DEVELOPMENT PROJECT FINAL_gituara

105 Pages·2014·5.26 MB·English

PLANNING DEVELOPMENT PROJECT
PRECINCT PLAN: REDEVELOPMENT AND REORGANIZATION OF LAND USE
ACTIVITIES ON KIRINYAGA ROAD BACKSTREET GARAGE NODE TO REDUCE
CRIME

GITUARA SAMUEL MBURU
6/10/2014

THE UNIVERSITY OF NAIROBI
SCHOOL OF THE BUILT ENVIRONMENT
DEPARTMENT OF PLANNING

A Planning Development Project submitted in partial fulfillment of the Bachelors degree in
Urban and Regional Planning.
DECLARATION
I do hereby declare that this development project is my original work and has not been presented
for a degree in any other University.

GITUARA SAMUEL MBURU
(Student)

SIGNED …………………………………… DATE …………………………………

This development project has been submitted for examination with my approval as University
supervisor.
DR. ROMANUS O. OPIYO
(Supervising Lecturer)

SIGNED ………………………………….. DATE ………………………………….

Department of Urban and Regional Planning
University of Nairobi.

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LIST OF ABBREVIATIONS AND ACRONYMS

CBD Central Business District
CPTED Crime Prevention through Environmental Design
UN United Nations
GIS Geo-Information Systems
JICA Japan International Cooperation Agency
CCTV Close Circuit Television

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ACKNOWLEDGEMENT
At the onset of this project work, it emerged to be a task hard to surmount. However, through the
assistance of the following persons, the work turned to be a reality.
First, special thanks to my supervisor, Dr. R. O. Opiyo for his time, masterly guidance and
profound criticism that saw me this far, without which, I would not have carried out this project
work successfully. Also, I would like to thank all staff of the department of Urban and Regional
Planning for the four years that have greatly shaped my direction of career and critical thinking.
I am heavily indebted to them.
Special thanks and much gratitude to architectEvahWagurafor taking her time to assist me with
the architectural design of the project site that improved the quality of my project work without
which I would not have come this far. Be Blessed! Am also thankful to Mr. Francis Muranja for
his time when I needed critical thought on my designs.
My heartfelt gratitude extends to my family for their moral and spiritual support. From all your
contributions, it is worth saying that a “Friend in need, is really a friend in deed and one who
walks in, when all others have walked out”.

God bless you All.

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ABSTRACT
The project area is an important economic node within the CBD area of Nairobi which took its
current shape of existence since the colonial time. However, due to its long existence and the
poor maintenance it is accorded, the built structures and infrastructural facilities have dilapidated
to levels beyond repair which has resulted to increased crime in the area as a previous study in
the area established. The project area requires urgent renewal and/or redevelopment strategies;
however, physical planning in Kenya has not outlined the regulations for any renewal approach.
The County government as a response to boundary extension of the CBD has sidelined the area
as ripe for redevelopment but doesn‟t provide the guidelines for such an activity. Thus, the
site‟srelationship with the current city development trends does not conform and need to be
addressed.

In response, this development project envisions contributing towards this endeavor by providing
a development framework for the site to efficiently redevelop it. The development project
proposes a well-organized precinct plan which will incorporate CPTED principles in its design to
enhance the quality of life; promote safety and security of individuals; promote walkability and
livability of the area; create a sense of identity; social and national cohesion as well as economic
growth and prosperity for the area and the Nation at large.

The development project examined two possible alternatives for the future development of the
area. These included: redevelopment approach; and a renewal and preservation approach. After
critical evaluation of these alternatives, the redevelopment approach was chosen as it effectively
addresses the problems in the area. The planned improvement programme for the future of the
area will thus be based on the redevelopment approach. This includes a site environmental
management plan to effectively mitigate the possible negative impacts that may arise from the
implementation process. The development project followed a systematic process of data
accumulation and synthesis before arriving at the most preferred design of the project site. This
included analyzing the site situation characteristics and elaborate methods of data analysis which
included CAD design softwares like Archicad as well as mapping software like GIS.

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TABLE OF CONTENTS
DECLARATION .................................................................................................................... i
LIST OF ABBREVIATIONS AND ACRONYMS ................................................................. ii
ACKNOWLEDGEMENT ......................................................................................................... iii
ABSTRACT.......................................................................................................................... iv
LIST OF TABLES .................................................................................................................... ix
LIST OF FIGURES ....................................................................................................................x
LIST OF MAPS ..........................................................................................................................x
CHAPTER ONE .........................................................................................................................1
INTRODUCTION...................................................................................................................1
Overview ................................................................................................................................1
1.1: Background summary of major findings .......................................................................1
1.2: Background summary of major recommendations.........................................................3
1.3: Statement of Development Project Title ........................................................................6
1.4: Justification of the Planning Development Project ........................................................6
1.5: Planning Development Project Objectives ....................................................................6
1.6: Assumptions of the Planning Development Project .......................................................6
1.7: Scope and Location of the Development Project ...........................................................7
1.8: Organization of Chapters ..............................................................................................7
1.9: Research Methodology .................................................................................................8
1.11: Definition of Key Terms ........................................................................................... 14
CHAPTER TWO ...................................................................................................................... 16
REVIEW OF POLICY GUIDELINES .................................................................................. 16
Overview .............................................................................................................................. 16
2.1: Planning Policies Framework ......................................................................................... 16
Overview ........................................................................................................................... 16
2.2: Design Guidelines and Standards; and plans ................................................................... 16
Overview ........................................................................................................................... 16
2.3.2: Design and Building Standards ................................................................................ 23

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2.3.3: Redevelopment Plans ............................................................................................... 24
2.4: Case study ...................................................................................................................... 24
Umhlanga Node – Precinct plan ........................................................................................ 24
2.4.1: Implementation Framework ..................................................................................... 39
2.4.2: Management Strategy .............................................................................................. 40
2.4.3: Best Practices and Failed Practices......................................................................... 40
2.4.4: Lessons Learnt ........................................................................................................ 41
2.1.1: Legal Context .......................................................................................................... 41
2.1.2: Global Initiatives and Policies .................................................................................. 45
2.5: Planning Development Project conceptual Framework ................................................... 46
CHAPTER THREE ................................................................................................................... 47
SITUATION ANALYSIS ..................................................................................................... 47
Overview ........................................................................................................................... 47
3.1: Historical background of the project area .................................................................... 47
3.2: Locational Context of the Project Area ....................................................................... 48
3.2.1: Regional Context ..................................................................................................... 48
3.2.2: Sub-regional Context ............................................................................................... 49
3.2.3: Neighborhood Context ............................................................................................. 50
3.2.4: Local Context .......................................................................................................... 51
3.3: Site Analysis .................................................................................................................. 54
3.3.1: Slope Analysis and Drainage ................................................................................... 54
3.3.2: Climatic characteristics ........................................................................................... 54
3.3.3: Soil and geological characteristics .......................................................................... 54
3.4: Population and Demographic characteristics ................................................................... 55
3.6: Institutional and economic profile of the project area ...................................................... 55
3.6.2: Economic Profile ..................................................................................................... 56
CHAPTER FOUR ..................................................................................................................... 57
PROJECT PLANNING, DESIGN AND IMPLEMENTATION ............................................ 57
Overview ........................................................................................................................... 57
4.1: Planning and Design of Project ....................................................................................... 57
4.1.1: Land Size and Tenure .............................................................................................. 57

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4.1.2: Guiding Principles ................................................................................................... 57
4.1.3: Expected outputs and outcomes of the project .......................................................... 58
4.2: Development of the Spatial Plan ..................................................................................... 59
4.2.1: Design Alternatives ................................................................................................. 59
Overview ........................................................................................................................... 59
Alternative One: Total redevelopment and reorganization of activity spaces ..................... 59
Alternative Two: Renewal and Rehabilitation of existing use ............................................ 62
4.2.2: Evaluation of Alternatives and Plan proposals ......................................................... 63
4.2.3: Choice of the preferred strategy ............................................................................... 65
4.2.4: Justification ............................................................................................................. 66
4.3: Site Planning and Design Process Stages ........................................................................ 66
4.3.1: Development of Plans; Drawings and Spatial Models .............................................. 67
4.3.2: Proposed Land Budget ............................................................................................. 67
4.3.3: Detailed Design Formulation ................................................................................... 67
Precinct(s) 1: public open spaces (Green Areas) .................................................................... 67
Precinct(s) 2: auto-mobile garage precinct ............................................................................. 68
Precinct(s) 3: Mixed Use Commercial/Residential ................................................................. 68
4.3. proposed site layout ................................................................................................. 71
Industrial garage precinct(s) .............................................................................................. 72
4.4: Implementation Strategies, Programmes and Projects ..................................................... 75
Priority Actions and Tools to Effect Implementation ......................................................... 75
Actions: ............................................................................................................................. 75
Tools to Assist Implementation: ........................................................................................ 76
4.2.3: Implementation Schedule ......................................................................................... 76
Project prioritization and phasing ...................................................................................... 78
Budgeting and Costing .......................................................................................................... 80
Limitations to the implementation of the project .................................................................... 85
CHAPTER FIVE ...................................................................................................................... 86
MONITORING AND EVALUATION .................................................................................. 86
Overview ........................................................................................................................... 86
5.1: Monitoring and Evaluation Stages .................................................................................. 86

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5.1.1: indicators of progress ............................................................................................... 86
5.2: Guidelines for the Implementation Process ..................................................................... 87
5.3: Site/Environmental management Plan ............................................................................ 88
Management strategy ............................................................................................................ 90
Hindrances to a successful evaluation process ....................................................................... 91
Relevance of the project to the planning profession ............................................................... 91
BIBLIOGRAPHY ..................................................................................................................... 93

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LIST OF TABLES
Table 1: The data needs matrix .................................................................................................. 12
Table 2: Existing land use budget of the site .............................................................................. 53
Table 3: Institutional Profile ...................................................................................................... 55
Table 4: Comparative analysis of development alternatives ....................................................... 64
Table 5: Proposed land use budget ............................................................................................ 67
Table 6: Goals Achievement Matrix .......................................................................................... 69
Table 7: Implementation Matrix ................................................................................................ 77

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