has evolved over time

and in each era it has been either, a natural, an undesirable or a preferred occurrence depending

on the external trends of the time. (Gentin 2009)

Historically, the spaces required to house the essential functions of the built environment,

including places to reside, socialize, and produce and distribute goods and services, were located

in close proximity because walking was the primary means of transportation (Morris, 1994). The

medieval villages can thus be considered as the earliest form of mixed use. Uses were mixed

both throughout the villages and within individual buildings. The population density curve was

very steep, with high densities in the villages and low densities in the surrounding areas.

(Ferrandi, 2013)

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This historical mixed use land pattern declined during the industrial revolution. It brought with it

many changes to society which in turn affected the built environment. Up until this period, the

majority of people lived in the countryside as this was where most of the employment was

located. Schrover (2008) The industrial revolution brought about mechanization, meaning that

fewer workers were needed to work on the farms in the rural areas. This resulted to rural-urban

migration. (Wilkinson, 2009)

With time the cities began to become crowded and coupled with other issues such as pollution

and health and safety factors from industries, there was need for land use separation. New urban

areas started coming up near the already established cities, with housing as their primary

function. However, these new urban areas were not properly planned. This necessitated

regulation of these urban developments. This eventually led to the development of zoning laws.

Single use zoning also known as Euclidean zoning was consequently introduced. This was to be

used to segregate incompatible land uses from each other, as stated by Lewis (1949). These laws

persisted until the mid 1950s.

Two of the most influential and prolific periods in the modern mixed-use movement arrived

during the 1960s and 1970s. While the mixed-use projects from the 1960s were predominantly

driven by commercial developments, residential-oriented buildings were also gaining ground. In

addition to the residential housing focus, the 1960s also saw the building of the first major

mixed-use towers, mostly shopping malls. As the value of land increased, it brought with it more

intensive building and property uses. As a response, mixed-use projects began to take on a new

scale in terms of height and density. When that need for a greater scale could be accommodated

by advancements in building technology, several mixed-use projects took shape. The most

prominent of which is Rockefeller Center in New York City. This offers many influences to our

modern mixed-use projects dues to various factors such as the consideration for/accommodation

of pedestrian and vehicles; the idea for a self-sufficient development, the inclusion of a wide

range of tenant services; the planning for the project's transformation over time; and the use of a

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property management approach that catered directly and passionately to tenants' needs.

(Oeltjenbruns, 2011)

Mixed use has shaped our cities for over 100 years. The trends of the past have illustrated how

the concept has evolved over time. The early forms of mixed use development were not as

elaborate and well planned. With time, more thought has been put in the design of these

developments. The planning profession now has the difficult task of dealing with issues of

environmental sustainability, whilst catering for those who desire a suburban lifestyle as well as

those who want the activity that inner city life provides.

2.4 Principles of mixed used developments

Mixed use developments are diverse in form and structure. The main aspect that constitutes to

mixed use developments is the mixing of different uses and their integration. All in all, mixed

use developments must exhibit certain characteristics which are discussed below.

2.4.1 Compact development

Mixed use developments are characterized by intense development of a single piece of land

(compact development). Compact development means that buildings, parking areas, streets,

driveways, and public spaces are developed in a way that shortens trips, and lessens dependence

on use of vehicles, thereby reducing levels of land consumption, energy use, and air pollution.

Compact development promotes full utilization of urban services, such as sewer lines, streets, by

taking advantage of existing public facilities and minimizing the need for new facilities. (Oregon

TGM Program)

2.4.2 Physical and functional interconnectivity

Mixed use developments are defined by their elaborate internal connectivity. The goal should be

to ensure easy access to each of the project components and to and from the relevant

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neighbouring areas. These internal connections should encourage pedestrian activity and

discourage the use of vehicles. (Herndon, 2011)

A key component of an effective pedestrian network is a well-designed walking space.

(Schwanke, 2003) Walkways are designed to attract the users not only through aesthetics but

also convenience. Residents should also have a feeling of safety while walking in pathways. The

use of street lights and appropriate landscaping designs are some of the measure that can be

employed to ensure this. (Witherspoon, 1976)

2.4.3 Combination of uses

This is the main principle in the creation of mixed use developments. All mixed use

developments need to consist of a number of related uses. This could consist of a mix residential,

commercial, or recreational uses. Having these different uses located in close proximity shortens

the need for trips by the residents and thus facilitating convenience. (Oregon TGM Program)

According to Tombari (2005), Zoning laws need to be analyzed and reviewed with time.

Conventionally and according to the Euclidean zoning laws, residential and commercial facilities

are to be constructed in separate areas. Planners however should review these by-laws to cater

for this emerging trend of mixed use developments.

2.4.5 Ample parking

Parking is a crucial component of most mixed-use developments and can have a significant

impact on the project’s aesthetics, operational efficiency, and overall success. The ULI points out

that, “form follows parking” and incorporating large amounts of parking into an attractive and

functional mixed-use project is a major design challenge. (Schwanke, 2003) Accommodating the

parking needs of each of the different uses can be difficult. Residents want secure parking that is

separate from the commercial uses; office users want individual reserved spaces; and retailers

want free and abundant parking that is close to store entrances.

However, shared parking is often an option that can be both financially and logistically appealing

if designed properly (Rombouts, 2006). To be successful, the parking program for mixed-use

xxviii

developments cannot be overlooked and must be given the same amount of thought and attention

as the rest of the project.

2.4.6 External access

Mixed use developments need to be well connected to other developments in order to achieve

their purpose. This will ensure residents access services and utilities not offered within the mixed

use development. This also opens up the mixed use development to the non residents and

encourages economic and social interaction.

2.4.7 Creation and protection of public spaces

Public spaces include parks, pedestrian sidewalks, theatres and public areas of assembly. The

public space in mixed use projects is important because of its ability to shape the

interrelationship of uses within the project, solidify the development’s incorporation into the

surrounding area, and amplify the visual connections between spaces. (Schwanke, 2003) Angotti

and Hanhardt (2001) state that in large mixed-use projects, public spaces are actually just as

important as the design and location of the buildings.

Mixed-use developments often have “park” settings with fountains, gardens and children's play

areas (Fenley, 2003). Advocates of mixed-use developments maintain that local access to parks

will enhance community life. More recently, a focus on ecological consciousness or 'green'

design elements have made the high density, condensed land use features of mixed-use

developments very desirable. (Futuristic Five, 2003)

2.5 Factors favоuring the growth of mixed use developments

There are various factors which lead to the growth of mixed use developments. They may also

vary from project to project but still play a main role in mixed use developments. Some of these

factors are discussed below.

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2.5.1 Land use intensity

Mixed use developments ensure the available land is put under the maximum use by involving

several land uses to be located in a single project area. This can be viewed as a sustainable mode

of urban development and a measure to mitigate urban sprawl.

2.5.2 Availability of capital

Mixed use developments, like other real estate developments require large amount of capital.

It has been noted that there has been a gradual increase in the capital invested in the real estate

industry in recent years. A key factor to this can be attributed to the involvement of large

organizations in property development. Their involvement gives rise to large scale projects, with

mixed use developments falling under this category. (Witherspoon 1976)

2.5.3 Higher income levels and increased leisure time

Increase in disposable income is usually accompanied by higher consumption levels. After

World War II, there was an increase in leisure time and availability of real income. People could

therefore afford and engage in recreational activities. (Witherspoon 1976) The proximity of

recreational facilities within to other uses within a mixed use developments is more attractive to

prospective tenants and buyers.

2.5.4 Increasing land prices

Population growth has led to an increased demand for land. This has resulted to increased land

value. Developers therefore have to come up with the best plan of maximizing land use from

what they can afford. Mixed use developments can be regarded as a viable solution to this since

they maximize land use.

2.5.5 Change in demographics

The sizes of households have been reducing in size over the past decades. People are also

becoming independent at earlier ages. This also results to increased adult oriented households as

xxx

stated by Witherspoon (1976). These small sized adult oriented households prefer living in areas

with urban amenities and entertainment facilities. Mixed use developments offer such an

environment that is appealing to most of the young people who are a majority of the population.

2.5.6 Traffic congestion

Location of several amenities in the same area eventually reduces the number of vehicle induced

trips. (Kanyegenya 2014) Reduced use of motor vehicles also leads to a reduction in air pollution

and contributing to sustainable development.

2.5.7 Monotony of single use developments

Developers are looking for new ways to rejuvenate and diversify real estate projects. Mixed uses

within a single mixed use development project accounts to multiple income streams, making it

attractive for the developers. This is due to the better returns on investment. (Gentin, 2009)

Clients also find unique products more satisfying as compared to the usual norm, the single use

developments. This has led to the deviation from the common single use developments to mixed

used developments.

2.6 Benefits of mixed use developments

2.6.1 Economic benefits

Developers may be attracted to undertake such projects as there is a promise of higher

investment returns. (Gilles, 2006) In addition, mixed use developments are an advantage to

developer due to the diversification of uses. This decreases the risk to the investor (Childs et al,

1996). Slatin (2003) also reported that mixed-use developments consistently outperform single

use projects in many ways including retail sales. It is also stated by Niemira (2007) that in the

long term, rental income proves to be much higher in mixed-use than in single use developments

as well as land having better appreciations.

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Another advantage for the developers is the economies of scale involved in developing mixed-

use projects. This results to construction efficiencies and a more rapid realization of the site’s

potential. Increased densities also result in lower land content value per square metre built and

increased profits and turnover due to a lower cost base.

For the residents, living in a mixed-use community can translate to monthly savings on fuel and

other transportation costs for residents when they depend less on their cars and opt for other

modes of transportation, such as walking or public transportation.

2.6.2 Social benefits

These developments promote an urban style of living by making settlements more attractive,

liveable and memorable (Rabianski, et al. 2009). This encourages interaction among the

residents while at the same time providing a sense of belonging.

Mixed use developments also make the neighbourhood more vibrant. This is as a result of

creating interesting streets through the diversification that takes place in a single place.

(McDonalds, 2008)

A larger mix of uses in a mixed used development project can reduce social seclusion. This is

because it will lead to provision of more jobs, schools and other services and facilities, in close

proximity to the resident’s homes. This encourages interaction between people, with little regard

to age, wealth, race or gender (Kochan, 2008).

2.6.3 Environmental benefits

Rogers (1998) states that less time is wasted by shorter travel distances in the compact city

model that is usually depicted in mixed use developments. Part of this time gained was used to

do things other than sit in traffic. In addition to the shorter travel distance is the minimization of

environmental impacts.

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Fewer roads have to be built to accommodate the volume of cars and the associated parking

spaces required. Increased densities mean more infrastructure can be shared amongst a greater

number of users (Lee et al. 2011).

Mixed use developments also offer an opportunity to the developers to use green technology in

construction and contribute to sustainable development. (Adelaide City Council, 2013)

2.6.4 Summary of the benefits of mixed use developments

Figure 2.3 Benefits of mixed use developments

Source: Coupland (1997)

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2.7 Challenges in implementation

2.7.1 Several professionals involved/ conflicts between different users

Added complications of multiple owners and multiple market trends, as well as possible

increases in construction time and/or costs may discourage numerous developers (Rabianski et

al., 2009).

2.7.2 High development costs

Developers may find that to undertake mixed use projects they require a much larger capital

investment, limiting the number of firms that are able to carry out mixed use projects. This

brings into question how suitable mixed use is as a development strategy if only a few firms are

actually able to complete them. (Rabianski et al., 2009)

Rabianski comments that in mixed use developments, initial planning costs are higher because of

the complexity in integrating various uses. In addition, the project may require multiple

approvals under a variety of regulations. The design costs may be substantially increased as each

land use may have to comply with a different building code, adding to the complications, costs

and time required to build the project.

Land costs is also a factor that needs to be considered as most land that is suitable to serve a

range of uses is generally located in already established areas where land is usually more

expensive (Rabianski et al., 2009).

With all these increased costs, it seems difficult to justify financial benefits for developers;

however, the reality is that mixed use developments are increasing in number in both the United

States and Australia (Martineau, 2008; McDonald, 2008). This is because there seems to be

opportunity for a greater return at the project’s conclusion.

xxxiv

2.7.3 Land use separation

Single use zoning contained in most development plans does not encourage mixed use

development and adds to the complexity of obtaining planning approval for mixed use. Most

codes prohibit the co-location of residential and commercial buildings. This prohibition is based

on the functional and architectural incompatibility of the buildings. (Oregon TGM)

Historically land uses have been separated because of undesirable land use clashes; factories

produced noise and smog that affected the amenity and health of residents, restaurants and hotels

produced unpleasant odours (mainly from the organic waste) and conditions due to over-

congestion were unbearable. The nature of employment has changed from blue to white collar

and that has reignited the idea that we are able to easily integrate land uses. Although issues of

health and over-congestion are no longer as big a problem, other issues such as noise, odour and

safety play a part. (Grant, 2002)

2.7.4 Complex planning

The planning and decision making process is complicated when applied to mixed-use

development. It tends to be far more complex than their single use counterparts. This is brought

about by the multiple stakeholders involved coupled with different uses that It also takes a long

time and discourages developers from considering such schemes.

2.7.5 Inadequate knowledge

There is a common misconception that increasing density through mixed use developments is a

way to combat the adverse effects of sprawl, without taking into account market considerations.

(Gentin, 2009) Mixed use developments seem to rely heavily on proper planning and the context

they are applied in. They should therefore not be considered as a tool for ‘fixing’ an existing

problem.

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2.7.6 Parking

Parking is usually a major challenge in mixed use developments. It is expensive and generally

contributes to increase in cost of projects. This leads to reduced profit margins. Parking should

therefore be given considerable thought. It has been suggested that elimination of reserved

parking and reviewing of building codes could help solve this menace. (Weissman, 2013)

2.8 Comparison between single use development and mixed use developments

There are marked differences between the two, which need to be considered before undertaking a

mixed use development project. These are illustrated in the table below.

Table 2.1 Comparison between single use development project and mixed use development

project.

Phases of development process

Mixed-use development Single-use project

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Phase 1: Project initiation

1. Experienced and diverse project development team

2. Involvement of public sector agencies crucial

3. Both financial and non-financial development objectives must be well defined

4. Analysing multiple markets/development potential and evaluating the overall market synergy

1. Single experienced architect/project manager acting as project team leader

2. Relatively minor/routing involvement of public sector agencies

3. Common and obvious development objectives

4. Analysing only a specific market potential; there is little concern on synergy since it is meant for single use.

Phases of development process

Mixed-use development Single-use project

Phase 3: Planning and design

8. Complex planning and design issues involving urban considerations

9. Creation of interrelationships among design elements and also between project and the surrounding environment

10. Significant involvement of specialists

8. Conventional architectural and design process

9. Urban considerations play a more limited role in overall planning and design

10. Involvement of specialists is less profound due to simplicity of design

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Phase 4: Construction 11. Multiple contractors working in

different parcels/phases; interfacing is critical

12. Interaction with more specialists/designers

11. Usually single contractor who has sole control of planning and coordination of site works

12. Fewer number of architects/design engineers

Phase 5: Marketing and operational management

13. More varied and innovative approaches on marketing strategies for numerous uses

14. Long-term promotion is necessary to continue building interests among general public

15. Centralised control management systems for multiple uses

13. Marketing approaches targeting specific use only

14. More effort on promotion before project completion and relatively less thereafter

15. Single responsibility for property management agency

Source: Wardner (2014)

2.8 Legal framework

2.8.1 Physical Planning Act

In line with section 5 (f) the Act empowers the local authorities in its section 29 to:

i) Prohibit or control the use and development of land and building in the interests of proper

and orderly development of an area;

ii) Control or prohibit the subdivision of land or existing plots;

iii) Consider and approve all development applications and grant all development

permissions;

iv) Ensure proper execution and implementation of approved physical development plans;

v) Formulate by-laws to regulate zoning in respect of use and density of development and;

xxxviii

vi) Reserve and maintain all land planned for open spaces, parks, urban forests and green

belts in accordance with approved physical development plans.

2.8.2 The Local Government Act (Cap 265)

It empowers the Municipal, County and Town Councils to prohibit or control the use and

development of land and building in the interests of proper and orderly development of its area.

All developers are required to obtain development permission from their respective local

authorities. It also empowers the councils to regulate sewerage and drainage construction and

connection. In doing this, councils can require and compel the removal or alteration of any

sewerage or drain works that are in contravention of any by-law.

2.8.3 Urban Areas and Cities Act

The Urban Areas and Cities Act (2011) spells out the classification and criteria of urban areas

and cities with regard to several aspects such as population. It also necessitates the usage of

integrated development plans in defining urban areas and cities. The act also recognizes the right

of the people to be involved in decision making processes concerning their own urban areas.

In addition, the act requires that urban areas provide infrastructural and essential services to its

residents. This includes roads, street lighting, parking, markets, waste disposal systems, fire

stations and facilities for disaster management. It also directs municipalities and towns to have

sufficient space for their future growth and expansion. The governance and management of

urban areas and cities is also documented in this act.

2.8.4 Environmental Management and Coordination Act

The Environmental Management and Co-ordination Act of 1999 provides overarching

regulations and enforcement for the overall protection and conservation of the environment in

Kenya, including air quality, water pollution and the regulation of toxins. The Act also mandates

the relevant authority to ensure the sustainable use of hill sides, mountain and forest areas within

xxxix

the country and shall control the harvesting of forests and any natural resources in these areas, in

order to protect water catchment areas, prevent soil erosion and regulate human settlement.

2.9 Summary and Conclusion

The chapter starts by defining a mixed use development in great detail. They can be regarded as

developments that comprise of at least three significant revenue producing uses. They are viewed

as a mode of promoting sustainable development due to the elaborate integration of uses they

offer.

The history of mixed use developments is also discussed and its evolution traced over the years.

It can be first traced to the medieval times where settlement occurred in villages. These villages

later evolved into cities, as brought about by industrialization. These two early forms of

settlements were however not well planned.

Zoning laws were therefore introduced to bring order to the growing urban areas. This brought

about land use separation and the mixed use development model experienced little growth during

this time. The mixed use trend however was revived in the 1960s after the zoning laws slowly

became ‘obsolete’. This is the trend occurring up to date.

The various principles to be considered in the development of mixed use projects were also

discussed in this chapter. This is in addition to the factors favоuring their growth. The challenges

and benefits of these developments were also covered in this chapter.

The chapter concludes by giving an outline of the various laws and regulations that may apply to

mixed use developments in Kenya. It gives an insight on the procedures, standards and approvals

that have to be adhered to in the execution of mixed use developments.

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CHAPTER THREE

RESEARCH METHODOLOGY

3.1 Introduction

In chapter one, the topic of study was introduced by looking at several aspects ranging from

problem statement to definition of key terms. Chapter two dealt with literature review and

conceptual framework regarding land use conversions. It is now necessary that some

characteristics of the study area and methodology of the study are highlighted so as to acquaint

the reader to the study area prior to data analysis in chapter four and recommendations in chapter

five.

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3.2 The Study Area

3.2.1 Geographical Position and Size

The study area is in Nairobi County. Nairobi County, borders Kiambu County to the North,

Machakos County to the East, and Kajiado County to the South, Nakuru. The County covers an

area of 696 square kilometers.

3.2.2 Characteristics of Nairobi County

Nairobi is the capital and largest city of Kenya. The climate of Nairobi County is generally cool

and rainfall is fairly reliable. The County’s population is 3.138 million as at 2009. This

represents 8% of the national population.

Nairobi has grown around its central business district. It is a residential comprising of both

formal and informal housing settlements. It is also a recreational centre comprising of several

parks such as Uhuru and Central Parks. Nairobi County hosts a majority of the government’s

administrative offices mainly located in the Central Business District and Upper Hill areas. It is

also a host to regional headquarters for several international organizations such as the United

Nations and other Non Governmental Organizations (NGOs).

Nairobi County is also a major transport centre, with several highways and bypasses traversing

through it. These include the Eastern and Southern Bypasses, and Thika Superhighway. This is

in addition to the rail transport which is also in operation.

All these above mentioned characteristics are vital components in the growth and development

of mixed use developments hence the selection of Nairobi County as the study area. It is of no

surprise that the county currently hosts the largest mixed use developments such as Garden City

and Two Rivers development projects, paving the way for others set to arise.

xlii

Figure 3.1 Map of Nairobi

Source: Regional Centre for Mapping and Resources Development

xliii

3.3 Research Design

The study adopted a descriptive research design. According to Kothari, (1990), the major

purpose of descriptive research design was to give a description of the state of affairs as it exists.

This design was considered because the respondents were expected to give feedback from which

various conclusions can be arrived at after analysis of the data.

3.4 Study Population

The study population is a group of individuals taken from the general population for purposes of

studying them. The study targeted the design team, resident tenants and the planners. The

rationale employed in the selection was because the targeted groups were key players in the

mixed use development environment.

3.5 Sampling Methods

According to Levi and Lemishow (2013), a Sample is a sub group of the population which the

researcher uses as a representation of the entire population. Sampling is considered as an

effective means of gathering data especially when the population is too large for the extensive

survey of all its members.

The classification of sampling methods can be based on either probability or non-probability.

Probability sampling is comprised of simple random sampling, cluster sampling, systematic

sampling, multi stage sampling, stratified random sampling and multi-phase sampling. Non-

probability sampling comprises of opportunity and quota sampling.

The researcher chose to use simple random sampling. The reason this method was chosen is

because it allows an expected probability that each elementary unit will be selected. (Mugenda

and Mugenda, 2003) Furthermore simple random sampling enables generalization of larger

population with a margin of error that is statistically determinable and gives the participants an

equal opportunity to be included (Kothari, 2004).

xliv

3.6 Sample size

The sample size was of ten percent of the population since a representative study should be at

least 10% of the target population (Kothari, 2002; Cooper and Schindler, 2003).

According to Mason (1999) simple random sampling involves a sample being chosen from a

population in determining the sample size, the researcher adopted a confidence level of 95% and

the response received from the sample was within positive and negative 5% of true state of

population. The researcher adopted the following formulae to derive at the target sample.

n = z2pqN

e2 (N-1) +Z2pq

Source: (Thompson and Nachmias, 1995)

Where:

N= population size

n = sample population estimated to have characteristics being measured, assuming a 95%

confidence level.

p = the proportion in the target population estimated to have the characteristics being measured

(confidence level)

q = 1-p

e = acceptable error (e=0.05, since the estimated error of this research is ± 5% of the true value.Z = the standard normal deviate at the required confidence level of 1.96.

n = 1.962 x 0.95 x 0.05 x 300

0.052x (300-1) +1.962 x 0.95x 0.05

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Residents = 58

n = 1.962 x 0.95 x 0.05 x 15

0.052x (15-1) +1.962 x 0.95x 0.05

Planners = 6

3.7 Data Collection Instruments

According to Kumar (2005) there are two approaches to information gathering and subsequent

data classification about a situation. These approaches are primary data that involves data

collected from first hand sources and secondary data obtained from second hand sources such as

the review of literature as covered in chapter two.

3.7.1 Questionnaires

A questionnaire is a list of survey questions asked to respondents and designed to extract specific

information. The advantages of using questionnaires are; it is generally quick to collect

information using a questionnaire and potentially information can be collected from a large

portion of a group. The disadvantage of questionnaire is that open-ended questions might

generate large amounts of data that can take a long time to process. (Kumar, 2005). The

researcher used questionnaires that contained open and closed-ended questions. The closed-

headed questions restricted the respondent to specific questions which were termed as critical so

as to get similar answers, while the open-headed were given to allow the respondents to give

their opinion.

3.7.2 Visual interviews and observations

Visual interviews and observations were also used to obtain information that could not be

captured in the questionnaires.

xlvi

3.8 Data Analysis and Presentation Technique

Data analysis is a process of inspecting, transforming and modeling data with the aim of

highlighting useful information, suggesting conclusions and supporting decision making

(Mugenda and Mugenda, 2003). The data collected was edited, coded, classified and then

tabulated using Microsoft excel. The findings of the study are presented in form of bar graphs

and pie charts for ease of understanding.

xlvii

CHAPTER FOUR

DATA PRESENTATION AND ANALYSIS

4.1 Introduction

This chapter covers analysis of the data, presentation and the interpretation of findings.

4.2 Response from the sample population

Studies were done by the researcher on 3 mixed use development projects. Most of them are

partially completed with construction of other phases ongoing.

According to Mugenda and Mugenda (1999) a 50% response rate is adequate, 60% good and

above 70% rated very good. Therefore, basing on this assertion the response rate in this case of

66% is good.

Table 4.2.1 Rate of response

Source: Survey data; 2016

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Population Sample Accessed Percentage accessed

Residents 58 36 62

Developers 3 3 100

Planning authorities 6 4 67

Total 65 43 66

4.3 General information

Figure 4.1 Mixed use development awareness

Source: Survey Data; 2016

The respondents were asked on what they considered mixed use developments to consist of. This

was important as the study was based on knowledge pertaining to these developments. Most of

the respondents described mixed use developments to be those containing at least more than one

land use within a specific area. 60% had the view of mixed use developments as a live, work and

play environment, which incorporated commercial, residential and recreational facilities

connected to each other. This showed that the respondents were well aware of the subject matter.

xlix

Figure 4.2 Choice of residence

Source: Survey Data; 2016

The respondents were asked to provide reasons as to why they chose the mixed use

developments as their choice of residence. This helped to deduce the some of the reasons that

contribute to the growth of mixed use developments. Security ranked first in the factors

considered by the respondents. The developers did in ensure that the resident’s security was

assured in the form of a masonry perimeter wall coupled with razor wire and electric fence.

Easy access to the location also was a factor in the respondents’ choice of residence. The mixed

use development projects studied were in close proximity to newly built by-pass road network

which improved accessibility through both public and private means.

The residents' access to residential, retail and recreational facilities were the third most important

factor of consideration. The interconnectivity of these facilities in close proximity to each other

was appealing to the respondents.

l

4.4 Factors influencing the growth of mixed use developments

Figure 4.3 Land use distribution

Source: Survey Data; 2016

The respondents were asked to identify the area constituting the mixed use developments. This

was to help in analyzing which factor played a major role in the growth of the developments.

More land was allocated to residential housing. The high demand for housing in Nairobi area

was a factor that led to the construction of more residential houses; in the form of apartments,

villas and town houses.

However, the projects first set out to complete commercial and retail centres in the first phases of

their projects. This included spaces for shops and offices. The reason behind this was the high

rental income being offered by retail spaces which could be used as a source of financing for the

rest of the project.

The developers also focused on public spaces and green areas. These included parks with water

features and children play areas.

Infrastructure such as roads, pathways and drainage systems were also catered for in the land

allocation. This was to ensure one of the core principles of mixed use developments; internal

li

connectivity was met.

Figure 4.4 Principles of Mixed Use Developments

Source: Survey Data; 2016

The developers cоnsidered various principles in the implementation of their projects. Depending

on what they wanted to achieve. These were also identified to identify the reasons for the growth

of these projects.

Sustainability with regards to energy efficiency and environmental conservation was the

forefront objective principles in the course of planning and execution of these projects. This was

displayed through various ways such as the installation of solar panels for lighting and water

recycling facilities.

The creation and protection of public spaces was also a key factor considered by the developers.

This was because of the need to provide common areas in which people could meet and

socialize. Recreational facilities such as children’s playgrounds were also offered. All of these

were in view of increasing the appeal of the mixed use developments to the target market.

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The developers considered external access and connectivity to be the third most important aspect

to be considered in their projects. This was reflected in the location of the projects next to major

highways and newly constructed bypasses. Easy access to the mixed use developments would

thus be achieved by users through both public and private means.

Parking was another consideration that the developers worked to ensure was well catered for.

The challenge was to provide ample parking for both the commercial and residential areas

without creating any conflicts.

Figure 4.5 Rate of growth of mixed use developments

High

Medium

Low

0% 10% 20% 30% 40% 50% 60% 70% 80%

Rate of growth of mixed use developments

PlannersDevelopersResidents

Source: Survey Data; 2016

Respondents gave their views on how fast they perceived mixed use developments to be

growing. The results indicated by the views of a majority of the respondents were a steady rise in

the development of these projects. This showed that mixed use development projects were

appealing to the various stakeholders involved.

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Figure 4.6 Factors influencing the growth of mixed use developments

Source: Survey Data; 2016

It was perceived by the respondents that recent change in consumer taste and preferences played

a major role in the positive development of these projects. This was the major reason as stated by

the developers and planners. People an increased demand for a live, work and play environment.

The respondents also cited congestion in the central business district and its environs as a reason

that favours the development of these projects. This can be because of increased rural-urban

migration which creates strain on the available residential and retail centres.

The newly developed road networks mainly bypasses, coupled with the access to public water

and electricity services have spurred the growth of these projects.

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4.5 Zoning policies

Figure 4.7 Zoning regions awareness

Yes No May have an idea 0

10

20

30

40

50

60

70

80

90

Zoning regions awareness

ResidentsDevelopersPlanners

Source: Survey Data; 2016

The respondents were asked on their knowledge regarding the different zones within which the

mixed use developments were classified under. Most of the residents were not fully conversant

with the zones within which the projects were situated. This meant that creation of awareness

was required to enable the people to understand the various policies and laws that applied under

specific areas.

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Figure 4.8 Revision of zoning policies

Agree Neutral Disagree0%

10%

20%

30%

40%

50%

60%

70%

Revision of zoning policies

ResidentsDevelopersPlanners

Source: Survey Data; 2016

This was asked to the respondents to gauge on the role of zoning regulations on mixed use

developments. Majority of the respondents were in favоur of having the existing zoning policies

revised. This showed that the respondents wanted better policies to be formulated to govern the

growth of these developments. Some of the residents wanted strict policies regarding their

neighbourhood to be enforced as represented by the 20% of the sample population. Planners saw

new policies as a necessity due to the problems caused by rapid urbanization and high population

growth and the role of mixed use developments in solving these problems.

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Figure 4.9 Vision 2030 Status

66%

34%

Vision 2030 Status

Certified

Not certified

Source: Survey Data; 2016

The government has accredited vision 2030 status to two of the studied mixed use development

projects. This meant that the government would offer technical support where necessary towards

the projects. The government in conjunction with these developments would help achieve the

country’s vision 2030 goals.

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4.6 Effects of mixed use developments

Figure 4.10 Impact of mixed use developments

0%

5%

10%

15%

20%

25%

30% Effects of mixed use developments

Source: Survey Data; 2016

The respondents identified various issues which the mixed use development project addressed.

The demand for housing in the research area is higher than the supply and most of the projects

were offering residential houses as part of their package. This helped solve the housing deficit.

These developments also aided in decentralization by hosting numerous facilities away from the

city centre. This could be seen as a means of minimizing congestion in the city at a time when

there is rapid urbanization in Nairobi County with more people migrating in from the rural areas.

The developers attributed sustainable living standards to the live, work and play environment

offered by the mixed use projects. The projects also sought to employ green building measures

which could be considered as environmental friendly.

The mixed use projects provided an opportunity for compact development with several facilities

being situated in one area. This was seen as a measure of preventing sprawl.

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4.7 Challenges faced in implementation of the projects

Figure 4.11 Challenges faced in implementation of the projects

Source: Survey Data; 2016

The developers cited various challenges in the implementation of the mixed use development

projects. This showed that there exist various impediments to the growth of mixed use

development projects

High development costs were attributed to the cost of land, cost of financing, approvals,

professional services fees and the construction costs. Sources of finance for the projects needed

to be in large amounts. The whole project could therefore not be undertaken at a go but had to be

done in phases. This was to break down the total costs into manageable portions.

These projects consisted of several professionals in the design team which increased the

complexity in planning and execution. Communication proved to be an uphill task and this led to

delays in execution of works.

Legal constraints proved to be major challenge especially during the acquisition of land. An

example can be cases of fraudulent misrepresentation which were experienced as persons

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presented fake title deeds to the developers claiming to be the original land owners. In addition

to this the process of obtaining approvals from the county authorities and other regulatory bodies

was long and at times caused delays in kick starting the projects. The residents also disputed

some of these developments terming them to be disruptive of the already existing residential

neighbourhood.

Figure 4.12 Promoting growth of mixed use developments

0%10%20%30%40%

Ways of promoting growth of mixed use developments

Source: Survey Data; 2016

The respondents were asked to give their views on methods through which the growth of mixed

use developments could be encouraged. This was to identify the best practices that could be used

to rise above the challenges faced in the implementation of these projects. Results showed that

access to capital was the most important factor followed by encouraging foreign investment.

Greater awareness on mixed use developments and their benefits ranked third, with new policy

formulation last at 15%.

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4.8 Problems encountered in the field

The study encountered a number of problems during data collection which resulted into more

time being dedicated into the fieldwork .The problems included:

a) Some of the respondents denied the researcher an opportunity to answer the

questionnaires

b) Isolated cases of misinterpretation of questions resulting in collection of erroneous data

which were omitted in the analysis.

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CHAPTER FIVE

SUMMARY OF FINDINGS, CONCLUSION AND RECOMMENDATIONS

5.1 Introduction

This chapter presents the summary of the findings as regards the objectives of the study which

were

a) To establish the role of zoning policies, to find out the extent which zoning policies affect

the development of mixed use development projects in Nairobi

b) To identify the reasons for the growth of mixed use development projects in Nairobi

c) To find out the effect of mixed use developments on their surrounding environment

d) To identify the challenges facing mixed use developments.

The conclusions and recommendations were made based on the findings of the study.

5.2 Summary of findings

The summary of the findings were arranged according to the objectives:

The study revealed that there was need to address the current single use zoning policy that is

currently in use. Single use zoning also known as Euclidean zoning advocates for separation of

land uses. This makes it hard for a live and work lifestyle contrary to what is offered by mixed

used developments as facilities are located farther away from each other. Some of the projects in

the study area were located in residential zones and this proved to be a challenge in obtaining

permits and approvals. According to the findings mixed use developments presented a

favourable alternative to combat the problems posed by single use zoning such as urban sprawl.

Sprawl can be defined as the spread of various developments across a large area. The findings

were in accordance to Grant’s (2002) views on the need to revise policies governing land use

separation.

There were various factors which contributed to the growth of the mixed use developments. The

most prevalent factor was congestion in the central business district which called for

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decentralization of services. People were also drawn to the sustainable mode of living created by

the mixed use developments, incorporating live, work and entertainment facilities all in close

proximity. Development of infrastructure especially the road network attributed also to their

growth.

The effect on surrounding environment was viewed with respect to the social, economical and

environmental aspects. The information was obtained both from secondary sources and the

response from the sample population. Economically, mixed use developments were viewed as

tools to revitalize the economy. This is because of the wide variety of job opportunities that are

offered in these large multi-use development projects. Mixed-use developments also support

local businesses by increasing pedestrian traffic. This is catered for by the walkways and street

connectivity offered in these developments. This is in accordance with Transport for London 

which found that pedestrians spend up to 60% more money at businesses each month than those

traveling by car, while spending less on transportation. Reduced transport costs would be as a

result of reduced trips due to the convenient location of most essential services within the mixed

use developments. Findings also proved mixed use developments provide an easy means for

provision of auxiliary services by government such as water, electricity and sewerage services.

The reduced trips also translate to environmental sustainability. This is because the most

common form of transport would be considered to be cars. Fewer vehicle induced travels would

translate to reduced fuel emissions and thus environmental sustainability.

Socially, the public spaces offered by the mixed use developments create a conducive

environment to foster interaction among community members. By reducing the need for vehicle

travel, mixed-use development also brings shared community space, parks, and sidewalks foster

interaction among community members – interaction that wouldn’t be safe or possible under a

sprawled, car-centric design model

The challenges facing mixed use developments were derived from the residents, developers and

planners. Financing the projects was a major challenge facing these developments. This was due

to the high costs of development brought about by the large size and complexity of the projects.

Delays were also experienced in the request for approvals from the government and other

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regulation authorities. This was mainly due to the nature of the developments which involved a

combination of various land uses. In addition to this another major challenge was the complexity

in planning and management. The projects being large brought together several stakeholders

together comprising of the financiers and investors up to the professional design team. The

residents also cited high rental charges for the spaces allocated which proved to be a challenge to

them. The high rental income could however be attributed to the high costs of development

incurred by the developers. These findings were in line with what Rabianski et al. (2009) stated

to be the major challenges facing mixed use developments.

5.3 Conclusion

The concept of mixed use developments is gaining traction in the Kenyan market. This can be

attributed to its appeal of providing a live, work and play environment. However the planning

authorities need to devise more comprehensive policies to ensure the growth of these

developments continues effectively. Views from the public are however important in the crafting

of new zoning policies since they form the communities in which the mixed use developments

will be located in.

All in all, the benefits offered by mixed use developments socially, environmentally and

economically create a well balanced sustainable living environment for all its users. Mixed use

developments can be considered to an experience involving living life in a perfect mix.

5.4 Recommendations

Zoning laws and policies should be reviewed to accommodate mixed use developments. This is

because they combine several land uses, contrary to the Euclidean Zoning policies that are used

which advocate for separation of land uses.

The government through planning authorities should encourage mixed use developments over

the normally practiced single use development. This is because of the numerous benefits it offers

both to the residents and government in general. Facilities offered in the mixed use development

setup such as residential, recreational and commercial facilities are located in close proximity.

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Shortened trips reducing costs incurred to the residents e.g. through transport and also time. The

government is also able to provide public utilities such as roads, water and electricity to more

people concentrated over a smaller area. This saves on cost. Mixed use developments also reduce

urban sprawl by ensuring maximum land utilization over a specified area. The government

should promote the growth of these developments as they help achieve the country’s vision 2030

goals.

An appropriate legal framework should be formulated to manage new upcoming urban areas as

the existing ones become congested. Mixed use developments provide a well thought of mode of

urban development that can be easily controlled. The government could encourage this by

enlightening the people on the mixed use development approach and by providing incentives.

5.5 Suggested area for further study

Most of the mixed use developments studied were not fully completed. Further studies on the

same would be recommended once the projects are done to completion.

There are also other mixed use developments coming up in other areas apart from Nairobi

County, and further research can be done on them.

In addition to this, another area that may require further studies is Transit Oriented

Developments. This is in line with the location of most of these mixed use developments, which

ensure they are well connected to external transport infrastructure. This can be viewed as

somewhat the same concept that is applied in Transit Oriented Developments.

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10.1080/01944360208977192.

Herndon, J.D. and Drummond, W. (2011) Mixed-use development in theory and practice:

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Kanyegenya, E. N. (2014) Mixed-use Developments and their Applicability in Decongesting

Cities: A Case Study of Nairobi, Kenya, Term Paper, University of Nairobi, Kenya.

Kothari, C. R., 2004. Research methodology methods and techniques. 2 ed. New Delhi: New

Age publishers.

Levi, P. and Lemishow S., 2013. Sampling of populations, methods and applications. 3 ed. New

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McDonald, C. (2008) Destination: Mixed Use Development. Sydney Australia: Property

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Ministry of Nairobi Metropolitan Development, (2009) Request for Proposals (RFP) to Develop

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Mugenda, M. A.and Mugenda G. A., 1999. Research methods quantitative and qualitative

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APPENDIX I: QUESTIONNAIRE TO RESIDENTS

Dear Respondent,

This questionnaire is to collect data for purely academic purposes. The study seeks to establish the role of mixed use developments in sustainable urban growth. All information will be treated with strict confidence. Your assistance will be highly appreciated.

Answer all questions as indicated by either filling in the blank or ticking the option that applies.

1. What is the nature of your tenancy?

Commercial

Residential

Other _________________________________

2. Are you aware of the zoning policies regarding the number of storeys and type of

function a building meant to serve in your area?

Yes No

3. What do you think is the ideal number of storeys the buildings in the mixed use

development should have? Based on the surrounding area?

2storeys 3storeys 4storeys and above

4. At what rate do you think mixed use developments are growing in the county?

Fast rate Medium rate Slow rate

5. Kindly rate the following factors on how they influence your choice of residence in the

mixed use development.

(1) Very highly (2) highly (3) moderate (4) lowly (5) very lowly

(1) (2) (3) (4) (5)

Ease of access through public transport

Proximity to other facilities

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Interconnected walkways and streets

(1) Very highly (2) highly (3) moderate (4) lowly (5) very lowly

Security

Parking

Other

________________________________________________________________________

_______________________________________________________________________

6. What would you describe the impact of the mixed use development on your

surroundings, environmental, and socio-economic aspects?

Positive Negative

Please explain your answer

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

7. Would the provision of energy-reducing or energy-generating measures in a property

such as use of solar panels attract you to that property?

Yes Possibly Neutral Unlikely No

8. In terms of convenience, how would you rate the following?

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5

Access to public sector

transport

Live, work and play

environment

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Shortened vehicular trips

9. What additional facilities would you suggest to be included in the mixed use

developments?

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

10. Which factor proves the highest challenge to your tenancy? Please tick appropriately

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5

Rental charges

Conflict brought about from several land uses

Availability of market

11. Mixed use developments are gaining popularity in the Kenyan real estate industry. In

your opinion what has led to their growth?

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

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Statement 1 2 3 4 5

Availability of market

Traffic congestion in already existing

urban areas

Improved access to road network

Change in user demand, taste and

preferences

Government policy on zoning

12. What measures can be introduced to facilitate the growth and development of more

mixed use development projects in Nairobi County and in other areas?

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

_______________________________________________________________________

13. Would you encourage other residential tenants to take up tenancy in mixed use

developments?

Yes No

END OF QUESTIONNAIRE

Thank you for taking your time to fill it.

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APPENDIX II: QUESTIONNAIRE TO DEVELOPERS

Dear Respondent,

This questionnaire is to collect data for purely academic purposes. The study seeks to establish the role of mixed use developments in sustainable urban growth. All information will be treated with strict confidence. Your assistance will be highly appreciated.

Answer all questions as indicated by either filling in the blank or ticking the option that applies.

1. What was the estimated duration of this project?

Less than 2 years 2-3years 4-5 years More than 5 years

2. How many phases will the construction process contain?

Two phases Three phases Four phases other

3. To what extent did you employ sustainable building methods in the construction process?

Very highly Highly Moderately Low Very Low

4. Are you aware of the zoning policies regulations in governing different areas in Nairobi

County?

Yes No

5. To what extent did these zoning laws present a challenge during the execution of your

mixed use development project?

Very highly Highly Moderately Low Very Low

6. At what rate are mixed use developments coming up according to you?

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Fast rate Medium rate Slow rate

7. Mixed use developments are gaining popularity in the Kenyan real estate industry. In

your opinion what factors have influenced their growth?

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5

Availability of market

Traffic congestion in the existing urban areas

Improved access through road networks

Change in user demand, taste and preferences

Government policy on zoning

8. Which factor influenced the location of your mixed use development project?

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5Availability of land

Accessibility through external road networks

Availability of a ready market

Zoning laws and policies

9. Which issue presents the most challenge? Please rate from the issue posing the highest

challenge to the issue posing the lowest challenge.

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5

Financial constraints

Availability of land

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Involvement of many professionals in

decision making

Approval from the local authorities

10. What measures can be introduced to facilitate the growth and development of more

mixed use development projects in Nairobi County and in other areas?

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

__________________

END OF QUESTIONNAIRE

Thank you for taking your time to fill it.

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APPENDIX III: QUESTIONNAIRE TO PLANNERS

Dear Respondent,

This questionnaire is to collect data for purely academic purposes. The study seeks to establish the role of mixed use developments in sustainable urban growth. All information will be treated with strict confidence. Your assistance will be highly appreciated.

Answer all questions as indicated by either filling in the blank or ticking the option that applies.

1. How many zones exist in Nairobi County?

________________________________________________________________________

______________________________________________________________________

2. How would you rate the importance of the number of storeys a building is allowed to

have in a particular zonal area?

Very highly Highly Moderately Low Very Low

3. A building may have different purposes, such as residential or for commercial activities.

Does this present any conflict regarding the type of building people would want to erect

in a particular zone? Please rate accordingly.

Very highly Highly Moderately Low Very Low

4. In which zones do most of the mixed use developments exists in Nairobi County

a) Business and commercial centres

b) Low density residential areas

lxxvii

c) High Density Residential area

d) Agricultural/ Residential areas

e) Industrial area

f) Special/ strategic spaces and developments

g) Public open spaces and recreational facilities

5. How would you rate the buildings constructed in these areas with regard to adherence to

the zoning regulations set?

High Neutral Low

6. Would the inclusion of mixed use developments present a challenge to the already

existing laws?

Yes No

Please explain your answer

________________________________________________________________________

________________________________________________________________________

______________________________________________________________________

7. Are there any special zoning laws governing mixed use developments?

Yes

No

Please explain your answer,

________________________________________________________________________

________________________________________________________________________

8. To what extent would you recommend mixed use developments as opposed to single use

developments?

Very highly Highly Moderately Low Very Low

lxxviii

9. Do you think zoning policies should be revised to accommodate and facilitate the

development of mixed use developments?

Strongly agree Agree Neutral Disagree Strongly

Disagree

lxxix

10. What new measures can be introduced to facilitate the growth and development of more

mixed use development projects?

________________________________________________________________________

________________________________________________________________________

________________________________________________________________________

__________________

11. To what extent do mixed use developments aid in provision of public utilities?

Very highly Highly Moderately Low Very Low

12. Which of the below challenges would you mixed use developments be solving

(1) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

Statement 1 2 3 4 5

Protecting the environment

Curbing urban sprawl

Easier provision of public utilities

Decreasing congestion in the CBD

13. Would the government be viewed as doing enough to promote growth of mixed use

developments? Please tick appropriately.

Very Good Good Acceptable Poor Very Poor

lxxx

14. Mixed use developments are gaining popularity in the Kenyan real estate industry. In

your opinion what has led to their growth?

(2) Very highly (2) Highly (3) Moderate (4) Low (5) Very Low

END OF QUESTIONNAIRE

Thank you for taking your time to fill it.

lxxxi

Statement 1 2 3 4 5

Availability of market

Traffic congestion in already existing

urban areas

Improved access to road network

Change in user demand, taste and

preferences

Government policy on zoning

APPENDIX IV: DEVELOPMENT GUIDELINES FOR ZONES 12, 13, AND 17

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lxxxiii