URBAN RENEWAL AND REDEVELOPMENT FOR UMOJA

URBAN RENEWAL AND REDEVELOPMENT FOR UMOJA INNERCORE
ESTATE NEIGHBORHOOD
BY:
BENARD OTIENO ATANDA
B65/37435/2010
A Development Project Submitted in Partial Fulfillment for the Requirements of the Degree of
Bachelor of Arts in Urban and Regional Planning
Department of Urban and Regional Planning
UNIVERSITY OF NAIROBI
MAY 2014
DECLARATION
This planning development project is my original work and has not been presented for a degree in any
other university
Signed……………………………………… Date ……………………………………
Benard Otieno Atanda
(Candidate)
This planning development project has been submitted for examination with my approval as the
University supervisor
Signed…………………………………..…….. Date………………………………………
Mr. Charles Dadu Karisa
(Supervisor)
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DEDICATION
I dedicate this project to my dear wife Addah Achieng and children Wayne, Leslie, Rebecca, Ashley
and Brenda.
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ACKNOWLEDGEMENTS
I would like to express my deepest appreciation to the almighty God for the grace and strength he
has provided me that has made it possible to complete this project. Furthermore I would like to
acknowledge with much appreciation the Department of Urban and Regional Planning and the staff
for their support throughout the project.
My special gratitude goes to my supervisor Mr. Charles Dadu Karisa for the valuable advice,
guidance, patience and support he has given me in writing this report from the preliminary stages to
the final stage. His wealth of knowledge, passion and encouragement for my project has enabled me
through the project.
I would also like to appreciate the input of other lecturers: Mr. Romanus Opiyo and the research
coordinator Mr Zacharia Maleche ; whose wonderful insights expounded my conceptual skills to
come up with this project.
To all my colleagues of the Department of Urban and Regional Planning (DURP) class of 2014, I
appreciate your input.
Am also grateful to the Nairobi City County especially staff of the City Planning Department, City
Engineers Department, Housing Development Department and the residents of Umoja Innercore
estate, thank you all for your magnificent contribution.
Lastly, am grateful to all my wonderful family members and friends especially Mr. Noel Olweny for
their unfailing support and encouragement during my entire schooling period. This academic
journey has been an uphill task but your encouragement has seen me this far. I shall forever be
indebted to you all for your kind assistance.
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ABSTRACT
A number of changes in the residential development in Umoja Innercore estate have quite
recently occurred, particularly with the emergence of multi dwelling buildings that have been put
up haphazardly resulting to a decline of the physical and social structure of the area. The net
effect of this kind of development has been a disruption of the built form, deterioration of the
estate with respect to aesthetics, constraining of existing infrastructural facilities and unsafe
living environment and thus compromising the sustainability of the estate, as well as prejudicing
both the economic growth and existing social facilities.
This project is based on urban renewal and redevelopment of Umoja Innercore Sector IV estate,
with the aim of creating a residential neighborhood that provides for an adequate space for the
provision of adequate infrastructure and utilities through spatial organization that increases
connectivity and access to functional spaces, creating a suitable housing typology, design that
accommodates more residents to cater for the increased housing demand and to come up with an
appropriate policy guideline that will properly plan for the future development and thus create a
sustainable living environment.
Data collection process involved both primary and secondary sources, with the primary data
sources including field work i.e, direct observation, photography and administration of
questionnaires, while secondary sources employed the use of published and unpublished
documents, library research and internet sources.
The development project examined three possible alternatives for the future development of the
estate. These included: redevelopment approach, rehabilitation and preservation approach as well
as an integrated approach. After critical evaluation of these alternatives, the redevelopment
approach was chosen as it effectively addresses the problems in the area. The planned
improvement program for the future of the estate 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.
This project presents urban renewal and redevelopment as the best solution for restructuring the
existing built environment in order to meet demand for development of land for housing the ever
increasing Nairobi‟s urban population.
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TABLE OF CONTENTS
DECLARATION ......................................................................................................................................... ii
DEDICATION ............................................................................................................................................ iii
ACKNOWLEDGEMENTS ...................................................................................................................... iv
ABSTRACT ................................................................................................................................................. v
TABLE OF CONTENTS ........................................................................................................................... vi
LIST OF TABLES ....................................................................................................................................... x
LIST OF MAPS .......................................................................................................................................... xi
LIST OF ATTACHMENTS ...................................................................................................................... xii
LIST OF PLATES .................................................................................................................................... xiii
LIST OF FIGURES ................................................................................................................................. xiv
LIST OF GRAPHS ................................................................................................................................... xv
CHAPTER ONE ......................................................................................................................................... 1
INTRODUCTION....................................................................................................................................... 1
1.1 Statement of the Planning Research Project Title. .............................................................................. 1
1.2 Summary of Main Findings of the Planning Research Project ........................................................... 1
1.3 Summary of the Main Recommendations of the Planning Research Project ...................................... 3
1.4 Statement of the Development Project ................................................................................................ 5
1.5 Statement of Reasons for the Choice Made of the Development Project ............................................ 6
1.6 Statement of the Location and Area Coverage of the Development Project ....................................... 6
1.7 Statement of the Objective of the Development Project ...................................................................... 7
1.8 Statement of the Assumptions of the Development Project ................................................................. 8
1.9 Statement of the Scope of the Development Project and Organization of the Chapters ..................... 8
1.10 Research Methodology for the Development Project........................................................................ 9
1.10.1 Data Needs and Requirements ................................................................................................... 9
1.10.2 Data Sources .............................................................................................................................. 9
1.10.3 Methods of Data Collection ..................................................................................................... 10
1.10.4 Methods of Data Analysis ........................................................................................................ 10
1.10.5 Methods of Data Presentation.................................................................................................. 11
1.10.6 Limitations ............................................................................................................................... 11
1.10.7 Definition of Key Terms and Concepts ..................................................................................... 11
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CHAPTER TWO ...................................................................................................................................... 14
REVIEW OF POLICY GUIDELINES ................................................................................................... 14
2.0 Overview ........................................................................................................................................... 14
2.1 Review of Relevant Policies, Plans, Planning Policies and Design Guidelines and Standards for the
Design and Implementation of Development Project. ............................................................................ 14
2.1.1 Legal Frameworks ..................................................................................................................... 14
2.1.2 Policy Frameworks .................................................................................................................... 16
2.2 Planning and Design Standards, Regulatory Guidelines .................................................................. 17
2.2.1 Planning and Urban Design Hand Books .................................................................................. 17
2.2.2 Regulatory Guidelines................................................................................................................ 23
2.3 Reference to Relevant Case Studies .................................................................................................. 26
2.3.1 Infill Development and Redevelopment – Case Study in Florida, United States of America ..... 26
2.4 Statement of the Conceptual Framework and Theoretical Principles .............................................. 40
CHAPTER THREE .................................................................................................................................. 42
SITUATION ANALYSIS .......................................................................................................................... 42
3.0 Introduction ....................................................................................................................................... 42
3.1 Location Context of the Project Area ................................................................................................ 42
3.2 Background and Historical Context of the Project Area................................................................... 45
3.2.1 Background of the Project Area ................................................................................................. 45
3.2.2 Historical Context of the Project Area ....................................................................................... 45
3.3 Site Analysis ...................................................................................................................................... 46
3.3.1 Physical Attributes ..................................................................................................................... 46
3.3.2 Biological Attributes .................................................................................................................. 47
3.3.3 Climatic Attributes ..................................................................................................................... 47
Source: http://www.climatetemp.info/kenya/nairobi.html, 2014 ............................................................. 49
3.4 Population and Demographic Characteristics ................................................................................. 49
3.4.1 Population size ........................................................................................................................... 49
3.4.2 Household size ........................................................................................................................... 50
3.4.3 Population change ..................................................................................................................... 50
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3.5 Land Use Analysis............................................................................................................................. 50
3.5.1 Residential Housing Facilities ................................................................................................... 52
3.5.2 Shopping/Commercial Facilities ................................................................................................ 53
3.5.3 Community Facilities ................................................................................................................. 54
3.5.4 Infrastructure Services ............................................................................................................... 54
3.5.5 Transportation and Movement………………………………………………………………………….57
3.5.6 Land Issues……………………………………………………………………………………………….57
3.5.6.1 Land Use and Tenure……………………………………………………………………………..57
3.5.6.2 Land Use Regulations…………………………………………………………………………….58
3.5.6.3 Buildings and Development Densities……………………………………………………………58
3.5.7 Economic Activities in the Estate…………………………………………………………………..59
CHAPTER FOUR..................................................................................................................................... 59
PROJECT PLANNING, DESIGN AND IMPLEMENTATION ........................................................... 59
4.0 Introduction ....................................................................................................................................... 59
4.1 Planning and Design of the Project .................................................................................................. 59
4.1.1 Development of the Spatial Plan ................................................................................................ 62
4.2 Site Planning, Design and Development Process ............................................................................. 69
4.2.1 Detailed Design Formulation/ Development of Detailed Action Plans ..................................... 74
4.2.2 Implementation Strategies .......................................................................................................... 86
4.2.3 Implementation Schedule ........................................................................................................... 87
CHAPTER FIVE ...................................................................................................................................... 90
MONITORING AND EVALUATION..................................................................................................... 90
5.0 Overview ........................................................................................................................................... 90
5.1 Monitoring and Evaluation Stages.................................................................................................... 90
5.1.1 Indicators of a Successful Development Project ........................................................................ 91
5.1.2 Challenges to a Successful Evaluation Process ......................................................................... 92
5.2 Guidelines for the Implementation Process ...................................................................................... 92
5.2.1 Guidelines for Successful Planning and Implementation .......................................................... 92
viii
5.3 Site and Environmental Management Plan....................................................................................... 93
5.3 Relevance of Environmental Management Plan ............................................................................... 94
5.4 Conclusion ........................................................................................................................................ 95
BIBLIOGRAPHY ..................................................................................................................................... 96
APPENDICES ........................................................................................................................................... 97
APPENDIX 1: HOUSEHOLD QUESTIONNAIRE .............................................................................. 97
APPENDIX 2: INSTITUTIONAL QUESTIONNAIRE ...................................................................... 103
APPENDIX 3: RESEARCH AUTHORIZATION LETTER ................................................................ 107
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LIST OF TABLES
Table 1: Data Needs Matrix ........................................................................................................................ 13
Table 2: Observed Land Use Allocations in Residential Neighborhoods ................................................... 18
Table 3: Recommended Densities for Residential Developments ............................................................... 19
Table 4: Recommended Minimum Setbacks ................................................................................................ 20
Table 5: Recommended Minimum Plot Sizes .............................................................................................. 21
Table 6: Household Distribution in Nairobi by Division ............................................................................ 50
Table 7: Evaluation of Alternatives ............................................................................................................. 66
Table 8:Land Budget ................................................................................................................................... 70
Table 9: Project Implementation Strategy………………………………………………………………………....84
Table 10: Time Frame, Phasing and Resource Requirements..................................................................... 85
Table 10: Project Costing Requirements..................................................................................................... 85
Table 11: Monitoring and Evaluation Strategy ........................................................................................... 89
Table 12: Environmental Site Management Plan........................................................................................ 91
x
LIST OF MAPS
Map 1: Location of Development Project Site (Sector IV Zoning Map) ....................................................... 7
Map 2: Location of Umoja Innercore in Nairobi County ........................................................................... 43
Map 3: Location of Umoja Innercore in Kenya Map Context .................................................................... 44
Map 4: Land Use Map for Umoja Innercore (As Existing)......................................................................... 51
xi
LIST OF ATTACHMENTS
Attachment 1 – Miami-Dade County’s Urban Centers ............................................................................... 35
Attachment 2 – Baldwin Park Land Use Plan ............................................................................................ 36
Attachment 3: Local Governments in the S.R. 7/US. 441 Collaborative ................................................... 37
Attachment 4: Naranja Urban Center – Building Height Plan ................................................................. 38
Attachment 5: City of Gainesville’s Urban Village .................................................................................... 39
xii
LIST OF PLATES
Plate 1: Miami-Dade County Naranja Urban Center (left) and Downtown Kendall Urban Center (right)
.................................................................................................................................................................... 34
Plate 2: Existing Residential Housing Typologies ...................................................................................... 53
Plate 3: Existing Shopping/Commercial Facilities ..................................................................................... 54
Plate 4: Existing Education and Health Facilities ..................................................................................... 55
xiii
LIST OF FIGURES
Figure 1: Conceptual Framework .............................................................................................................. 41
Figure 2: Contextual Framework to Guide on the Development Project ................................................... 60
Figure 3: Schematic Diagram of the Stages of Site Planning ..................................................................... 69
Figure 4: Summary of Development Action Plan ....................................................................................... 75
Figure 5: Proposed Site Layout Plan for Umoja Innercore Sectoy IV ........................................................ 76
Figure 6: Proposed Site Layout Plan Showing Recreational Areas ........................................................... 77
Figure 7: Site Layout Plan Showing Distribution of Proposed Residential DevelopmentError! Bookmark
not defined.
Figure 8: Plan Proposal-Proposed Development Floor Plans ................................................................... 79
Figure 9: Plan Proposal-Proposed Development Elevations…………………………………………………..80
Figure 10: Plan Proposal-Proposed Development Cross Sections…………………………………………….81
Figure 11: Plan Proposal-3-Dimension Representation of Built Houses Front View………………………82
Figure 12: Plan Proposal- 3-Dimension Representation of Built Houses Rear View……………………..83
Figure 13: Monitoring and Evaluation Stages…………………………………………………………………..89
xiv
LIST OF GRAPHS
Graph 1: Average Mean Temperature Distribution in Nairobi ................................................................... 48
Graph 2: Summary of the Climatic Characteristics in Nairobi .................................................................. 49
xv
CHAPTER ONE
INTRODUCTION
1.1 Statement of the Planning Research Project Title.
The planning research project was on: Evaluating housing development characteristics in
Eastlands area; a case of Umoja Innercore estate, Nairobi.
1.2 Summary of Main Findings of the Planning Research Project

Laxity of The NCC in Regulating Housing Development in The Estate
The Nairobi City County formerly known as the City Council of Nairobi (CCN) under both the
Physical Planning Act Cap 286 and the Local Government Act Cap 265 is mandated to control
developments in its area of jurisdiction in order to realize an orderly development. However, the
NCC has not risen to this occasion to control both the formal and informal developments coming
up in the estate, resulting to unplanned and uncontrolled developments in the estate. Cases of
unapproved developments and buildings constructed without statutory inspection and monitoring
are quite rampant in the area.

Increased Housing Densities.
Increasing housing density leads to an increase in the number of occupants per unit area of
land.
The estate was planned for the development of single dwelling residential housing units to
accommodate between 2-6 people per dwelling unit. Currently, the case is totally different as
the resident population has drastically increased to accommodate over 100 persons per
residential units brought about due to an increase in development of multi dwelling houses.

Ignorance by Developers and Plot Owners in Following Development Regulations.
Most property owners in the area have ignored development guidelines and regulations to be
undertaken before commencing any construction work which includes; payment for
development applications, obtaining approvals and statutory inspections and monitoring
which further results to unplanned and unauthorized developments and incidences of
buildings collapsing on people and thus causing injury or death to innocent people.
1

Encroachment of Open Spaces and Public Utility Land.
Land that was reserved for children play areas; road construction, open spaces and public
utility land have been encroached into and used for a different use other than what it was
actually meant to serve. This is as a result of greediness and corruption by the city county
officers, chiefs and Dos, members of the county assembly, MPs and even the chief officers in
the City County who use and sell open spaces and public land to private developers for their
own benefits. This results to children playing on road reserves or on dangerous areas such as
under power lines which in most cases leads to accidents and injuries.

Overstretching of the Existing Infrastructural Facilities.
The increment in population facilitated by the increase in housing densities has further
overstretched the capacity of existing infrastructural facilities like water pipes, electricity
lines, drainage channels and sewer lines. The sewer and drainage channels have become
dysfunctional a phenomenon that can be attributed to the increased capacity of waste water
currently generated. There is also increased water demand that can‟t be catered for by the
capacity of the existing water pipes. This has resulted to occasional water shortages in the
area as a result of pipe bursts, blocked drainage and sewer lines among other problems.

Poor Maintenance of the Housing and Infrastructural Facilities.
The multi dwelling houses that have come up are usually associated with a huge population
and thus there is the tendency of poor maintenance by the landlords and even the tenants
themselves. The increased human population and increase in development densities in the
area requires properly maintained and upgraded infrastructural facilities to enable it to
effectively handle the carrying capacity of the area. It is the mandate of the Nairobi City
County to ensure that drainage channels and road carriageways are properly cleaned and
maintained; sewer system and domestic water supply are provided to residents in a
satisfactory manner in conjunction with the Nairobi Water Company and also KPLC to
provide adequate power supply and thus ensuring safety to the residents.
2
1.3 Summary of the Main Recommendations of the Planning Research Project
 Redevelopment Approach of Urban Renewal
After evaluation of housing development in Umoja Innercore estate it was established that the
use of land and construction of buildings in the estate is not sustainable. Densification
involving the construction of multi dwelling housing development without due regard to the
laid down policy guidelines is unacceptable, and can only be allowed if it meets the laid down
requirements for development. The study recommends for a total redevelopment approach of
the estate which is an aspect of urban renewal that will involve complete demolition and
revitalization of the estate by creating new housing design, preferably multi dwelling units
designed up to seven levels. Redevelopment plan prepared in consultation with the Nairobi
City County, private developers, business owners, residents and other stakeholders in the
estate can be used as a guide to further development in the area. Also the Nairobi City County
can come up with an appropriate strategy or a master plan that will be used to guide future
developments in the area.
 Improvement and Upgrading Of Infrastructure and Service Facilities
The existing infrastructure and service facilities in Umoja Innercore require improvement to
transform their conditions to reasonable standards. The whole of the 25M wide Moi drive
needs to be widened, recarpeted and improved by marking lanes and bumps, creating bus/
matatu lay bays in order to reduce the huge traffic that usually occurs during peak hours of the
day. Also, access roads leading to the estate need upgrading possibly by tarmacking or
compacting them to acquire a smooth surface to ensure proper flow of vehicles and
pedestrians into the estate. Sewer system needs to be expanded for them to accommodate the
large amount of sewer emanating from the large buildings. Drainage channels need to be
cleaned frequently so as to allow for easy flow of storm water and reduce blockages
especially during rainy seasons. Existing street lights on the roads to be replaced with new
ones to enhance security especially at night, and if possible introduce high mast flood lights
on strategic locations.
3
 Control of Developments
The Nairobi City County has already put in place standards and policy guidelines to ensure
harmony in developments and provided for development control measures and enforcement
actions for developments that are put up without approvals. Distribution and nature of
developments in the area will require rationalization in order to propel the estate towards a
self sufficient neighborhood.
 Provision and Design of House Type Plans
House type plans to be established should allow for flexibility and variety in their planning
and design dimensions in consideration to the size of plot in which it is to be constructed, so
as to create harmony when constructed. The house types should also be of multi-dwelling type
preferably for flats and apartments done to a maximum of five levels so that it addresses
appropriately the issues of housing demand in the area and the entire county.
 Ensure Citizen Participation
Stakeholder participation at all levels of the planning is an important factor for the success of
any program. A strong emphasis should be put on the public, private and community
participation. Thus, the involvement of the residents and the community, along with the
policy makers and technical experts, during the entire decision-making process is crucial. This
will provide a broad framework for plan implementation through the organization and
management structure of the institutional arrangements. It will also enable the harnessing,
stimulation and mobilization of the natural, material, financial and human resources needed
for the plan implementation.
 Institution Capacity Building
The study identifies the need to boost the capacity of various institutions in order to ensure
they possess adequate capacity to regulate the housing sector, and thus create an atmosphere
for controlled development, especially the need for capacity building among organs of the
Nairobi City County entailing an increase in the workforce, digitization of the development
control section to fasten the process of plan approvals, adequate remuneration of the officers
in order to reduce corruption, budgetary allocation adequacy to facilitate operations of the
4
County, especially when carrying out statutory inspections to ensure development are put up
as per the approved building plans. NEMA enforcement team should also ensure that multistorey residential developments carry out an Environmental Impact Assessment audit report
and approval of the same is obtained, to control on the negative impacts the development
would have on the environment.
 Sensitization of Tenants and Property Owners/Developers
There is need to educate tenants and developers on issues of housing safety standards,
planning requirements and provision of amenities. Tenants and sub tenants are usually
encouraged to form a collective bargaining association in order to safe guard the future of the
neighborhood, which will also act as an integral regulatory mechanism in terms of
development control and ensure that buildings are coming up in accordance with the current
planning standards and thus be conversant with issues such as plan approvals and occupation
certificate. Developers and property owners on the other hand view the housing sector as a
market where intensity of investment is directly proportional to returns. With this view in
mind, the said developers literally overdevelop their properties by utilizing all the spaces
available without giving thought to the impacts of such developments on such small spaces,
resulting to overstretching the existing amenities. Developers should also be educated on the
implications of such massive densification which also causes depreciation in the value of real
estate development, congestion and possibly decay of such buildings, and therefore they
should be encouraged to implement the projects according to the laid down regulations, policy
guide lines and zoning requirements.
1.4 Statement of the Development Project
After an in depth evaluation of housing development in Eastlands area with particular focus
on Umoja Innercore Estate, the study established various principles and concepts to aid in the
effective planning and design of the estate. The development project will proceed to improve
the conditions of the estate to meet both current and future needs as a continuation of the
planning research project. Thus the development project title chosen is “Urban Renewal and
Redevelopment for Umoja Innercore Estate Neighborhood”.
5
1.5 Statement of Reasons for the Choice Made of the Development Project
 To find out the best approach of rehabilitating, remodeling and conservation
measures of Umoja Innercore neighborhood by developing an appropriate design
measures that will improve and conserve the present and future situation of the
area and thus adopt a desirable and sustainable development plan.

To prepare a satisfactory policy requirement, building by laws and zoning guide
that will capture all planning aspects of building developments such as building
lines, setbacks, plot ratios, ground coverage and subdivision requirements that will
ensure sustainable and efficient use of buildings and infrastructure.

Urban renewal through redevelopment is the only appropriate measure that can
satisfactorily address the current challenges in Umoja Innercore by rejuvenating
the estate and thus increasing both the social and economic benefits of the estate.
1.6 Statement of the Location and Area Coverage of the Development Project
The project will be undertaken in Umoja Innercore estate, sector IV a vast area that was
actually reserved for few residential areas, open spaces and public utility space during the
initial subdivision of the estate and covers land measuring approximately 25Hectare. The area
is approximately 15 kilometers from the city centre, and abuts the Umoja 2 Housing Estate
scheme to the North, Umoja 1 estate to the West , Umoja Innercore sector 1 estate to the
south, Umoja Innercore sector 3 to the east, served by the 25m wide Moi drive at the main
frontage and cut approximately into two by the main power line. The project area is located in
Nairobi‟s Eastlands area lying along coordinates 1°17'3.4"S , 36°53'32.2"E with an altitude of
1623m above sea level.
6
Map 1: Location of Development Project Site (Sector IV Zoning Map)
Umoja 2 Estate
10
11
12
15
16
O
17
37
W
99M
E
A 26
A 27
A 28
A 29
A 30
A 31
A 32
A 33
A 34
A 35
A 36
A 37
A 38
A 39
A 85
A 86
A 87
A 88
A 89
A 90
A 91
A 92
A 93
A 94
A 95
A 96
A 97
A 98
A 99
A 100
A 101
A 102
A 103
A 104
A 105
A 106
A 107
A 108
A 109
A 110
A 111
A 112
A 113
A 114
A 115
A 116
A 117
A 118
A 119
A 120
A 121
A 122
A 123
A 124
C 52 A 125
C 53 A 126
C 54 A 127
C 55 A 128
C 56 A 129
C 57 A 130
C 58 A 131
C 59 A 132
C 60 A 133
C 61 A 134
C 62 A 135
C 63 A 136
C 64 A 137
C 65 A 138
A 150 A 153 A 139
C 66 A 140
B 68
C 67 A 141
A 155
C 68 A 142
A 156
C 69 A 143
A 157
C 70 A 144
A 158
A 159
C 71 A 131
A 160
C 72 A 132
A 161
C 73 A 133
A 162
C 74 A 134
A 163
C 75 A 135
A 164
C 76 A 136
A 165
C 77 A 137
A 166
C 78 A 138
19
A
Y
L
E
A
V
E
136
MO I
236
SP
CF 27
V
Commercial Facilities
Transportation
Open Spaces
Development Zone
105
M
LEGEND
M
HC
PG
PS/NS
OS
SS
SP
SC
PO
BS
CF
Market
Health Centre
Play Ground
Primary and Nursery School
Open Space
Secondary School
Special Purpose
Shopping Centre
Post Office
Bus Station
Community Facilities
CSP
Corner Shop Plot
Existing 66KV Power Lines (KPLC)
C3
3
Existing (KPLC) 730FT Trace
E
IV
R
D
233
WI DE
101
138
40M
D R I V E
OR
CT
Institutional Facilities
SECTOR II
16
17
12 M W I DE RO AD
18 19 20
21
66
22
65 64 63 62
93 92 91 90 89
23
61
67
24
60
1
25
68
222
26
94
51 2 M
59
OS
OS
27
69
W
58
221
95
52 50
28
ID
29
70
E
53
49
57
75
30
96 97 98 99 100
76
48
RO
71
54
47
55
109
31
AD
72
46
55A
45
73
OS
44 43
32
77 78 79 80 81 82 83 84 85 234
74
42
235
86 87
41
34
15 M W I DE RO AD
88 40
35
178
36
39
37
107
38
177
176
175
1 2M WI D E R OAD
174
188
208
144
189
207
185
173
145
190
206
186
146
172
OS
OS
191
205
187
147
216
171
192
204
110
217
148
TYPE
109
193
203
149
170
150
12 M W I DE RO AD
A
151
152
153
B
SE
A 137
A 138
B6
A 139
B7
A 140
B8
A 141
B9
A 142
B 10
A 143
OS
A 144
A 99
CF 13
A9
A 145
A9 8
A9
A8 0
A9 7
A8 9
A9 6
8
A8
A9 5
7
A9 4
A8
15
A9 3
A8 6
A9 2
A8 5
1
38
A8 4
A8 3
2
A8
A 1
A 7 80
9
10 0M
D R I V E
242
241
W5
CF 242
R
W
18
2 3 4 5 6 7 8 9 10 11 12 13 14 15
200
100
0
200Meters
M
RO AD
BS
CF 8
M
CF 6
A 257
A 258
A 259
A 260
A 261
A 262
A 263
A 264
A 250
C 59
A 251
A 252
A 253
A 254
A 255
A 256
M O I
P
9
225
125
224
126
223
127
199
128
200
129
209
201
232
210
202
130
211
212
238 239
213
139
131
214
140
132
215
141
133
142
134
143
135
136
137
138
43M
SP
CF 23
PO
CF 7
A 242
A 243
A 244
A 245
A 246
A 247
A 248
A 249
Residential Zone
Tena Housing Estate
8
104
220
219
218
E
CF 4
45M
SC
CF 5/2
C 47 B 81
C 46 B 82
C 45 B 83
C 44 B 84
LEGEND
110M
7
43
159
158
157
156
155
154
154
I V
CF 3A/3B
SC
CF 5/1
C 38 B 74
C 37 B 75
C 36 B 76
D R I V E
A1
5
A 6
A 1 15 5
A 54 C 31
A 1 15 3 C 30
A 1 5 2 C 29
A 124
A 1 5 1 C 28
A1
A 1 5 0 C C 27
A 1 23
26
A 1 49
A 1 22 C
A 1 4 8 C 25
9
A 1 21
C
A 1 4 7 C 24
A 1 20 C 8
46
C
2
A 1 19 C 7
C2 3
A1
A 1 18 C 6
A 1 05
C2 2
04
A 1 17 C 5
C2 1
A
1
0
A 1 16 C 4
A 1 03
A 1 15 C 3
A 1 02
14
2
A 1 01
C1
C 1 00
C 1 26
25
M
118
119
120
121
122
123
124
96M
R
45M
HS
45M
D
96M
I
MO I
6
1 2 M W I D E R O AD
102M
O
CF 1
NS
5
1
117
115
114
113
112
111
110
CF 9
SC
CF 5
PS
60
4
18 35 34 33 30 29 28 27 26 25 24 23 22 21 20 19
50M
M
M
10 0
M
150
B 77
B 78
B 79
B 80
I
49
48
47
46
45
88M
M
150
C 3
C 2 22
1 B
231
230
229
228
227
226
CF 10
C 51
C 50
C 49
C 48
A 234 A 235 A 236 A 237 A 238
C 58 A 239
C 56 C 57
B 47 B 49 B 51 A 240
B 46
B 48 B 50 B 52 A 241
C2
184
183
182
237
CF 2
C 32
C 43 B 69
C 42 B 70
C 41 B 71
C 40 B 72
O
3
NCC
CF 18
A 167
MO I
44M
199
196
195
194
SP
82M
M
10 0
SP
C 35
C 34
A 1183 NS 29 C 33 C 39 B 73
SP
C 55
CF 20 B 45
PS/NS
CF 21
12 M
42
A 56
A 57
A 58
A 59
A 60
A 61
A 62
A 63
A 73
B 70
B 71
B 72
B 73
B 74
B 75
B 76
B 77
B 78
B 79
B 80
B 81
A 174
2
3M LANE
103
CF 12
A 1184
A 1182
A 40
A 41
A 42
A 43
A 44
A 45
A 46
A 47
A 48
A 49
A 50
A 51
A 52
A 53
A 54
A 55
A 56
A 57
A 58
A 59
A 60
A 61
A 62
A 63
A 64
A 65
A 66
A 67
A3
A3 7
8
A3
A4 9
A1
A4 0
1
A 1 93
A4
2
A 1 92
A
A 1 91
A 4 43
A 4
A 1 90
8
A 4 45
9
A1
A4 6
A 1 88
7
A4
A 1 87
A4 8
RO AD
A 1 86
A5 9
A 1 85
A5 0
A 1 84
A5 1
8
2
3
A5
3
A
A5
A 1 82
A5 4
A 1 1 81 B 1
A5 5
A 1 80 B 1 7 8
6
B
A5
A 1 79 B 1 6
B 19
B
A5 7
A 1 78 B 1 5
B 20 B B 27
8
7
A5
A 1 7 B 14
B 21 B 28
3M
B
13
A6 9
A 1 76
B 2 22 B 29
LA
B 3 35 C
NE
A6 0
A 1 75 B 1 2
B 2 3 B 30
B1
B 3 6 C 10
3
4
A6 1
A 1 74
1
B
B 1
B 3 7 C 11
C
A6 2
A 1 73
B 2 25 B 32
3
C 1 17
B 3 8 C 12
72
3
6
A6
B3 3
C 8
B 4 9 C 13
A6 4
4
C 2 19
5
B 4 0 C 14
A6
0
6
B 4 1 C 15
A6
2 A 16
7
2
A6
60
A6 8
C 124
9
A7
A 265 C 54
A7 0
B 53 C 46
A7 1
A1
A 157
B 54 C 47
A7 2
A 1 07
3
C 32 A 158
0
48
55
B
C
8
A1
A7
4
C 33 A 159
A 1 09
B 56 C 49
A7
1
5
C 11 A 125 C 34 A 160
A7
A1 0
B 57 C 50
1
A7 6
A 106 C 12 A 126 C 35 A 161
A1 1
B 58 C 51
7
12
A7
A
13
127
C
A
B1
11
8
C 36 A 162
B 59 C 52
3
B2
C 14 A 128 C 37 A 163
B 60 C 53
B3
C 15 A 129 C 38 A 164
B4
C 16 A 130 C 39 A 165
B5
C 17 A 131 C 40 A 166
C 18 A 132 C 41 A 167
C 19 A 133 C 42 A 168
A 134 C 43 A 169
A 135 C 44 A 170
A 136 C 45 A 171
A 65
A 64
A 63
S4.9
S4.10
S4.11
31
42
41
40
39
38
36
C 20
C 21
C 22
C 23
C 24
C 25
C 26
C 27
C 28
C 29
C 30
BS 49
125
105
104
103
102
A 67
0.5
A 66
1
WI DE
SP
CF 22
24
B 158
B 157
B 156
B 155
B 154
B 153
B 152
PS/NS
CF 14
77M
M
150
C 61
C 62
C 63
C 81
C 82
B 85
B 86
B 70
247
B 69
246
B 68
245
B 67
244 B 67A
243 B 67B
B 67C
A 36
12 M
75M
A 64
A 65
A 66
A 67
A 68
A 69
A 36
A 37
A 38
A 39
A 40
A 41
A 42
A 43
A 44
A 45
A 46
SP
CF 33
A 47
A 48
A 49
A 50
A 51
A 52
A 53
A 54
A 55
A 56
A 57
A 58
M O I
CF 17
A 29
A 30
A 31
A 32
A 33
A 34
A 35
A 76
A 77
A 78
A 79
A 80
A 81
A 82
A 83
A 84
SECTOR
III
44
169
168
167
166
165
164
163
162
161
160
SS
A 15
A 16
A 17
A 18
A 19
A 20
A 21
A 22
A 23
A 24
A 25
A 26
A 121
A 122
A 123
A 124
A 125
A 126
A 127
A 128
A 129
A 130
A 131
A 132
A 133
A8
A 134
A 135
A 136
A 137
A 138
A 139
A 140
A 141
A 142
A 143
A 144
A 145
A 146
A 147
A 148
B 82
A 153
A 163 A 158
B 83 A 168
A 154
A 164 A 159
B 84 A 169
160 A 155
A 165 A
B 85 A 170
A 156
A 166 A 161
B 86 A 171
A 162 A 157
167
A
172
A
B 87
C 12 A 11
C 11 A 12
C 10 A 13
C 9 A 14
A2
A 33/1
C 94
C 95
B 149
B 150
B 151
B 152
B 24 B 30
B 23 B 29
B 22 B 28
C7 C8
A6 A7
C 16
C 15 A 8
C 14 A 9
C 13 A 10
A 14
A 15
A 16
A 17
A 18
A 19
A 20
A 21
A 22
A 23
A 24
A 25
A 218
43
A 19/1
A 20/1
A 34/1
47
C 82
C 83
C 84
C 85
C 86
A 35/1
A 36/1
A 87
A 88
A 90
A 91
A 92
A 93
A 94
A 37/1
A 81
A 82
A 83
A 84
A 85
A 86
A 96
A 97
A 96
A 99
A 100
B 50
B 51
B 52
B 53
B 54
B 55
A 75
A 74
A 73
A 72
A 71
A 70
A 69
C 80C
C 79 78
C 15 C 21 C 26 C 31
C 14 C 20 C 25 C 30
C 13 C 19 C 24 C 29
C 12 C 18 C 23 C 28
C 11 C 17 C 22 C 27
C 10 C 16
A 29/1
E
A 68
B 43
A 62
A5
SECTOR I
D R I V E
V
48
B 27 B 33
B 26 B 32
B 25 B 31
B 12 B 18
B 11 B 17
B 10 B 16
C5 C6
A 75
A 76
A 77
A 78
A 79
A 80
A 13
C9
C8
C7
C6
C5
C4
C3
C2
C1
A 30/1
A 31/1
A 32/1
A
B 34 C 36
B 35 C 37
B 36 C 38
B 37 C 39
A 60 A 61
100M
A4
A2
A3
B 16 B 22
B 15 B 21
B 14 B 20
B 13 B 19
A 21/1
A 26/1
E
47
B 44
B 45
B 46
B 47
B 48
B 49
A 17
C1
B8
B7
B6
B5
B4
B3
B2
B1
A 27/1
L
A 11
C 10
A9
A8
A7
A6
A5
A4
A3
A 28/1
Y
B 38 C 31
B 39 C 32
B 40 C 33
B 41 C 34
B 42 A 59
B 43
A1
B9
B8
B7
B6
B5
B4
B3
B2
B1
A
C 18
C 19
M O I
SP
CF 16
A 24/1
R
A 102
A 103
A 104
A 105
A 106
A 107
A 108
A 109
A 110
A 111
A 112
A 113
A 114
A 115
A 116
A 117
A 118
A 119
C 74
C 75
C 76
C 77
C 78
C 79
C 80
C 81
A 101
A 25/1
SECTOR IV
E
W
56M
A 22/1
A 23/1
PL
FIE AYIN
LD G
CSP 18
W
OS
CF 15
45
A 74
A 73
A 72
A 71
A 70
A 69
N
O
C 40
C 41
C 42
C 43
C 44
C 45
C 46
D R I V E
P
C 60 C 48
C 61 C 49
C 62 C 50
C 63 C 51
C 64 C 52
C 65 C 53
C 66 C 54
C 67 C 55
C 68 C 56
C 69 C 57
C 70 C 58
C 71 C 59
C 72
C 73
Umoja 1 Estate
M
A 219
A 220
A 221
A 222
OS CF 26
A1
A 223
A2
A 224
A3
A4
A5
A6
A7
A8
A9
CS 19J
A 10
CS 19K
L
A 11
19
CS
A 12
CS 19M
A 13
CS 19N
A 14
CS 19P
A 15
CS 19Q
A 16
CS 19R
A 17
S
19
CS
A 18
CS 19T
A 19
U
A 20
19
CS
V
A 21
CS 19
A 22
W
CS 19
X
A 23
CS 19
A 24
Y
CS 19
A 203
A 25
Z
A 202
CS 19
A 26
/1
A 201
19
A 27
CS
/2
A 200
A 28
CS 19
A 199
A 29
6M
A 30
A 198
h
Ch urc
A 31
A 197
A 32
A 196
A 33
A 195
A 34
A 194
39 32
A 35
B 60
B 53
B 59
B 46
B 52
B 39
B 45 51 B 58
B
B 38
B 51
B 44
B 20 B 32
B 50
B 37
B 52
B 43
B 19
B 49
B 31
B 36
B 53
B 42
B 18
B 30
B 48
B 35
B 54
B 41
B 17
47
B 29
B 34
B 16
B 40 B
B 54 1
B 28
B 33
B 47 1 54 2
B 15 27
47
B 40 1
2B
B
S
B 14 B 26
B 33 1 B 40 2 B 47 B 54 3 B
46
B 13 25
BS
B 47 3
B 33 2
4
B
B 40 3
4 B 54
B 12
B 33 3 B 40 4 B 47
B 24
B 54 5
B 11
B 33 4
B 47 5
B 23
B 10
B 40 6
B 22
B 33 5
3
B 21
I V E A 232 A 23
A1
DR
C 68
A 231
I
M O A 229 A 230 C 79 C 89 C 67
B 70
C 81
66
A 228
A 227 83 C 82 B 77 C 78 B 69 C
77
C
A 226
C 65
C 84 96 B 86 B 76 C
B 12 2
B 68
76
64
C 85
C
C
B 85
10 4 B
75
B 12 1 111 B 3 B 95
B 67
10
B
B 84 B
C 75 66 C 63
B 12 0 110 B 2 B 94
74
B
C 62
10
C 74
9B
A 217
B 83 B
B
C 97 216 B 11
93
B 65
B 10 9
10 1 B
C 73 64 C 61
C 96 A 215 B 118 10 8 B
B 73
B 92
72 B
C 80
B
A
B 10 0 91 B 82 B 72 C
B 117
C 95
B 63
B
C 71 62
A 214
B 81
B 99
B
C 94
B 71
B 90
C 70
213
B 10 7
B 80
B 98
B 61
C 93 A 2 B 116 C 89
C 80
B 89
B 79 205 A 204
5
A 21
B 97
C 92 211 B 11 C 88
A
B 88
B 78
4
A
C 86
C 91 210 B 11 3 C 87
B 87
A
A 106
C 90 209 B 11
207
A
B 112 A
C 89
A 208
C 88
60
CS 19
CS 19A
CS 19B
CS 19C
CS 19D
CS 19E
CS 19F
CS 19G
CS 19H
CS 19I
UMOJA SECONDARY
SCHOOL
8333
D R I V E
B 123
C 98
C 99
C 100
C 101
C 102
C 103
C 104
C 105
C 106
C 107
C 108
C 109
D R I V E
A 18/1
MO I
MO I
C
TOTAL
D R I V E
SECTOR 1
174
87
86
347
SECTOR 2
SECTOR 3
TOTAL NO. OF HOUSES PLOT SIZES
266
123
166
84
606
294
12 X 24M
12 X 21M
126
515
82
332
294
12 X 24M
1,194
Umoja 1 Estate
SOURCE: AUTHOR 2014
1.7 Statement of the Objective of the Development Project
 To take an inventory of the existing site development and conditions and provide a
redevelopment plan for the estate.

To create a suitable design layout that provides for an adequate space for provision of
appropriate housing, infrastructure and utilities in the estate through spatial organization
and thus enhancing connectivity and access to functional spaces.

To create a suitable housing typology and design in terms of skyline and setback
requirements that accommodates more residents in order to cater for the high demand for
housing in the estate.
7

To recommend an implementation, monitoring and evaluation strategy for the housing
development project in the estate, and provide for sustainable guidelines for orderly
development, according to the preferred alternative.

To ensure residents appreciation on the importance of the redevelopment of the estate.

To recommend policy guidelines for redevelopment of the estate.
1.8 Statement of the Assumptions of the Development Project
 The project is prepared on the assumption that the residents and stakeholders will
welcome it as a way of rehabilitating the estate.

The project will increase the number of housing units and other facilities in the area.

The project will also be prepared on the assumption that safe and sustainable housing
developments are coming up within the estate.
1.9 Statement of the Scope of the Development Project and Organization of the Chapters
The geographical extent of the project will be limited to the Umoja Innercore estate Sector IV,
so as to address the various development challenges facing the area and enhance its ability to
meet both the current and future housing, infrastructural and environmental needs. The area
measures approximately 25ha. and is served by the Moi Drive and subdivided into two
unequal parts by the main power line. The project report is organized into five chapters as
follows:
Chapter one: Introduction.
This chapter will give a general introduction of the study and a comprehensive statement of
the planning development project. It will also state the objectives of the study as well as
statement of the study justification, study scope, and a broad statement of the methodology of
study.
Chapter two: Review of Policy Guidelines
In this chapter, a comprehensive review of policy documents, past studies and the literature
8
materials related to the topic of study will be covered. The conceptual framework will also be
stated after the comprehensive literature review.
Chapter three: Situational Analysis
This chapter will give the background information of the study area in terms of physical
location and characteristics, environmental characteristics, population and demographic
characteristics, as well as institutional and legal frameworks of the study area.
Chapter four: Project Planning, Design and Implementation
This chapter will give a detailed report of the project design and implementation including the
costs and time schedules for the project.
Chapter five: Monitoring and Evaluation.
This chapter encompasses a comprehensive monitoring and evaluation schedules for the
project.
1.10 Research Methodology for the Development Project
In order to create a comprehensive plan, the project methodology must be thorough to ensure
that adequate and credible information is used in the planning process. Thus, this part details
out the data needs and requirements per objective, data sources, methods of data collection,
analysis techniques and presentation methods used in the project.
1.10.1 Data Needs and Requirements
The project involves the collection of both primary and secondary data. Primary data was
sourced from field survey, which entails carrying out a site inventory for the project to
include; social, population and demographic data, legal and policy requirements data such as
zoning guides for the existing land uses. Secondary data was collected from the relevant
reviewed literature in the library, internet sources, maps and institutions that are the
custodians of the relevant data such as the Nairobi City County.
1.10.2 Data Sources
Policies and Standards: This includes legal guidelines and provisions concerning planning
and design for housing development within the city. The study will look at international,
9
national and local policies, statutes and standards for housing development to aid in the
effective planning of Umoja Innercore estate. Zoning regulations, planning standards,
development control data are some of the data needed for planning purpose and mainly
obtained from Nairobi City County, Physical Planning Act, Physical Planning Handbook,
Building Code and the County Government act.
Data on the local planning information with respect to the available facilities, infrastructure
distribution and the conditions, will be obtained from the field and relevant secondary
sources. The planning standards information such as plot ratios, ground coverage, setbacks
among others shall be needed. This information will be obtained from layout design manuals,
Physical Planning Handbook, A.J Metric Handbook among others. Case studies will be
reviewed in order to examine the practical application of the theories of urban renewal and
redevelopment.
1.10.3 Methods of Data Collection
The data collection methods for this study will include both primary and secondary data
collection techniques and methods.
a) Primary Data Collection Methods: Primary data was collected through observations,
photographs, field measurements and taking field notes. A base map showing the
existing land uses will also be used to describe the spatial improvement of the area to
be developed.
b) Secondary Data Collection Methods: Secondary data includes the review of existing
policies, statutes and standards pertaining to housing and development in the country,
redevelopment schemes, zoning regulations and the institutions responsible for the
development of the project area within the city and future plans for such
establishments. Possible case studies will be introduced to assist in the best informed
design process.
1.10.4 Methods of Data Analysis
After the field survey, the data was then analyzed based on the various data needs and
presented graphically in the form of maps, plans, tables, charts, and photographs accompanied
10
by well explained report. The research then used various computer software‟s for analysis and
map making such as Statistical Package for Social Sciences (SPSS) and excel was used for
data analysis, Archcad 9.0 and Artlantis was used in making maps and drawing proposals,
while Microsoft word was used for the main report preparation.
1.10.5 Methods of Data Presentation
Qualitative data was presented using photographs, sketches, illustrations and maps. Modeling
and visualization techniques were used to present the 2D and 3D versions of the proposed
models for descriptive analysis.
1.10.6 Limitations
The information collected during the field survey may not have been adequate to justify the
proposed development project as some of the respondents might have withheld some
important information, while others were reluctant to give information.
1.10.7 Definition of Key Terms and Concepts
A dwelling unit - a specific area or space occupied by a particular household and therefore
need not necessarily be the same as a house of which the dwelling unit may be a part.
Housing – It refers to the social problem of ensuring that members of a society have a home
to live in, whether it is a house, or some other kind of dwelling, lodging, or shelter.
Development – Any construction, placement of material change, erection of any nature
grading to improve or unimproved a site or an activity.
Affordable Housing - It‟s a term used to describe a dwelling unit whose costs are deemed to be
affordable to those who have medium or low income. Affordable housing institute (2012).
Neighborhood Unit – an integrated and planned urban area related to the larger community of
which it is part and consisting of residential districts, schools, shopping facilities, religious
buildings, open spaces, and perhaps a degree of service industry.
Residential Neighborhood – a homogeneous urban or suburban area of predominantly
residential population property, which has grown up, or more usually created in order to
11
provide ease of access to essential facilities that provide a balanced and identifiable
community.
Sustainable urban development - the maximization of economic efficiency in the use of
development resources including goods and services provided by the natural environment,
while maintaining natural resources stock at or above present level. It is also the
maximization of social equity in the distribution of development benefits and cost with
particular emphasis on the needs of the low-income groups and avoidance of unnecessary
foreclosure of future development options (Farr, 2003).
Redevelopment - Redevelopment is any new construction on a site that has pre-existing uses.
The variations on redevelopment include:

Urban infill on vacant parcels that have no existing activity but were previously
developed, especially on Brownfield land, such as the redevelopment of an industrial
site into a mixed-use development.

Constructing with a denser land usage, such as the redevelopment of a block of
townhouses into a large apartment building.

Adaptive reuse, where older structures which have outlived their uses are converted
into new ones, such as an industrial mill into housing lofts.
Rehabilitation - Rehabilitation is a practical approach to historic preservation. It is the process
of repairing or altering a historic building for an efficient contemporary use while retaining its
historic features. It represents a compromise between remodeling, which has no sensitivity to
the historic features of a building, and restoration, which is a more accurate but costly
approach to repair, replacement, and maintenance.
Commercial cum residential developments/structures - these are the structures which houses
commercial and residential activities under the same roof.
12
Table 1: Data Needs Matrix
Objectives
To take an inventory of the
existing site development
and conditions
To create a suitable design
layout that provides for an
adequate space for provision
of appropriate housing,
infrastructure and utilities
in the estate.
Data Needs
Data Sources
Data Collection
Methods
Data Analysis and
Presentation Methods
Physical data: Soils, geology,
field survey
topography, hydrology and climate
secondary sources
Biological data: natural environment
Socio-cultural data: land use tenure,
land use regulations, public
infrastructure, buildings etc
Photography
Maps
Observations
Written Reports
Establishment of land use budget for Policy guidelines review
the site
Review of findings on
suitability analysis.
Mapping
Maps
3-Dimension
Representation
Plans
Expected Output
Situational analysis
information and maps
Project area's suitability
Sketches
Site plan and model
representation
3-D Models and
presentations
To recommend an implementation,
monitoring and evaluation strategy
for housing development project in
the estate.
Project prescriptions and needs
To ensure residents appreciation on
the importance of redevelopment
of the estate, and recommend
appropriate policy guidelines
for the estate.
Interpretation of policy
Zoning, policy, regulation Review of existing
Adequate consultation
Policy guidelines, institutional
and
regulatory
frameworks
zoning,
policy,
frameworks, zoning and legislations requirements and
and participative planning
regulation requirements
legislations
and legislations
developments
Proposed project
prescription
Source: Author 2014
13
Review of project
proposals
Interpretation of the
project
Implementation framework
(phasing, costing, monitoring
and evaluation)
CHAPTER TWO
REVIEW OF POLICY GUIDELINES
2.0 Overview
This chapter is a review of the relevant policies that guide neighborhood redevelopment.
Relevant case studies on redevelopment will be discussed, as well as the conceptual
framework that will guide the implementation of the project.
2.1 Review of Relevant Policies, Plans, Planning Policies and Design Guidelines and
Standards for the Design and Implementation of Development Project.
2.1.1 Legal Frameworks
2.1.1.1 The Constitution of Kenya, 2010
The constitution under article 42, guarantees the rights of every person to a clean and healthy
environment including the right “to have the environment protected for the benefit of the
present and future generations through legislative and other measures; the right to accessible
and adequate housing and to a reasonable standards of sanitation, to clean and safe water in
adequate quantities”. To achieve the above mentioned issues, the need for urban renewal
approach involving redevelopment of the existing Umoja Innercore neighborhood is essential,
and thus the project is justifiable on the terms of the new constitution of Kenya.
The constitution also recognizes the family as the basic social unit of the society and also
emphasizes on the rights of children. Therefore through redevelopment of the estate, the
project will help in addressing the rights of children by providing for adequate shelter,
education, health and recreational facilities and also the rights to basic nutrition as stipulated
in article 53 (1) of the constitution.
2.1.1.2 Physical Planning Act
The act vests its power on the local authorities to ensure orderly development, regulate
zoning, approve development plans and prohibit unauthorized developments through
enforcement of building by-laws. Thus any development in Umoja Innercore ought to undergo through the approval process by the Nairobi City County before commencement of any
construction work.
14
Section 29 of the act empowers the City Council of Nairobi to prohibit or control the use and
development of land and buildings in the interests of proper and orderly development of its
area, control or prohibit the subdivision of land or existing plots into smaller areas, consider
and approve all development applications and grant all development permissions, ensure
execution and implementation of approved physical development plans, formulate by-laws to
regulate zoning in respect of use and density development and, to reserve and maintain all the
land planned for open spaces, parks, urban forests and green belts in accordance with the
approved physical development plans.
2.1.1.3 The Urban Areas and Cities Act, 2011
This is an act of parliament to give effect to Article 184 of the constitution to provide for the
classification, governance and management of urban areas and cities for the provision of
establishing urban areas to provide for the principles of governance and residents
participation. Part V of the act alters the contents of the plans to be prepared from those
provided by the Physical Planning Act. The act also lays emphasis on integrated plans, city
and urban area integrated development plans to be aligned to the development plans and
strategies of the county governments.
2.1.1.4 The County Government Act, 2012
This act gives effect to chapter eleven of the constitution to provide for county governments
powers, functions and responsibilities to deliver services and for connected purposes laws that
will guide in the devolved systems. County planning principles and objectives are provided
and outlined in Part XI of the act, as well as providing for the establishment of a county
planning unit which will be responsible for coordinating integrated development planning and
ensuring integrated planning within the county. It also ensures linkages between county plans
and national planning framework by ensuring meaningful engagement of citizens in the
planning process. It also provides for the preparation of county integrated development plans,
county sectoral plans, county spatial plans and urban areas and cities plans under the act.
2.1.1.5 The Environmental Management and Coordination Act
The act aims at promoting safe, clean and healthy environment. Section 7 provides for the
establishment of the National Environmental Management Authority as the institution
15
responsible for the execution of the requirements stipulated in the act in relation to policies
related to environment. Some of the restricted activities in the act include erection,
reconstruction, placement, alterations, extensions, renewal and demolition of any structure or
part of any structure on land. Section 58 of the act requires that every development project
likely to have impact on the environment to undergo an Environmental Impact Assessment
and a report of the same to be prepared and approved by NEMA.
2.1.1.6 The City Council of Nairobi Building By-Laws
This gives provision for approval of any building and/ or development to be erected within the
boundaries of the city of Nairobi as stipulated in the building code (1968). Such provisions
deal with issues of plot coverage, plot frontages, sanitary facilities, type of building materials
used among other provisions for development approval.
2.1.2 Policy Frameworks
2.1.2.1 Vision 2030
According to Kenya‟s vision 2030, the government is committed to promoting a cohesive
society that enjoys an equitable social development in a clean and secure environment, which
forms the basis of transformation in key social sectors such as Housing and Urbanization, the
Environment, Water and Sanitation. Kenya aims to provide the country‟s population with
adequate and decent housing in a sustainable environment. The housing sector experiences
various challenges such as sanitation and pollution, overcrowding and poor planning leading
to proliferation of settlements with poor housing and inadequate infrastructure services. The
vision expects that 60% of the Kenyan population to be living in the urban areas by the year
2030, and therefore rapid urbanization should be guided by a planned program in housing and
urbanization that is consistent with economic and social goals of the country.
Urban renewal is one of the measures that can be used to revitalize the housing sector
characterized by inadequacy of decent and affordable housing. This project intends to increase
the number of residential housing units in a more organized and planned way without leading
to unnecessary increase in costs for housing. It also presents an opportunity to increase
revenue on the side of the developers by providing decent housing.
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2.1.2.2 Agenda 21
It recognizes the need for improving urban management in order to achieve sustainable
development in the current 21st century. The general idea behind agenda 21 revolves around
the incorporation of urban management guidelines in the area of land management, urban
environmental management, infrastructure management and the county financing and
administration. The redevelopment plan is guided by the same principle that the agenda 21
advocates for, with the aim of improving quality of lives and environment, integrating
decisions on land use and land management, investing in the public and private sectors, which
are essential aspects of redevelopment of Umoja Innercore estate.
2.1.2.3 Nairobi Metro 2030
The vision for the Nairobi Metropolitan Region is “to become a world class metropolis in
Africa and in the world” and has four constituents characteristics of a world class city among
them a world class living environment which encompasses good quality housing, adequate,
accessible and high quality facilities and a healthy, safe and lively environment for the best
possible standard of living. The above guidelines will be adopted in the development of
Umoja Innercore estate.
2.2 Planning and Design Standards, Regulatory Guidelines
This section provides a review of the existing planning standards in relation to residential
neighborhood developments specifically housing and infrastructure services such as water,
electricity, drainage and sewerage systems among others. The design and development of the
project will adopt some of the reviewed standards in conjunction with those recommended for
urban renewal.
2.2.1 Planning and Urban Design Hand Books
2.2.1.1 Physical Planning Hand Book
The physical planning handbook, 2008 edition gives guidelines on the densities of
development with regards to plot sizes, number of dwellings to be erected in a unit area of
land, and plot coverage for developments. Below are the recommended standards as per the
physical planning hand book.
17
Issues pertaining to the design of residential areas:
a) Land Allocation
The allocation of land to various land uses within a residential area is defined by certain
standards to ensure optimum distribution of land to each use. The allocations are made to the
dwelling units, services, recreation, communication network, social amenities among others.
Residential areas take up the highest proportion while the rest which are support functions and
facilities take up the rest.
Table 2 below gives the percentage allocation of land in various residential areas. These are
used as a guide in planning for residential estates though reasonable variations may be
permitted depending on local conditions.
Table 2: Observed Land Use Allocations in Residential Neighborhoods
Percentage of Developed Area
Number
Land Use
High Density
Medium Density
Low Density
1
Dwelling Plots
40 - 60
64 - 74
80 - 90
2
Recreation
21 - 29
7 - 16
-
3
Community Facilities
5 - 20
9 - 10
0.1 - 1
4
Road and Streets
4 - 15
6-7
8 - 8.8
Source: E.L Mendes, Technical Paper LU No. 12, Land Use Standards, 1996
b) Development Densities
The density of development is defined by population size, plot coverage and the number of
dwelling units. The level of density is determined by availability of services such as water,
sewerage and road sizes among other factors. For the purpose of controlling the intensity of
development, certain zoning standards are applied as outlined by table five below. These
zoning standards may be varied depending on the type of waste disposal, availability of piped
water and the level of building technology in place. The formulation of zoning
18
recommendations in gross residential densities should be done carefully to ensure that they
create a spatial and functional meaning of an independent system of the built area (both multifamily and one family dwelling units) well provided with the day-day services, recreation and
communication network.
Table 3: Recommended Densities for Residential Developments
Type of Dwelling
No. of Units per Hectare
Space Allocations Per Unit m2
Bungalows
(a) Low Density
(b) Medium Density
(c) High Density
10
16
35
1,000
500
285
Semi Detached Units
(a) Low Density
(b) Medium Density
(c) High Density
30
32
70
417
333
250
Multi Family Units
(a) Low Density
(b) Medium Density
(c) High Density
(d) Special Density
50
60
70
133
200
167.6
142.8
75
Source: Physical Planning Handbook, 2008
c) Estates
The physical planning handbook defines an estate as a spatial planning unit, which is
adequately provided for in terms of basic community facilities bordered by principle through
roads and has an identity. The population of the estate should be able to support the services
within the physical entity. It is recommended that an estate shall have an average of 100
households and with the following characteristics: Common housing design, Common
services, Common entry and exit Uniformity in plot size and design and a well-defined
development period.
d) Neighborhoods
This is defined as a comprehensive planning unit with the following characteristics:
19

Socio-economic identity

Common facilities such as schools, recreational, shopping centres, etc.

An almost self-contained unit

May include several units.
e) Building Lines and Setbacks
Building line is the distance between the plot line (boundary line) and the house or an
ancillary structure. Its core value is to achieve a visual effect or reserve a certain access of the
ground area. Table 4 below presents the recommended building lines for low cost and normal
housing as described by the NCC:

9m building line for major roads.

6m building lines for roads measuring between 12m to 18m wide roads.
Table 4: Recommended Minimum Setbacks
Minimum Setbacks in metres
Housing Typology
Front
Side
Low Cost Housing
3
1.5
4.5
6
3
4.5
Normal Housing
Rear
Source: Physical Planning Handbook, 2008
f) Plot Area and Sizes
The minimum plot size is determined by the user, type of waste disposal, availability of water,
level of building technology and housing scheme being developed. Table 5 below gives a
guide and recommended plot sizes in different typologies of residential development
20
Table 5: Recommended Minimum Plot Sizes
Minimum Plot Sizes in SM
Housing Typology
Detached
Semi Detached
Row Housing
Low Cost Housing
334.8
223.2
167.4
Normal Housing
465
309.7
232.5
Source: Physical Planning Handbook, 2008
g) Plot Coverage, Frontages
Plot Coverage is the portion covered by the horizontal area of a site permitted to be built of a
building. The essence of fixing plot coverage is to ensure a healthy environment and allow for
expansion and improvement of infrastructural activities and social amenities.
Plot frontage is the opening of a building to a street, road or avenue. The physical planning
handbook stipulates that all residential buildings near the street should have proper and
sufficient frontage, such a street not being a sanitary lane or lane.
h) Recreational Areas in Estates/ Community Level
Parks

Distribution: there should be a small area of recreational space within walking
distance of all areas with a residential density above 50 persons per hectare. It would
probably be 1-2 hectares per 10,000 populations in areas above 50 persons per hectare

Location: for the park to be effectively used, it should be located closely to:
community centers and social halls, health centre, local shops, primary and secondary
schools. It may also be used as a landscaping buffer between major roads and the
housing areas and between industrial areas and housing.

Facilities: besides ornamental landscaping features, the park should include; 1-2
playing fields and children‟s equipment playgrounds.
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Social Halls and Community Centers
Distribution: the demand for these facilities will probably be around 1-20,000 population
catchment. Land needs approximately 0.25 hectares to be located in positions along main
pedestrian routes not isolated and away from main lines of pedestrian movement.
Play Areas for Small Children and Their Mothers
These start immediately outside the indoor housing areas. There must be areas adjacent to
each house that is safe for play and do not conflict with vehicular traffic.
2.2.1.2 Metric Hand Book, 1968
Class Used For the Main Purpose
Under the Town and Country Planning order 1987 as amended in 1991 and 1992 some classes
have been adopted for certain amenities as described below;
A1-shops open to the public: this includes: shops selling goods in retail, post office, ticket or
travel agency, take-away selling sandwiches or other cold foods, hairdresser, funeral director,
displaying goods for sale, hiring out domestic or personal goods or articles, washing or
cleaning clothes/fabrics as well as receiving goods to be washed, cleaned or repaired.
A2-financial and professional services where provided mainly to visiting members of the
public and included; financial services, professional services (other than health or medical
services) and any other services (including use as a betting office) appropriate to provide in a
shopping area.
A3-this include the sale of food or drink for consumption on the premise or of hot food for
consumption off the premises.
B1-business, providing the use can exist in a residential area without detriment because of
noise, vibration, smell, fumes, smoke, soot, ash, dust or grit. They include; an office other
than a use within A2, Research and development of products or processes.
B8- this includes storage or a distribution centre.
C1-hotels and hostels: boarding or guest house or a hostel where in each case, no significant
element of care is provided.
22
C2-residential institutions: residential accommodation and care for people (other than a use
within class C3), hospitals, nursing home, residential school and training centre.
C3-dwelling houses whether or not sole or main residences: for a single person or by people
living together as a family or by not more than 6 residents living together as a single
household (including a household where care is provided for residents)
D1-non-residentail institutions: for any medical or health services except when attached to the
residence of the consultant or practitioner; crèches, day nursery, day centre; for education; for
display of works of art; museum; public library, public reading room; public/exhibition hall,
as well as public worship
D2-assembly and leisure: cinema, concert hall, bingo hall or casino, dance hall and swimming
bath, skating rink, gymnasium, area for other indoor or outdoor sports or recreations, not
involving motorized vehicles or fire arms.
Un-classed: theatre, amusement arcade or centre, launderette, petrol station, motor vehicle
showroom, taxi or motor hire office and a scrap yard for storage or distribution of minerals or
car-breaking.
2.2.2 Regulatory Guidelines
2.2.2.1 Design Guidelines
Design guidelines have increasingly become form-based and concentrating more on aesthetics
and form issues, although traditionally they were more use-based and thus dictating
acceptable uses and densities.
The planning and design of residential neighborhoods
development follows the following general process:

Code Delineation: this entails with the research and documentation of all relevant
plans and codes and their effects on gross densities, open-space requirements, setbacks and design.

Programming: entails the classification of the number of units, typical square footage
of units and sizes and other physical elements of the projects.
23

Opportunities and constraints: this entails delineation of all physical opportunities and
constraints present on the site especially qualitative constraints such as views, natural
features and adjacent

Site-plan testing: this entails the delineation of all development programs elements,
overlaid with code and site constraints

Plan development: this entails the development of project plans that reconcile all code
and development program issues to review by the local authority

Final plotting: refers to the coordination and creation with conjunction with a civil
engineer the plot configuration and project design for the final site plan

Implementation: this entails the creation of construction documents, obtaining of
permits and initiation of construction.
2.2.2.2 Principles of Best Practices

Mixed use: mixed use developments include a variety of uses within a project such as
neighborhood commercial retail in portions of a residential development. It helps
provide basic services such as dry-cleaning, grocery shops, chemists etc. to residents
and this increases design options and creates opportunities for pedestrian oriented
design.

Transit-oriented development: this is a recent planning trend which includes a return
to higher density housing located adjacent to transit lines/corridors, which increases
transportation alternatives for residents and allows for reduced vehicle dependency
and parking requirements.

Conservation of ecologically sensitive areas: development should preserve areas of
ecological value on the site including streams, lakes, wetlands, mature trees and
known habitat areas. Owners must be compensated for loss of development by
protecting density from some portions of the project for others to protect the site‟s
ecology.
24

Open space design: location, design and development of open spaces should be
considered simultaneously with the advance of residential development. When
designing open spaces, every effort should be made to connect them through a
network or system such as a greenway to promote expanded recreational opportunities
and allow for contiguous wildlife habitat and integration of systems.

Storm water management: residential development typically must accommodate
management on site. These have great potential to be designed as positive contributors
to the overall hydrological character of the site. Storm water management areas should
be designed to mimic natural and wetland flora and fauna, recreate opportunities for
residents and greater added value to the project.

Green buildings: “smart” houses with integrated lighting and systems control, solar
roofs with photo cells integrated within roof materials and regionally appropriate
building materials are now being applied to enhance more sustainable development.
2.2.2.3 Building Types
There are three building planning considerations namely:

Orientation: the direction in which a residential unit or project is oriented should be
considered as this affects potential solar gain, light penetration into units as well as
solar exposure for outdoor areas such as patios and courtyards.

Entry: clear access to and identity of primary buildings must be carefully considered.
Buildings and units should have a distinct main point of entry, usually identifiable
from a public way. Primary entrances from parking structures or other ancillary
elements should be avoided.

Massing: the size and shape of residential structures individually and their
arrangement relative to each other are core urban design considerations. Massing is a
major consideration in determining how a building or a group of buildings will relate
to the surrounding context. Zoning regulations (height and bulk) and design guidelines
can be used to address problems related to development mass that is out of scale with
neighborhood or community character.
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Table 3 above outlines the recommended residential housing types with respect to the
approximate parcel size, density range, typical height and parking requirements.
2.3 Reference to Relevant Case Studies
2.3.1 Infill Development and Redevelopment – Case Study in Florida, United States of
America
Many local governments in the State are actively engaging in promoting infill development
and redevelopment measures. This section generally provides case studies that highlight the
efforts of five Florida communities.
Case Study 1: Miami-Dade County
Over the last two decades, Miami-Dade County‟s Comprehensive Development Master Plan
(CDMP) and zoning code have evolved with the principle of smart growth to achieve the
following:

Promote development with a vertically integrated mix of land uses,

Support compact building design,

Provide a range of housing opportunities,

Facilitate transit-oriented development

Retrofit neighborhoods from auto to pedestrian oriented developments

Accommodate infill development and redevelopment.
The County‟s smart growth strategy possesses two key components that are its Urban Infill
Area and the Urban Centers.
First the Urban Infill Area (UIA) designated in the early 1990s includes the area to the east of
Interstate 95 (Northern Miami-Dade County), and east and south of the Palmetto Expressway.
It includes both incorporated and unincorporated areas, with an approved Transportation
Concurrency Exception Area (TCEA), and served by extensive transit including rail and bus
routes, thus creating a significant incentive for infill and redevelopment.
Second, Urban Centers are designated on the County‟s Future Land Use Map, primarily along
the County‟s premium transit corridors and within redevelopment and infill area
26
(Attachment). They are unique planning areas for three reasons. First, they are intended to be
focal points for higher densities and intensities. Second, they are sited at key locations with
access to transit and finally, the county is committed to upgrading the infrastructure to support
redevelopment.
Urban Centers are designated to achieve the goals noted below:

Replace suburban sprawl with pedestrian oriented sustainable communities.

Preserve the County‟s natural resources by redeveloping existing urban areas with
higher densities and intensities.

Support the County Development Master Plan on Urban Development Boundary, an
urban growth line that delineates the urbanized portion of the County from the
agricultural region and natural preserves.
The County‟s commitment to urban infill and redevelopment is also supported by efforts of
several municipalities within the Urban Infill Area, including Miami, Miami Beach and Coral
Gables, with their collective efforts focused on achieving highly connected compact urban
areas containing quality pedestrian oriented streets with a range of services and a diversified
housing stock.
A considerable amount of development in urban centers is already completed or well
underway. As a result, the County‟s urban landscape is increasingly characterized by
developments with higher densities and intensities, and vertically integrated land uses.
Emerging Urban Centers such as Naranja or Downtown Kendall (see Attachment 3)
demonstrate the effectiveness of the County‟s urban center strategy. A map of the Naranja
Urban Center in Attachment 4 depicts the transition of the maximum permitted height from 6
stories adjacent to an arterial roadway to 2 stories as the Urban Center begins to transition into
the surrounding neighborhoods.
Case Study 2: Infill Master Plan – Orange County
Orange County projects its population to increase by almost 700,000 persons by the year
2030. The County‟s Infill Master Plan is designed to help accommodate growth within the
existing urban service area by better utilizing vacant and underutilized parcels. The Infill
Master Plan serves two purposes: Providing policy recommendations to guide the County in
27
achieving infill and redevelopment, and to identify candidate locations for infill and
redevelopment projects.
Policy Recommendations
The Infill Master Plan‟s recommendations include six primary strategies, as follows:

Develop infrastructure strategies that support infill,

Adopt infill and redevelopment design guidelines,

Administer a survey of owners of underutilized parcels,

Propose amendments to the Comprehensive Policy Plan, zoning ordinance, and land
development regulations that encourage infill and redevelopment,

Create an infill and redevelopment project certification program,

Establish an infill and redevelopment incentive program.
Case Study 3: State Road/ U.S. 441 Collaborative
It was created in 2001 as a regional redevelopment partnership, with the initial members
including Broward County and many of the cities abutting the State Road/ U.S. 441 corridor.
The goal of the Collaborative is to be a catalyst for redevelopment along the State Road/ U.S.
441 corridor. (Attachment). The Collaborative is the representative for the longest and most
inclusive corridor in the country, with 32 miles of roadway and 16 municipal jurisdictions
according to South Florida Regional Councils report. The Urban Land Institute (ULI) issued
an Advisory Services Panel Report noting that the estimates for long term development
demand in the State Road corridor includes a total of 56.5 million square feet of added space
will be needed to accommodate the projected demand for urban uses by 2020, and 99.3
million square feet will be needed by 2030. Although the economy entered the financial crisis
of 2008, the sheer scale of this estimate indicates tremendous potential along the corridor.
The Collaborative is an outstanding example of infill and redevelopment planning occurring
through intergovernmental coordination. The timeline of this coordination is summarized
below:
 2001: The Collaborative was formed as a regional partnership.
28
 2002: The Regional Plan Association and the Lincoln Land Institute analyzed the
Corridor‟s redevelopment potential in “The Sustainable Corridor Study”.
 2003: The Federal Highway Administration provided a $1.9 million grant to fund a
Corridor Strategic Master Plan. The value of potential new development within the
Corridor was estimated at over $17 billion.
 2003 to 2005: The local governments along the Corridor adopted community specific
visions based on seven-day planning charrettes.
 2005: The Collaborative, the Broward County Planning Council, and the Broward
County Commission created the Transit Oriented Corridor designation, which could
be adopted by each local government on their Future Land Use Maps.
The Collaborative is rooted in the series of community based charrettes described above. The
charrettes formed the basis for the Corridor Strategic Master Plan, which in turn led to the
Transit Oriented Corridor.
Future Land Use Map Designation: Planning tool designed to be used by any of the local
governments within the Collaborative to support and facilitate redevelopment. Obviously, the
true test of success is the degree to which infill and redevelopment occurs. A wide variety of
public improvements have occurred to infrastructure along the Corridor. Despite the
economic downturn, private sector investment has remained steady since 2005, as
summarized below:

Coconut Creek – 350,000 square feet of commercial

Lauderdale Lakes – Land assembly for 30-acre mixed-use project with 541 dwelling
units and 18,000 square feet of retail

Margate – Projects include the following:
 288,000 square feet of commercial
 156 two-story townhomes (Monte Carlo)
 645 RV sites in luxury RV Resort (Aztec RV Resort)

North Lauderdale – 2 residential subdivisions (San Remo and Altis)

Plantation – Projects include the following:
 220 condominium units with 17,650 square feet of retail/office;
 70 two-story townhomes;
29
 8,850 square foot office/retail building; and
 7,614 square foot commercial building.
Case Study 4: Baldwin Park – Orlando
Historical Development – The land that is now home to Baldwin Park has very deep roots in
the history of Orlando. Between World War II and the 1990s, the site was used for military
purposes. Beginning in the 1940s, it was part of the Orlando Army Base and later in 1947, it
was designated the Orlando Air Force Base and in the 1960‟s, it became the Orlando Naval
Training Center (NTC). Over 650,000 navy recruits received basic training at the Orlando
Naval Training.
The closure of the NTC in the 1990s left a 1,093 acre gap in Orlando‟s urban fabric, only
three miles from downtown. Orlando embraced this challenge as an opportunity, and
embarked on a redevelopment process that culminated in the traditional neighborhood
development that is known today as Baldwin Park.
Baldwin Park is a remarkable infill and redevelopment project for many reasons, not the least
of which is its size. The Urban Land Institute refers to Baldwin Park as “One of the largest
infill redevelopment projects in the United States.” The former Naval Training Center site
was located in a highly urbanized area and was surrounded by established existing
neighborhoods. The current land use plan for Baldwin Park is provided in (Attachment)
The development of Baldwin Park was guided by the principles of New Urbanism, including
the strategies noted below:

Anchor the project with a Village Center surrounded by a collection of neighborhoods

Provide a mix of land uses,

Integrate the project into the City‟s existing urban pattern,

Emulate the architectural design styles in pre World War II neighborhoods in the
surrounding community.
The City of Orlando‟s current land use program includes 4,400 residences, 310,000 square
feet of village center is commercial, 250,000 square feet of village center are offices, 614,798
square feet of office and 244,362 square feet of civic uses
30
Orlando engaged in an intensive planning process which gave residents an important role. For
example, a visual preference survey was conducted over four public meetings. The results of
the survey were an important corner stone in the City‟s urban design plan for Baldwin Park.
A more fundamental challenge in the path to redevelopment of the Naval Training Center
was the extensive building demolition and environmental remediation that had to occur on site
to prepare the property for development. A total of 256 buildings (4.5 million square feet)
were demolished, 25 miles of substandard roads were excavated, and 200 miles of
underground utilities were removed. Environmental remediation included the disposal of
asbestos and lead- based paint, and the removal of contaminated soil from the greens of the
Naval Training Center golf course.
The City financed the redevelopment of the Naval Training Center through the public /
private approach described below.
(1) The City held over 200 planning meetings, leading to the creation of the Base Reuse
Plan, a Business Plan, an Urban Design Plan, Urban Design Guidelines, and the
associated Comprehensive Plan amendments. The City laid the foundation for the
project by ensuring that it was thoroughly planned and ready for development.
(2) The City purchased the Naval Training Center property from the Navy for $1.2
million plus 75% of the amount the City received when it sold the property to a
developer. On the same day, the City sold the site to the developer for $5.8 million, a
$3.5 million payment to a Trust established by the Coalition for the Homeless of
Central Florida, the dedication of land for parks and open space, and a commitment to
develop in accordance with new urban principles.
(3) A Community Development District was created for the project and allowed the
developer to issue $76 million in tax-free bonds to pay for project infrastructure.
(4) The City provided the developer with a line of credit to be used for the demolition and
the environmental remediation.
The City‟s decision to partner with a single, large developer was likely a critical choice given
the scale of the project. What could have been a potential source of blight was instead
replaced with a vibrant mixed use, walk able community. Baldwin Park has also had a
31
positive economic effect locally; an example is the Orlando Sentinel noted that the project is
estimated to result to 5,000 jobs in the next 30 years.
Case Study 5: Urban Villages – Gainsville
The City of Gainesville‟s Urban Village includes about 396 acres near the University of
Florida campus, as depicted by the map in Attachment 7. The eastern edge of the Urban
Village is across the street from the University‟s main campus, and no part of the Urban
Village is more than 6,000 feet from University-owned property. The details of the Urban
Village are discussed below, but its focus is the redevelopment of the neighborhood with
higher densities, a mix of uses, a gridded street network, and multi-modal transportation
opportunities to serve the needs of the University‟s students, employees, and related
innovation enterprises. Gainesville‟s Urban Village is unique given that it is adjacent to the
University of Florida, which provides an existing customer base. Only about 13% of the 396
acres in the Urban Village is vacant, developable land. Consequently, future development is
anticipated to focus on redevelopment of existing underdeveloped properties. Current
development within the Urban Village is summarized as follows:
Multi Family
Commercial
Institutional
Vacant and Developable
Parks, Conservations and Utilities
59%
4%
1%
13%
23%
100%
Multi-family development is generally at a density of between 10 to 15 units per acre and was
built between 1972 and 2005, with an average age of 26 years. The vacant parcels are
generally less than 4 acres, with the largest at about 14 acres.
The Urban Village is discussed in the City‟s Future Land Use Element with a policy having
the following components:

Creates a long term vision for infill and redevelopment, with a focus on a pedestrian
environment, multi-modal connections, a gridded street network, mixed uses, locations
for employment in the innovation economy, and quality urban design.
32

Establishes criteria for approval of new development and redevelopment based on the
extent to which it achieves the following :
 Supports transit with development at sufficient densities and intensities and
with related infrastructure like bus shelters, bicycle storage and similar
facilities,
 Achieves specific minimum residential densities and minimum intensities,
 Dedicates land for right-of-way to achieve a gridded street network,
 Facilitates pedestrian scaled blocks, generally not longer than 1,600 feet in
perimeter,
 Incorporates urban design elements.

Prohibits single storey, single occupant retail uses larger than 100,000 square feet, and
also prohibits surface parking as a principal use.

Allows densities for multi-family residential of 125 units per acre or a height of up to
8 storeys if structured parking is provided in the project.
Gainesville‟s Urban Village presents the City with a unique planning and economic
development opportunity. The potential economic development that can be sparked by
redeveloping 396 acres adjacent to one of the State‟s leading universities is tremendous. The
City recognizes this potential by seeking to build upon the synergies that exist between the
University of Florida and its surrounding community. As noted by Future Land Use Element
Policy, the City seeks to promote “the local innovation economy by providing locations for
employment opportunities in close proximity to the University of Florida campus within a
mixed-use setting.”
As noted above, the Urban Village is envisioned as a pedestrian friendly, multi-modal, mixed
use area with a gridded street network. The City recognizes that successful infill and
redevelopment will lead to greater densities and intensities within the Urban Village, as it
continues to evolve toward a pedestrian, transit oriented community. While the Urban Village
is currently served by all major public services, this increased growth must be further
supported by additional enhancements to the existing public infrastructure. Gainesville has
anticipated the increased demand for services in the Urban Village by amending its five year
capital improvement schedule to add several new bus routes in the affected area. Also, as new
33
infill and redevelopment projects occur, they will contribute toward the cost of their needed
infrastructure.
The City recognizes that the full redevelopment of the Urban Village will require a long term
commitment of 40 to 60 years.
Plate 1: Miami-Dade County Naranja Urban Center (left) and Downtown Kendall Urban
Center (right)
Source: Author 2014
34
Attachment 1 – Miami-Dade County’s Urban Centers
Source: Author 2014
35
Attachment 2 – Baldwin Park Land Use Plan
Source: Author 2014
36
Attachment 3: Local Governments in the S.R. 7/US. 441 Collaborative
Source: Author 2014
37
Attachment 4: Naranja Urban Center – Building Height Plan
Source: Author 2014
38
Attachment 5: City of Gainesville’s Urban Village
Source: Author 2014
39
2.4 Statement of the Conceptual Framework and Theoretical Principles
This project focuses on solving neighborhood development challenges taking the case of
Umoja Innercore estate in order to demonstrate the possible intervention for such cases. A
planning framework for the estate has been created by the evaluation and analysis of relevant
policies and guidelines, planning techniques and standards. The redevelopment is
conceptualized to create order in the neighborhood by creating an urban form that reflects
attractiveness through a structural frame in buildings, shape, open spaces and the general
aesthetic appeal in the entire neighborhood.
The physical planning act provides for the preparation of a redevelopment plan for the
purpose of providing a framework illustrating a coordinated policy of renewal and guiding
both the public and private developments through the provision of an efficient road and traffic
network designed to improve vehicular access and parking spaces and also facilitate
segregation of vehicles and pedestrians, providing a basis for determining development
applications on registration of schools, extension of leases, extension of users, change of users
and building plans and signage/advertisement approvals.
40
Figure 1: Conceptual Framework
Planning Issues on Site
Erection/ Construction of Illegal and Uncontrolled Housing Developments
Increased informal activities such as Insecurity and prostitution
Poor, unplanned and unsafe housing facilities
Overstretching of existing infrastrucural facilities
Issues of double allocation of land
Land grabbing and encroachment of public utility land
Legal and Policy frameworks
Stakeholders Involved
Constituton of Kenya, Physical Planning act,
Urban Areas and Cities act, County Government act,
EMCA.
Nairobi City County
Urban Renewal and Redevelopment of Umoja Innercore Estate
Physical Planning Department, Nairobi City County City
Planning Department, Housing Development department,
National Environmental and Management Authority.
Umoja Innercore estate residents.
Local leaders, chiefs, Members of County Assembly,
Member of Parliament
Vision 2030, Nairobi Metro 2030,
Millenium Development Goals.
Possible Interventions
Total redevelopment of the entire estate.
Upgrading existing infrastructural facilities.
Provision of mixed land use structure
Security improvement by establishing a police post
and community policing measures
Application of thorough development control and
enforcement measures such as demolision and
reverting encroached land and spaces to
original use
Expected Outputs/ Outcomes
Decent and sustainable estate with; Diversity of planned aesthetical
building typologies,
Mixed use high density compact housing development characteristics
Outcomes
Reduction of travel distance, greater viability for service provision,
public transport, waste disposal, health care and education
Source: Author 2014
41
CHAPTER THREE
SITUATION ANALYSIS
3.0 Introduction
The chapter outlines the existing situation in Umoja Innercore estate and provides the
background information of the project area and its historical context, physical location, site
analysis in relation to physical/landscape or topographical and natural environmental
characteristics of the project area, population and demographic characteristics.
3.1 Location Context of the Project Area
The area of the study is located in Nairobi‟s Eastlands area in Embakasi division and is bound
by a 25m wide main road known as Moi Drive. Most houses here resemble modern
architecture with apartment orientation. Eastlands falls in the urban fringe to the East of the
Central Business District, which is generally between middle and low income densely
populated area. There are a number of institutional and private neighborhood housing estates
including Buruburu, Jericho, Umoja 1 & 2, Nasra estate, Tena estate, Donholm estates,
Jacaranda and Greenspan estates. These areas have an average densities of about 600-900
persons per hectare. Eastlands was originally meant to be the residential area for KenyaUganda Railway workers. And this was during that time when racial segregation was greatly
practiced.
42
Map 2: Location of Umoja Innercore in Nairobi County
THE CONTEXT OF UMOJA INNERCORE IN THE CITY OF NAIROBI
D4
A2
2
C6
D 37
8
4
C6
D 40
8
C 98
10
C 60
B1
C 63
0
A1
N
04
C 58
Legend
Railway Line
Class A Road
Class B Road
Class C Road
Class D Road
Umoja Innercore Location
10
5
Nairobi County
Source: Author 2014
43
0
10 Kilometers
Map 3: Location of Umoja Innercore in Kenya Map Context
Source: Author 2014
44
3.2 Background and Historical Context of the Project Area
3.2.1 Background of the Project Area
It is a vast housing development in the Eastlands of Nairobi located approximately 15km from
the City Center and measures approximately 120 Hectares. Umoja Innercore estate is bound
by a 25m wide road reserve otherwise known as Moi Drive. The housing units were initially
to be developed by the Government and the Nairobi City Council through the Site and Service
scheme with aid from the USAID in the form of a comprehensive scheme and thus adopting
the various type plans, to include infrastructural facilities put in place, as per the zoning
requirements at that time. Umoja Innercore falls under medium/high density residential areas.
3.2.2 Historical Context of the Project Area
Umoja Innercore estate was initially designed as a comprehensive scheme consisting of
approximately 1,150 housing units to be developed on land measuring approximately
1,200ha. The scheme was to be developed under the financing of the USAID and the Africa
Development Bank, under the supervision of the Nairobi City Council as a site and service
scheme project. The area comprising of five sectors was to include development of both
maisonettes and bungalows all of three and two bedrooms units with the adoption of three
type plans.
However the housing project could not be completed although a few type plan houses had
been put in place and the various infrastructural facilities such as tarmacked roads, storm
water drain channels, sewer line and street lighting facilities.
The Nairobi City Council later re-allocated the said plots to individual owners, most of whom
were staff members and commissioners who eventually sold the said plots to individuals,
while others decided to develop them to what we are currently seeing as multi storey
developments.
45
3.3 Site Analysis
3.3.1 Physical Attributes
3.3.1.1 Soils
The soils in Umoja Innercore are generally black cotton soils which are poorly drained and
thus poor in supporting building structures as they are prone to water logging, and have a high
degree of expansiveness resulting in soil cracks. This therefore calls for scoping out of this
soil layer during the initial stages of construction to ensure durable buildings.
3.3.1.2 Topography and Slope
Umoja Innercore falls under the Athi Kapiti plains, which are characterized by a flat terrain
with a low gradient of about 5%. It naturally slopes from the south east to north east and
drains to the Nairobi River to the North. It lies at an altitude of 1,670 meters above sea level.
3.3.1.3 Hydrology
a) Wetlands
Umoja Innercore Estate has neither a natural nor a constructed wetland. It however, has the
potential of supporting one since the soils are appropriate for such a feature. This would
facilitate the establishment of an eco-system that could regulate temperatures among other
climatic features
b) Surface Water
There is no fundamental natural resource than fresh water that ever existed. It‟s depended
upon for drinking, sanitation, agriculture, and recreation (Keshew, 1995). Water in the estate
is provided by the Nairobi Water and Sewerage Company.
c) Ground Water
This comprises of water accessed and acquired by sinking wells and boreholes. Umoja
Innercore has a borehole sunk at the Unity Primary school that supplies water to the area
residents .when there is water shortage. The bore hole is done by the Nairobi Water and
Sewerage Company.
46
3.3.1.3 Aspect
The even terrain of the site allows for sunshine to be experienced evenly on site and hence
orientation of buildings on site will be straight forward considering this factor.
3.3.2 Biological Attributes
3.3.2.1 Vegetation Cover
The area has a substantial vegetation cover that consists of trees, grass and flowers as well as
food crops planted by residents. The ground cover is poorly maintained thus bushy in some
areas especially in Sector IV of the estate. Conserving vegetation helps in maintaining and
enhancing local micro climate as well as acting as a buffer to control noise and prevent
accumulation of dust. It is envisaged that once the project commences, appropriate
landscaping and greening will be undertaken to make the new estate aesthetically appealing.
3.3.3 Climatic Attributes
3.3.3.1 Rainfall, Sunshine and Temperatures
Nairobi experiences a bi-modal kind of rainfall with an average annual rainfall of about
900mm, with the long rains falling in April-June, while the short rains are experienced in
October-December. The actual amount of rainfall may vary from less than 500mm to more
than 1,500mm. There are constantly 12 hours of day light, with an average daily temperatures
ranging from 29 degrees in the dry seasons to 24 degrees during the rest of the year. The
climate in the area is generally temperate tropical climate, with cool evenings and mornings
becoming distinctly cold during the rainy seasons.
47
Graph 1: Average Mean Temperature Distribution in Nairobi
Source: www.weather-and-climate, 2012
3.3.3.2 Humidity
Humidity refers to the amount of water vapour in the air. The maximum humidity occurs near
dawn at the time of minimum temperature, while, the minimum relative humidity will occur
during the rainy season. The relative humidity ranges from a daily maximum of 55% in May
to minimum of 36% in April.
3.3.3.3 Evaporation
Annual variation of evaporation is expected from consideration of temperature, wind speed,
direction and sunshine factors. The peak evaporation periods are during March, followed by
January, February and October. The mean annual evaporation is 172mm.
48
Graph 2: Summary of the Climatic Characteristics in Nairobi
Source: http://www.climatetemp.info/kenya/nairobi.html, 2014
3.4 Population and Demographic Characteristics
3.4.1 Population size
In the year 2009, the population of Embakasi division was recorded to be about 250,000 with
a population density of about 720. Umoja Innercore estate which lies in Embakasi division
has an estimated resident population of about 22,000 people.
49
3.4.2 Household size
Table 6: Household Distribution in Nairobi by Division
Division
Westlands
Kamukunji
Dagoretti
Langata
Embakasi
Starehe
61,258
54,801
73,670
89,086
133472
69,958 58,032
109,149 649,426
% of HHs
9.5
8.4
11.3
13.7
20.6
10.8
8.9
16.8
100
Estimated
160
190
250
390
250
115
220
570
2,210
No.
of
Makadara
Mathare
Nairobi
HHs
population
(000)
Source: Census 2009
Umoja Innercore estate is located in Embakasi division where the average household size is
estimated to be five people.
3.4.3 Population change
The population of Nairobi according to the 1999 Census results was 2,143,254. The 2009
population census results indicated that Nairobi has grown to have 3,133,518 people. The
initial plan for Umoja Innercore was to capture a population size of approximately 6,000
people, but has now been surpassed due to natural increase coupled with urbanization. Umoja
Innercore has achieved a high housing demand due to its close proximity to the Central
Business District of the City of Nairobi.
3.5 Land Use Analysis
The land uses surrounding the project area are mainly residential, residential cum commercial,
commercial, transportation, public purpose, and public utility and community facilities. The
initial planning for Umoja Innercore was predominantly a residential neighborhood inclusive
of a few commercial, community and social amenities done on strategic points within the
estate to facilitate a certain level of the well being of the estate. The land uses currently
observed in the neighborhood include:

Residential Land uses which comprises of mainly flats and apartments with a few
maisonettes and bungalows constructed within the three types of sub plots.

Residential cum Commercial uses which comprises of developments constructed of both
residential and commercial use, with the commercial element basically occupying the
50
ground floor, while the residential element which are basically flats occupying the upper
floors of the building.

Transportation Land use which comprises of the vehicular roads and pedestrian paths
within the estate such as the main Moi drive.

Commercial Land use which ranges from the informal commercial kiosks/sheds and stalls
all over the estate to the formal commercial activities along Moi drive to include the
Cooperative bank, Umoja market and the various supermarkets.

Public purpose which include: Umoja dispensary, Umoja hospital and maternity, Manmin
holiness church and Al wahda mosque.

Educational land use which comprises of Unity nursery and primary school, Cathsam
School, Kings School, by faith junior school.

Social amenities which include a football pitch and a basket ball pitch behind visa place
along Moi drive.
Map 4: Land Use Map for Umoja Innercore (As Existing)
R
96M
D
96M
I
I V
CF 4
45M
43M
SC
CF 5/2
PO
CF 7
BS
CF 8
MO I
D R I V E
99M
R
W
18
A
19
Y
L
E
WI DE
173
172
171
OR
CT
WI D E
109
OS
188
189
190
191
192
193
A 26
A 27
A 28
A 29
A 30
A 31
A 32
A 33
A 34
A 35
A 36
A 37
A 38
A 39
A 85
A 86
A 87
A 88
A 89
A 90
A 91
A 92
A 93
A 94
A 95
A 96
A 97
A 98
A 99
A 100
A 101
A 102
A 103
A 104
A 105
A 106
A 107
A 108
A 109
A 110
A 111
A 112
A 113
A 114
A 115
A 116
A 117
A 118
A 119
A 120
A 121
A 122
A 123
A 124
C 52 A 125
C 53 A 126
C 54 A 127
C 55 A 128
C 56 A 129
C 57 A 130
C 58 A 131
C 59 A 132
C 60 A 133
C 61 A 134
C 62 A 135
C 63 A 136
C 64 A 137
C 65 A 138
E
16
17
MO I
SP
CF 27
V
R OAD
208
207
206
205
204
203
WI DE
D R I V E
Churches & Mosque
105
M
Markets
Open Spaces
Health Centres
3
SE
1 2M
185
186
187
110
12 M
40M
V
C3
222
OS 221
WI DE
94
95
96 97 98 99 100
Schools Buildings
SECTOR II
A
18 19 20
21
66
22
65 64 63 62
23
61
67
24
60
12
25
68
M
26
51
59
OS
27
69
W
58
52 50
28
ID
29
70
E
53
49
57
75 76
30
48
RO
71
54
47
55
31
AD
72
46
55A
45
73
OS
44 43
32
77 78 79 80 81 82 83 84 85 234
74
42
235
86
41
34
W I DE RO AD
87
88 40
35
36
39
37
38
233
93 92 91 90 89
136
236
RO AD
A 139
A 140
A 141
A 142
A 143
OS
A 144
A 99
CF 13
A9
A 145
A9
A9 8
7
A9
A8 0
A8 9
A9 6
8
5
A9
A8
A9 4
A8 7
15
A9 3
A8 6
A9 2
A8 5
1
38
A8 4
A8 3
A8 2
1
A
A 7 80
9
10 0M
110M
17
A 137
A 138
B6
B7
B8
B9
B 10
144
145
146
OS
147
216
148
149
150
151
152
153
217
RO AD
D R I V E
Source: Adopted from NCC Part Development Plan
51
Study Area Boundary
E
16
E
IV
15
37
W
R
12
O
D
P
11
Commercial Cum Residential
Buildings/ Entertainment.
M O I
242
241
W5
CF 242
M
10
12 M
170
M
CF 6
50M
SP
CF 23
45M
45M
E
CF 3A/3B
9
15 M
SC
CF 5/1
Residential Buildings
I
O
HS
8
2 3 4 5 6 7 8 9 10 11 12 13 14 15
178
107
177
176
175
174
102M
M
10 0M
CF 1
NS
7
LEGEND
A 257
A 258
A 259
A 260
A 261
A 262
A 263
A 264
A 250
C 59
A 251
A 252
A 253
A 254
A 255
A 256
O
CF 9
SC
CF 5
PS
6
104
1
117
115
114
113
112
111
110
109
88M
M
150
5
43
A1
5
A 6
A 1 15 5
A 1 54 C 31
A 1 5 3 C 30
A 1 5 2 C 29
A 124
A 1 5 1 C 28
A1
A 1 5 0 C C 27
A 1 23
A 1 4 9 C 26
A 1 22 C
25
9
A 1 48
A 1 21
A 1 4 7 C C 24
A 1 20 C C 8
46
2
A 1 19 C 7
C2 3
A1
A 1 18 C 6
A 1 05
C2 2
5
A 1 17
A 1 04
C2 1
0
0
A 1 16 C 4
A
C
1 3
1
A1 5 C 3
A 1 02
14
2
A 01
C1
C 1 10 0
2
C1 6
25
18 35 34 33 30 29 28 27 26 25 24 23 22 21 20 19
CF 18
M
150
A 242
A 243
A 244
A 245
A 246
A 247
A 248
A 249
M
CF 10
60
4
220
219
218
SP
CF 2
3
1 2 M W I D E R OA D
NCC
82M
10 0M
SP
C 51 B 77
C 50 B 78
C 49 B 79
C 48 B 80
C 47 B 81
C 46 B 82
C 45 B 83
C 44 B 84
A 150 A 153 A 139
C 66 A 140
B 68
C 67 A 141
A 155
C 68 A 142
A 156
C 69 A 143
A 157
A 158
C 70 A 144
C 71 A 131
A 159
C 72 A 132
A 160
C 73 A 133
A 161
A 162
C 74 A 134
A 163
C 75 A 135
A 164
C 76 A 136
A 165
C 77 A 137
A 166
C 78 A 138
B 123
C 98
C 99
C 100
C 101
C 102
C 103
C 104
C 105
C 106
C 107
C 108
C 109
A 19/1
A 20/1
A 21/1
77M
M
150
A 73
B 70
B 71
B 72
B 73
B 74
B 75
B 76
B 77
B 78
B 79
B 80
B 81
A 174
2
49
48
47
46
45
101
42
A 56
A 57
A 58
A 59
A 60
A 61
A 62
A 63
C 39 B 73
C 38 B 74
C 37 B 75
C 36 B 76
A 40
A 41
A 42
A 43
A 44
A 45
A 46
A 47
A 48
A 49
A 50
A 51
A 52
A 53
A 54
A 55
A 56
A 57
A 58
A 59
A 60
A 61
A 62
A 63
A 64
A 65
A 66
A 67
D R I V E
C
12 M
CF 12
1
C 33
C 32
A 234 A 235 A 236 A 237 A 238
C 58 A 239
C 56 C 57
B 47 B 49 B 51 A 240
B 46
B 48 B 50 B 52 A 241
C 23
C 2 22
1 B
199
196
195
194
A 65
A 64
A 63
PS/NS
CF 21
C 43 B 69
C 42 B 70
C 41 B 71
C 40 B 72
C 35
C 34
SP
C 55
CF 20 B 45
159
158
157
156
155
154
154
C 20
C 21
C 22
C 23
C 24
C 25
C 26
C 27
C 28
C 29
C 30
B 158
B 157
B 156
B 155
B 154
B 153
B 152
PS/NS
CF 14
NS 29
A 1183
A 167
MO I
44M
125
105
104
103
102
A 67
0.5
A 66
24
A 36
A 37
A 38
A 39
A 40
A 41
A 42
A 43
A 44
A 45
A 46
A 47
A 48
A 49
A 50
A 51
A 52
A 53
A 54
A 55
A 56
A 57
A 58
M O I
CF 17
75M
SP
CF 22
138
SS
A 15
A 16
A 17
A 18
A 19
A 20
A 21
A 22
A 23
A 24
A 25
A 26
SP
CF 33
C 61
C 62
C 63
C 81
C 82
B 85
B 86
B 70
B 69
B 68
B 67
B 67A
B 67B
B 67C
A 1184
A 1182
232
118
231
119
230
120
229
121
228
122
227
123
226
124
225
125
224
126
223
127
199
128
200
129
209
201
232
210
202
130
211
212
238 239
213
139
131
214
140
132
215
141
133
142
134
143
135
136
137
138
SECTOR I
A 29
A 30
A 31
A 32
A 33
A 34
A 35
A 37/1
C 12 A 11
C 11 A 12
C 10 A 13
C 9 A 14
A 64
A 65
A 66
A 67
A 68
A 69
B 24 B 30
B 23 B 29
B 22 B 28
C7 C8
B 82
A 153
163 A 158
B 83 A 168 A
A 154
A 164 A 159
B 84 A 169
A 155
A 165 A 160
B 85 A 170
A 156
166 A 161
B 86 A 171 A
A 162 A 157
167
A
172
A
B 87
B 12 B 18
B 11 B 17
B 10 B 16
C5 C6
B 149
B 150
B 151
B 152
A6
C 16
C 15 A 8
C 14 A 9
C 13 A 10
A 68
B 43
A 62
A5
A 134
A 135
A 136
A 121
A 137
A 122
A 138
123
A
A 139
A 124
A 140
A 125
A 141
A 126
A 142
A 127
A 143
A 128
A 144
A 129
A 145
A 130
A 146
A 131
A 147
A 132
A 148
A 133
A8
C 18
C 19
B 27 B 33
B 26 B 32
B 25 B 31
S4.9
S4.10
S4.11
A 36
RO AD
C 94
C 95
247
246
245
244
243
BS 49
184
183
182
237
C 82
C 83
C 84
C 85
C 86
WI DE
47
A 102
A 103
A 104
A 105
A 106
A 107
A 108
A 109
A 110
A 111
A 112
A 113
A 114
A 115
A 116
A 117
A 118
A 119
A4
44
A 33/1
A 87
A 88
A 90
A 91
A 92
A 93
A 94
48
A7
A2
A3
B 16 B 22
B 15 B 21
B 14 B 20
B 13 B 19
D R I V E
A 81
A 82
A 83
A 84
A 85
A 86
12 M
C 40
C 41
C 42
C 43
C 44
C 45
C 46
100M
B 50
B 51
B 52
B 53
B 54
B 55
B 34 C 36
B 35 C 37
B 36 C 38
B 37 C 39
A 60 A 61
A1
B9
B8
B7
B6
B5
B4
B3
B2
B1
A 24/1
E
A 76
A 77
A 78
A 79
A 80
A 81
A 82
A 83
A 84
SECTOR III
169
168
167
166
165
164
163
162
161
160
V
A 35/1 A 34/1
A 36/1
A
C 60 C 48
C 61 C 49
C 62 C 50
C 63 C 51
C 64 C 52
C 65 C 53
C 66 C 54
C 67 C 55
C 68 C 56
C 69 C 57
C 70 C 58
C 71 C 59
C 72
C 73
56M
SP
CF 16
A 75
A 76
A 77
A 78
A 79
A 80
A 75
A 74
A 73
A 72
A 71
A 70
A 69
C 80C
C 79 78
A 37
A 38
A 39
A 40
3M LANE
A1
A 41
103
A 1 93
A 42
A 1 92
A 43
A 1 91
A
A 44
A 1 90
A 4645
A 1 89
A 47
A 1 88
A 48
A 1 87
A 49
RO AD
A 1 86
A 50
A 1 85
A 51
A 1 84
A 52
83
A 53
A1
A 54
A 1 82
A 55
A 1 81 B 1 8
A 56
A 1 80 B 1 7
B
A 57
A 1 79 B 1 6
B 19
A 58
A 1 78 B 1 5
B 2 20 B B 27
A 59
A 1 77 B B 1 4
B 1 B 28
3M
B
A 60
A 1 76 B 1 3
B 2 22 B 29
LA
B 3 35 C
NE
A 61
A 1 75 B 1 2
B 3 B 30
B 3 6 C 10
11
A 62
A 1 74
B 2 24 B 31
B 3 7 C 11
C1
3
5
A 63
A 1 73
B2 B 2
C 7
B 3 8 C 12
72
3
6
A 64
B3 3
C 1 18
B 4 9 C 13
A 65
4
C2 9
B 4 0 C 14
A 66
0
1
1
5
B4 C
A 67
2 A 16
26
A 68
0
A 69
C 124
A 70
A 265 C 54
A 71
B 53 C 46
A 72
A1
A 157
B 54 C 47
A 73
A 1 07
C 32 A 158
B 55 C 48
A 1 08
A 74
0
33
159
C
A
9
56
A
B
49
C
A 75
11
C 11 A 125 C 34 A 160
A 76
A1 0
B 57 C 50
A 77
A 1 11
A 106 C 12 A 126 C 35 A 161
B 58 C 51
A 78
A 1 12
B1
C 13 A 127 C 36 A 162
B 59 C 52
13
C 14 A 128 C 37 A 163
B2
B 60 C 53
B3
C 15 A 129 C 38 A 164
B4
C 16 A 130 C 39 A 165
B5
C 17 A 131 C 40 A 166
C 18 A 132 C 41 A 167
C 19 A 133 C 42 A 168
A 134 C 43 A 169
A 135 C 44 A 170
A 136 C 45 A 171
E
47
B 44
B 45
B 46
B 47
B 48
B 49
A2
31
42
41
40
39
38
36
L
C 26 C 31
C 25 C 30
C 24 C 29
C 23 C 28
C 22 C 27
C 15 C 21
C 14 C 20
C 13 C 19
C 12 C 18
C 11 C 17
C 10 C 16
A 28/1
Y
A 13
C9
C8
C7
C6
C5
C4
C3
C2
C1
A 29/1
A
A 17
C1
B8
B7
B6
B5
B4
B3
B2
B1
A 11
C 10
A9
A8
A7
A6
A5
A4
A3
A 30/1
A 31/1
A 32/1
OS
CF 15
C 74
C 75
C 76
C 77
C 78
C 79
C 80
C 81
A 101
A 218
A 18/1
W
A 219
A 220
A 221
A 27/1
A 26/1
R
45
A 74
A 73
A 72
A 71
A 70
A 69
A 25/1
SECTOR IV
E
A 96
A 97
A 96
A 99
A 100
W
B 38 C 31
B 39 C 32
B 40 C 33
B 41 C 34
B 42 A 59
B 43
O
A 22/1
A 23/1
PL
FIE AYIN
LD G
CSP 18
D R I V E
P
M O I
N
M
D R I V E
A 222
OS CF 26
A1
A 223
A2
A 224
A3
A4
A5
A6
A7
A8
A9
CS 19J
A 10
CS 19K
A 11
CS 19L
A 12
CS 19M
A 13
19N
CS
A 14
CS 19P
A 15
CS 19Q
A 16
CS 19R
A 17
CS 19S
A 18
CS 19T
A 19
A 20
CS 19U
A 21
CS 19V
A 22
CS 19W
A 23
CS 19X
A 24
CS 19Y
A 203
A 25
A 202
CS 19Z
A 26
1
A 201
A 27
CS 19/
2
A 200
A 28
CS 19/
A 199
A 29
6M
A 30
A 198
h
Ch urc
A 31
A 197
A 32
A 196
A 33
A 195
A 34
A 194
39 32
A 35
B 60
B 53
B 59
B 46
B 52
B 39
B 45 51 B 58
B 38
B 51
B 44 B
B 20 B 32
50
B 37
B 52
B 43 B
B 19
B 49
B 31
B 36
B 53
B 42
B 18
B 48
B 30
B 35
B 54
B 41
B 17
B 29
B 47
B 34
B 16
B 40
B 54 1
B 28
B 33
B 47 1 54 2
B 15
47
B 40 1
B 27
47 2 B
B 14
BS 4 6
B 33 1 B 40 2 B
B 26
B 54 3
B 13 25
BS
B 47 3
B 33 2
B
B 40 3
B 54 4
B 12
B 47 4
B 33 3
B 24
B 40 4
B 54 5
B 11
B 33 4
B 47 5
B 23
B 10
B 40 6
B 22
B 33 5
B 21
A 233
V E
I
A1
A 232 C 68
D R
A 231
I
M O A 229 A 230 C 79 C 89 C 67
B 70
C 81
66
A 228
C 82 77 C 78 B 69 C
A 227
B
C 83
A 226
C 77 68 C 65
C 84 96 B 86
76
B 12 2 85
B
C
C 76
C 64
B 85 B
10 4 B
B 12 1 111 B 3 B 95
B 67
B 75
B
10
C 75
C 63
B 84
B
B 12 0
66
94
74
10 2 B
C 74 B 65 C 62
A 217 B 119 B 110
B 83 B
C 97
93
9 B
B
B
10
1
B
A 216
C 73 64 C 61
B 118 10 8 B 10 B 92
C 96
B 73
0
B
C 72 B 63 C 80
A 215
10
B 82
B
B 117
C 95
B 72
B 91
C 71 B 62
A 214
B 99 90 B 81
B
C 94
B 71
B
C 70
B 10 7
B 80
A 213
B 98
B 116 89
C 93
C 80
B 61
B 89
C
B 79 205 A 204
A 212
B 97
A
C 92 211 B 115 C 88
B 88
B 78
A
C 86
87
C 91 210 B 114 C 87
106 B
A
C 90 209 B 113 A 207 A
A
B 112
C 89
A 208
C 88
8333
60
CS 19
CS 19A
CS 19B
CS 19C
CS 19D
CS 19E
CS 19F
CS 19G
CS 19H
CS 19I
A 14
A 15
A 16
A 17
A 18
A 19
A 20
A 21
A 22
A 23
A 24
A 25
MO I
D R I V E
UMOJA SECONDARY
SCHOOL
43
MO I
200
100
0
200Meters
3.5.1 Residential Housing Facilities
Nairobi‟s residential land use takes up to an approximate 60% of the urban land while housing
takes about 70% of the residential land use (Shihembesa, 1995). This therefore signifies the
importance of undertaking proper planning of urban residential neighborhoods.
Umoja Innercore is predominantly a residential area consisting of flats, maisonettes and
bungalows, occupying plots that were originally designed to adopt three type plans that is
Type A that is 24m x 12m, Type B that is 21m x 12m, Type C that is 18m x 12m. The estate is
further divided into five sectors as described on the map. The original housing units were
designed for between 5 – 8 occupants (Building Standards) and each housing covering at least
35 – 40m2 for bungalows and about 85m2 for maisonettes. Currently residential flats are the
most predominant with each flat having between 100 – 150 occupants depending on the size
of the flat, under the same size of plot that was meant for the development of maisonettes or
bungalows.
52
Plate 2: Existing Residential Housing Typologies
Source: Field Survey 2014
3.5.2 Shopping/Commercial Facilities
Umoja Innercore had provision for commercial facilities and shopping places at various
strategic points in its initial plan before development of multi-storey developments. The
shopping center was a hub for many commercial and economic activities such as retail outlets,
banking facilities offering both formal and informal employment opportunities. Along the
main Moi drive both formal and informal economic activities ranging from vegetable vendors,
salons and beauty shops, bars and restaurants, carpentry, welding and fabrication are evident
with most of them encroaching on the road reserves and the available open spaces. Rental
53
housing is among the booming economic activities in the study area, which is due to increased
demand for housing.
Plate 3: Existing Shopping/Commercial Facilities
Source: Field Survey2014
3.5.3 Community Facilities
Initially, the design of the community facilities in the area was meant to serve the five sectors
of the estate, as well as those that were meant to serve per each sector level, depending on the
anticipated population.
The present facilities in Umoja Innercore include nursery schools, open spaces and play areas.
Umoja Innercore has however been overwhelmed by the number of activities in the area due
to the rapid population increase in the recent past, as well as the increased housing capacity.
54
Plate 4: Existing Education and Health Facilities
Source: Field Survey2014
3.5.4 Infrastructure Services
Umoja Innercore estate has a few functional utilities, though most of these utilities have
depreciated due to vandalism, poor maintenance and dilapidation. The estate is linked to a
sewer running along the Moi drive with a recently upgraded one running parallel to the power
way leave. Water reticulation system also exists and maintained by the Nairobi Water and
Sewerage Company Limited. Storm water drainage channel are connected to the Nairobi
County drain that runs along Moi drive. Street lighting facilities are notable mainly along Moi
drive, but inside the estate there are no installations of such. Telephone lines are evident along
55
access roads and the main road, but most of them are mainly extinct and not functioning,
while electricity lines exists though not spatially organized.
The accessibility to the site is satisfactory as streets and paths are well provided and well
linked to the neighboring land uses and the city. However, the internal roads are not in good
condition with unkempt vegetation along the pathways. There are frequent water shortages
and sewer blockages in the estate, a phenomenon that can be attributed to the increased
population which demands more services than the anticipated capacity. There is therefore
need to expand the capacity of the existing water and sewer lines so as to meet both the
current and future needs.
3.5.5 Transportation and Movement
The road and pedestrian networks in the estate are well distributed with clearly demarcated
linkages throughout the estate which was actually planned satisfactorily depending on the
initial plan of the estate, though a bit of expansion is required to fit with the current situation
of high rise development of the estate. Despite the estate having a satisfactory road network,
the road conditions are poorly maintained and prone to pot holes, with poor drainage facilities
especially during the rainy seasons.
3.5.6 Land Issues
3.5.6.1 Land Use and Tenure
Umoja Innercore estate is mainly a single dwelling residential land use development with
pockets of other land uses arising due to the high demand for housing though not initially
planned for, such as commercial, jua kali sector (informal garages and carpentry), this
therefore indicates the need for a mixed land use scenario in the estate.
Redevelopment of the estate with an appropriate land use budget can help realize the
introduction of mixed land uses in the estate. The land was initially owned by the defunct City
Council of Nairobi but has now been sold to individual plot owners who have certificates of
lease and allotment letters.
56
3.5.6.2 Land Use Regulations
Initially Umoja Innercore estate was to be developed as a comprehensive scheme to be an
improvement of the housing development and an extension of the Umoja 2 Housing scheme.
Since the project did not take place, the defunct City Council of Nairobi allocated the scheme
to individual plot owners and resulted to what we are currently seeing as uncontrolled multi
dwelling developments.
The NCC has a zoning regulation touching on Umoja Innercore and thus describing a plot
ratio of 100% and ground coverage of 50% for residential developments, while 100% plot
ratio and 80% ground coverage for commercial developments.
Other development regulations are outlined in the physical planning handbook, building code
among others. This gives room for a better approach of utilizing the land by applying
regulations that promotes mix use of land, a range of housing typologies and capacities as
well as the introduction of the currently lacking land uses.
3.5.6.3 Buildings and Development Densities
According to the zoning regulations, the ground coverage is 50% and plot ratio is 100% for
residential developments. However, Umoja Innercore estate has developments put up and thus
exceeding the described plot ratios and ground coverage‟s. Also the issues of building lines
which advocates for a 4.5m building line have not been adhered to and most developments
have been built up to the plot boundary.
3.5.6 Economic Activities in the Estate
Various economic activities are evident in the project area both formal and informal activities.
These activities are mainly concentrated along the main Moi drive, although some can be seen
inside the estates such as retails shops, vegetable vendors, mpesa agents etc.
The shopping areas in the project area is noted right adjacent to the chiefs office where there
is a supermarket and upcoming bars, butcheries and whole sale shops.
57
CHAPTER FOUR
PROJECT PLANNING, DESIGN AND IMPLEMENTATION
4.0 Introduction
This chapter gives a detailed report of the project design and implementation taking
consideration of the expected outputs and outcomes of the project. It also encompasses the
Development of the spatial plan; Site planning and Design processes and the costs and time
schedules for the project.
It presents an understanding of the issues to be addressed by the project and their implication
in relation to the reviewed principles of chapter two, and explores different possible design
plans intended to design a site layout plan for Umoja Innercore estate. Detailed action plans
for the preferred model will also be established after which the chapter will conclude with a
detailed implementation, management, evaluation and institutional structures to guide on the
realization of the development project.
4.1 Planning and Design of the Project
Planning and design of a project is essentially done so as to provide solutions to the
challenges facing a particular area. Umoja Innercore estate can be transformed to a suitable
residential estate if standards recommended locally by the laid down policy requirements and
best practices worldwide are integrated into the planning and designing of the redevelopment
plan.
The main goal of this project is to redevelop Umoja Innercore estate making it sustainable and
thus the outcome and expected output of this project is to make Umoja Innercore a better
place to live in, by providing better housing facilities that will accommodate more residents,
reducing issues of encroachment, land grabbing and unauthorized housing and thus improving
connectivity and access to services.
The new design is meant to achieve the following objectives:

Establishing a framework of circulation, functional zones, and expansion zones to
support the development of current projects and accommodate future expansion. This
circulation framework helps to separate the different land uses in the area and thus
describe the type of development to be constructed in a particular area.
58

Creating an estate layout that provides adequate space for the provision of
infrastructure and utilities through a structural organization that increases connectivity
and access to functional spaces.

Creating a suitable housing typology and design that accommodates more residents,
efficiently uses the available infrastructure and is aesthetically appealing.

Optimizing flexible and adaptable spaces which are largely dependent upon the
building's physical infrastructure, including the structural, mechanical, and electrical
systems.
59
Figure 2: Contextual Framework to Guide on the Development Project
Planning issues on site:
Erection/ Construction of illegal and uncontrolled
housing development.
Increased informal activities such as insecurity and
prostitution
Poor, unplanned and unsafe housing facilities
Overstretching of existing infrastructural facilities
Double allocation of land
Land grabbing and encroachment of public utility
land
Approaches/ Strategies to address the identified problems:
Redevelopment approach.
Rehabilitation and conservation approach
Integrated approach
Guiding principles for designing of
sustainable neighborhoods derived
from the policy review:
Participatory planning approach:
Public-Private partnership
Provision of high density mixed land use
structure
Maintenance of open spaces and public
utility land
Onsite storm water management
Transportation management by segregating
vehicles and pedestrian traffic
Conservation of ecologically sensitive areas
Guiding principles and concepts for
designing of sustainable neighborhoods
derived from the research project:
Well designed and built form
Quality architecture and urban design
Mixed use and diversity
Increased densities and sustainablity
Enhanced quality of life
Increased densities
Walkability
Mixed Housing
Principles to Guide the project:
Participatory planning approach
Quality architecture and urban design
High density mixed land use developments
that enhances diversity
Sustainability
Source: Author 2014
60
Expected Outputs and Outcomes
This project will result in a better and sustainable estate as the current haphazard and
uncontrolled developments have led to degradation of the estate which will be demolished.
The redevelopment process will also lead to an increase in property values of housing and
also the residents will have a better neighborhood to live in and improve on the housing
demand and thus provision for more housing. The project is also expected to develop a
detailed design alternative both in two and three dimensional representation of the preferred
redevelopment approach for Umoja Innercore estate. A tentative land use budget for the
chosen option shall be produced and demonstrated in spatial terms. This shall inform the
development of the sites spatial plan leading to the designing of a section of the neighborhood
to act as a pilot project to be replicated in the other sections of the estate.
The expected outcomes include:
 A Pleasant Working and Living Environment. The transformation of a pleasant
environment will be achieved by the construction of modern housing facilities and
upgrading of the existing infrastructural facilities in the estate.
 Revising the existing zoning regulations that will advocate for high density
developments. The current zoning regulations prescribed for the area allows for 50%
plot coverage and 100% plot ratio irrespective of whether the development is
commercial or residential. Revision of zoning regulations will encourage high rise
developments up to seven levels.
 Mixed use developments to accommodate 75% residential and 25% commercial use
together with other ancillary uses.
 Employment Generation: the actual construction process will generate employment
opportunities both for the youth and the old people in and out of the estate as it will
involve massive activities.
 High Quality Landscape: The design of external spaces integrated with buildings will
help in strengthening the communities‟ identity and create a sense of place in Umoja
Innercore Neighborhood.
 Enhanced Quality of Life: This will be as a result of the area residents residing on a
more conducive living environment.
61
 Economic Prosperity: Construction of commercial buildings in the estate will help in
revitalizing the economy of the estate as the commercial activities and letting of the
offices will boost the developer‟s income and circulation.
4.1.1 Development of the Spatial Plan

Design of Alternatives
A careful study has been undertaken giving emphasis on the need to create a sustainable
neighborhood and the need to contain the change in the neighborhood character that leads to
an appropriate redevelopment of the project area.
Some of the design alternatives adopted includes:
Alternative One: Total Redevelopment Approach
This involves the complete removal of the existing structures both permanent and temporary
and re-use of the cleared land for the implementation of new projects. In this case, demolition
and reconstruction of whole blocks or of small sections is the only solution to achieve future
comfort and safety of the residents, through a more radical and innovative process with the
aim of changing the total appearance of Umoja Innercore estate, paying more emphasis on the
principles of sustainability in its execution.
This alternative is in line with the NCC and property owners plan for the estate that will lead
to the provision of modern housing facilities and thus incorporating a mixed use development
strategy which entails 75% residential and 25% commercial in the area.
The adoption of this alternative has both positive and negative impacts as discussed below:
Advantages of the Alternative

Ecological benefits: There has been a decline in the greenery of the estate with time
due to clearance of vegetation cover to give way for construction of housing. This
situation can be saved by construction of high level housing and creating ample space
for green areas.

Citizen participation is encouraged since redevelopment calls for demolition and
restructuring of the whole estate, and thus presenting an opportunity for a participatory
approach which involves empowering the locals in the event and establishment of
locally oriented mechanisms of conflict resolutions.
62

Redevelopment entails production of well designed, planned and sustainable housing
typologies in the estate. Thus, redevelopment presents a chance for high rise
multifunctional and multi-family units that observe the principles of sustainability.
This will make the estate more appealing in terms of the housing typologies as well as
social and economic vibrancy.

Segregation of transportation is made easier during the redevelopment process laying
emphasis on pedestrianization and provision of ample parking space in the planning
process.
Disadvantages of the Alternative

Costly exercise as it needs machinery to carry out the actual demolition works which
require fuel and personnel who will need to be paid, also establishment of new
infrastructural facilities

Loss of the estate physical design and architectural value and heritage.

Psychological impacts upon the original community are evident due to shifting the
population to another part of the urban area and there after relocating them back after
redevelopment have been completed.

Redevelopment contributes to the penury of the original residents by the reduction of
job opportunities, as resettlement areas are usually located outside the city property.
For tenants, owners and businessmen alike, the destruction of the neighborhood exerts
social and psychological losses.

Total clearance not only affects the buildings, but also a functioning social system of
the neighborhood. Scattering of families and friends is quite harmful.
Alternative Two: Preservation and Rehabilitation
This alternative involves preserving, repairing and restoring the natural and man-made
environments of the existing estate. It may be applicable in the estate as most of the building
are generally in structurally sound conditions but have deteriorated because of haphazard and
unplanned construction as well as poor maintenance. Thus preservation and rehabilitation of
the buildings is acceptable. Adoption of this alternative would result to the following
advantages and disadvantages;
63
Advantages

Preservation of existing housing stock. Destruction of the already existing housing
stock may not be the best idea due to the acute shortage of housing in the city.

It leads to conservation of structurally sound buildings, materials and cost of
construction.

It results to the preservation of civic and cultural heritage.

It incorporates community participation initiatives.
Disadvantages

It is complex and time consuming process, which makes it more difficult to implement
than redevelopment.

The introduction of new infrastructure to old and dense neighborhoods can be a
difficult task.

It has limitations due to the technical difficulties, amount of work and research
involved.

It is sometimes resisted by developers, who see it as an infringement on free enterprise
and a barrier to large-scale redevelopment.

In some cases some buildings are impossible to rehabilitate and upgrade them to the
existing standards because their conditions are very poor.
Alternative Three: Integrated approach
This approach combines both redevelopment and rehabilitation processes in different sections
of the estate, and thus viewing the two as complimentary forces.
It consists of rehabilitation of what can realistically be saved, combined with reconstruction of
new buildings in the place of those beyond the reach of feasible rehabilitation.
Advantages
 It allows for flexible project implementation, which can preserve the traditional urban
environment while achieving respectable densities.
64

It respects the social order of the community by re-housing the majority of the
original residents on the site and invites mass participation.

It results in the creation of rich environments through the integration of new buildings
within the existing neighborhoods and allows for the development of a new form of
contemporary architecture with local characteristics, enriching the appearance of the
old city while maintaining identity.
Disadvantages

For many developers and local authorities, the integrated approach remains a timeconsuming process, less profitable than redevelopment, especially when the objective is to
supply mass housing.
Evaluation of the Alternatives
Renewal of urban neighborhood assumes a number of approaches as already indicated above,
with each approach having its own advantages and disadvantages. A critical analysis has to be
carried out in order to settle to a particular best approach.
Redevelopment approach has quite a number of advantages though its disadvantages can‟t be
under-estimated, and so adopting it can help developers; achieve a high profit margin,
optimize land use, increase the housing stock as well as provide a mixed land use structure
through the application of change of use. However, its adoption may suffer certain
disadvantages which would include: destruction of the existing housing stock, social system,
social and community ties; high environmental costs, gentrification among others.
Adoption of preservation and rehabilitation also has its implications: it would lead to the
preservation of the existing housing stock and the adoption of community participation
initiatives. However, it would also suffer the disadvantage of; the technical difficulties of
research work, complexity and time consuming as well as infringement on free enterprise and
profits.
Lastly, merging the positive elements of redevelopment and preservation and rehabilitation
may also provide a more suitable option to solve the problem sustainably though it may not be
plausible in economic terms. Thus, adopting the integrated approach also has its implications.
It could result to the creation of rich environments through the integration of new buildings
65
within the existing neighborhood and also allow for flexible project implementation.
However, it would suffer the disadvantage of being time consuming and less profitable than
redevelopment approach. Table 3 below summarizes the evaluation of these alternatives.
Table 7: Evaluation of Alternatives
Alternative
Advantages
Redevelopment 

Approach





Preservation
and


Rehabilitation


Integrated

Approach


Disadvantages
Optimal land use
Higher floor area ratio.
Room for proper provision of
infrastructure.
Increasing housing stock.
Potential for change of use and mixed
use.
Participatory planning
Promotes socio-economic diversity and
transportation conservation.
Preservation of existing housing stock.
Conservation of structurally sound
buildings, materials and cost of
construction.
Preservation of civic and cultural
heritage.
Community participation initiatives.
Allows for flexible project
implementation.
Respects the social order of the
community.
Creation of rich environments through
integration of new buildings within the
existing neighborhoods.











Destruction of existing
housing stock.
Expensive exercise; high cost
of relocation, eviction,
demolition and
reconstruction.
Destroys existing social
system and community ties.
Negative psychological
impacts on the community.
Gentrification.
Technical difficulties of
research work.
Complex and time consuming
exercise.
High degree of organization
and social responsibility.
Profitable for large scale
developers and infringement
on free enterprise
Time consuming process.
Less profitable than
redevelopment, especially
when the objective is to
supply mass housing
Source: Author 2014
Choice of the Preferred Strategy
From the analysis, in order to meet both the current and future demands of residents a holistic
approach to addressing the problem is required. Given the current prevailing situation in
Nairobi
66
and the problems experienced by the estate residents, it would be considered that the
redevelopment option requires adoption to facilitate a higher increment in the housing stock
and upgrading of the infrastructural and community facilities.
For historical reasons alternative two (preservation and rehabilitation) requires adoption to
preserve the history of the city. However, both internal and external forces within the estate
and the city presents a different scenario of building high density mixed use developments,
thus preserving the estate as it is may not be achievable with the existing demands neither is it
economically viable.
Combining alternative one and two may observe the concerns of the two alternatives, thus
alternative 3 (integrated approach) may be the most ideal for adoption in the situation.
However, there are no significant structures to be preserved per se; neither is the approach the
most profitable.
Considering all these scenarios, this study development project opts for a redevelopment
approach as the preferred development approach to address the problems experienced in the
estate. The implications of this alternative is that it is in conformity with the proposals of the
property owners in conjunction with the policy makers (NCC) thus its approval will not be a
problem. Moreover, the land for the development is already in place thus there will be no land
purchase expenses.
Justification

The building structures are beyond repair

The proposed project is in conformity with the property owner‟s plan of improving the
condition of the estate

This alternative is the most plausible economically.

The alternative will help in decongesting the city centre by accommodating some of
the activities currently carried out at the centre.
4.2 Site Planning, Design and Development Process
Site planning will involve the organization of land uses, road access, and sewer connection,
building lines and setbacks and many other factors related to building development. This will
67
be done by arranging the compositional elements of landforms, buildings and circulation by
assessing the potential site for development through a site analysis. It will take into account
the following stages involved in the design of the project in a chronological order:
 Field Survey: This was carried out in the research project (Evaluating housing
development characteristics in Eastlands area, a case of Umoja Innercore estate).
Considering issues of uncontrolled housing development resulting to the distortion of
the physical environment leading to overflowing and illegal waste sites, poorly
maintained roads, disorganized power lines and a skewed skyline of the estate and
propose the necessary planning intervention to be undertaken.
 Data Analysis and Synthesis: This adhered to the findings of the field survey and
brought to light the housing development characteristics of Umoja Innercore
addressing issues such as overstretching of infrastructure, increased housing densities,
encroachment of public spaces and poor development and maintenance of buildings,
which required urgent and appropriate planning and redevelopment to revitalize the
estate in an orderly manner.
 Recommendation: This section proposed various intervention measures to aid in
improving the estate to meet both the current and future needs which included
redevelopment, citizen participation in the planning process, upgrading the existing
infrastructure and services, control of development and sensitization of residents and
property owners as well as institution capacity building.
 Formulation of Development Project: This was guided and informed by the
recommendations made on the research project.
 Design Alternatives: The best approach chosen was total redevelopment of the estate
as it was seen to be the best model in responding effectively to issues of uncontrolled
housing in the estate.
 Implementation, monitoring and evaluation: the preferred redevelopment approach
was executed. This included; costing, time frame, actors and their roles with checks
and balances to find out the responsiveness of the development alternative with
reference to the stated objectives.
The stages in the site planning process can be summarized in the figure 3 below:
68
Figure 8: A Simple Schematic Diagram of the Stages of Site Planning
Site Annalysis and
Programming
Problem Identification
Implementation
Strategy
Detailed Costing
Schematic designs
Detailed Designs
Construction
Occupation, Compliance
and Management
Source: Author, 2014
Plans, Drawings and Spatial Models
The design of Umoja Innercore Sector IV estate layout involved consideration of a variety of
spatial models that gives an output of a sustainable neighborhood with economic vibrancy.
The site layout was divided into zones of mainly commercial and residential. Other elements
considered in the layout were circulation and open spaces in the form of parks and green
spaces between the buildings and the area reserved for recreation that subdivides the sector
into two by the power line.
The 25m wide Moi drive is the main structural element that guided space allocation and site
layout in the estate that connects to Kangundo road and Outering road, all leading to the City
centre. Other distributer roads adjacent to the estate and access roads to the site also
contributed to the site layout. The land budget for the main land uses was obtained after
removing the circulation requirements of 15% of the total land and 10% open spaces as per
the requirements for such comprehensive development. A total of 6 acres was allocated for
commercial development, while 13 acres was allocated for residential development. Table 5
below presents the proposed land budget.
69
The commercial zones will be fronting the main Moi drive at the northern zone of the project
area bordering Umoja 2 estate and also facing the chief‟s office. The residential zone will be
immediately behind the commercial zone served by the various access roads and adjacent to
the power way leave on the west, while the western area after the power way leave will be
strictly a recreational and children play area, which also fronts the main Moi drive.
Table 8: Proposed Land Budget
Land Use
Percentage
Acreage
Circulation: vehicular roads
15% of 25 Hectares
3.75 Hectares
10% of 25 Hectares
2.50 Hectares
Commercial use
25% of 25 Hectares
6.25 Hectares
Residential use
50% of 25 Hectares
12.5 Hectares
and pedestrian paths
Open space (parks and green
spaces)
Source: Author 2014
In summary, the overall framework to achieve a sustainable design of Umoja Innercore estate
targeted the following issues:
A) Economic Performance and Compatibility
Sustainable design saves energy, water and allows for efficient waste management. The initial
costs are often higher than those of conventional practice, but in actual when energy saving
alone is factored over life expectancy of the building, the initial extra cost becomes a
substantial saving. Healthier environments reduce health costs to society and businesses.
Sustainable buildings which use healthier building materials and design strategies prevent
occurrence of ill health. For example, lack of adequate ventilation of both the residential and
commercial buildings may lead to higher occurrence of airborne diseases.
Funding must promote an economy of means and be compatible with demands and constraints
encountered throughout the lifespan of the estate development.
70
B) Ethical Standards and Social Equity
Responding directly to ethical and social responsibility, from the planning process to longterm impact in the urban environment, the estate development project must adhere to the
highest ethical standards in all phases of the project life cycle while supporting social equity.
Essentially, the entire construction and implementation process should be transparent. In so
doing, high ethical standards are more likely to be upheld as the process is open to scrutiny.
By ensuring accountability, the whole planning and construction process ranging from tender
allocation to material use would help ensure efficiency and effectiveness during the entire
process. Fundamental to the maintenance of ethical standards and equity is the active
participation of all the major stakeholders (property owners, residents; local/county
government; non-governmental organizations).
C) Ecological Quality and Energy Conservation
Throughout its life cycle, the estate development must exhibit sensible use and management
of natural resources, including operation and maintenance. Long-term concerns with regards
to flows of material or energy should be an integral part of the built entity. This would involve
looking at the following aspect within the planning and implementation process:
Landscaping: This offers a variety of benefits. Trees for instance provide cool shades,
improve air quality, enhance appearance and filter dust. Use of native plant species will also
increase attractiveness to the estate. Use of water efficient landscaping will facilitate
conservation of water resources and encouragement of the use of organic fertilizers.
Estate development: Siting of the structures should allow for the creation of outdoor spaces
that would provide community, place making and pedestrian friendly spaces, which are all
aspects of vibrant shopping environments.
D) Contextual and Aesthetic Impact
A high standard of architectural quality addressing cultural and physical context must be
conveyed in the estate development. Space, form and order are of great significance, the
construction must have a lasting aesthetic impact on its surrounding environment. Use of
locally produced building materials, local labor and architectural elements and features that
are characteristic of the local region are a variety of modes that may be employed to achieve
architectural relevance to its context as well as create aesthetic impact.
71
Spatial designs of the site layout of the entire area, the ground floor plan for the development
site, elevations of the different housing typologies as well as the 3D representations of the
buildings are depicted in figures 10 - 16 below.
4.2.1 Detailed Design Formulation/ Development of Detailed Action Plans
4.2.1.1 Detailed Design Formulation
The elements considered in designing the estate include:
(a) Residential Elements: These are purely residential buildings at the centre of the estate.
The residential flats/apartments will comprise of between 1 – 3 bed roomed
apartments of seven floors/levels as described on the drawings above. Each block
consists of four housing units to be developed up to eighth floor level, which means
that each block will accommodate at least 32 households.
(b) Commercial Element: These will take approximately 25% of the land to be developed
and will comprise of complex commercial structures housing a range of commercial
activities. Professional services in the form of office blocks will also be emphasized
on the commercial element on plots fronting the main road.
(c) Commercial cum Residential Elements: These as the name suggests will form a
combination of both commercial and residential elements on the same block of flat.
But most importantly, the building will house commercial facilities on the ground
floor and residential facilities on the remaining upper floors. This element will be
developed on the second row, just after the purely commercial areas.
(d) Open Spaces and Playground: This will be a form of entertainment area for both
children and grownups and will also serve as a multi-purpose place for social events
and gatherings. This will be located next to the residential precincts as presented by
figures
(e) Proposed Common Parking spaces: The common parking spaces for parking vehicles
will be marked as per the residing tenants of the area. Parking spaces will be provided
at one and half parking spaces per residential unit.
(f) Lift Shafts and Stairways: Stairways provide conventional means of access between
floors in buildings. They are constructed to provide ready, easy, comfortable and safe
72
access up and down with steps that are neither laborious nor difficult to climb within a
compact area so as not to take up excessive floor area.
(g) Landscaped Areas
4.2.1.2 Development of Detailed Action Plans
The process will entail several action plans which include:
Application for Development Permission
Application for change of use from residential use to mixed use is done to the Nairobi City
County for approval. The current use of the estate is purely residential and therefore to change
the use of land to mixed use requires change of use to be applied to the Nairobi City County
and an approval obtained of the same as stipulated on the Physical Planning Act Cap 286
sections 29 and 30.
After approval of the change of use, preparation of various plans and designs is done and the
submission of the same is done to the Nairobi City County for approvals depending on the
zoning requirements. This basically includes the architectural plans giving details of the site
plan, location plan, elevations and sections of the buildings, as well as the structural plans that
gives details of the foundation design, slab details, roof design, staircase and lift shaft details,
columns and beams details of the building.
Site Preparation and Organization
This will include activities such as setting out, excavation and earth works, erection of a site
construction board, hoarding and scaffolding. Statutory inspection is also mandatory at
different stages of development of which a county officer or engineer has to be engaged as the
construction works is done.
Relocation and Eviction
An alternative site will be identified and multi storey residential flats constructed so as to
accommodate and relocate the residents to pave way for the redevelopment exercise.
Demolition
Demolition of the evacuated houses to pave way for redevelopment.
Actual Construction Works
The actual construction works entails construction of building structures and the installation
of utility services. The construction part entails the construction of the sub-structure
73
(foundations and bases) and super-structure (floors, walls, roofs) of the building, while
installation of service utilities will entail installation of water supplies, sewerage and foul
water drainage, surface water drainage, plumbing and electrical systems.
Also both internal and external finishes are part of the construction works which entails
paving the driveways, walkways, parking areas, construction of dustbin cubicles, landscaping
and rehabilitation, erecting the perimeter wall and site clearance.
Maintenance and Management of the Redeveloped Estate
After the construction of the estate has been completed, a certificate of occupation is issued
by the Nairobi City County building inspector taking care of the public health and fire
prevention aspects of development. The management process will include aspects of
monitoring and evaluation to ensure that environmental impacts on occupation are addressed
appropriately.
74
Figure 4: Summary of the Development Action Plan
ACTION PLAN 1: Application for Change of User from Residential to Mixed Use Development
ACTION PLAN 2: Preparation of Various Plans and Designs and Submission for Approvals
ACTION PLAN 3: Preparation and Organization of the Site
ACTION PLAN 4: Evacuation and Relocation of Residents
ACTION PLAN 5: Demolition and Clearing Evacuated Buildings
ACTION PLAN 6: Construction of Building Structures and Installation of Service Utilities
ACTION PLAN 7: Completion and Occupation of Buildings and Obtaining Occupation Certificate
ACTION PLAN 8: Management of the Redeveloped Estate by Ensuring Community
Capacity Building and Equiping the Estate Management Staff as well as Formulation of
Policy Guidelines
Source:
Author
75
2014
Figure 5: Proposed Site Layout Plan for Umoja Innercore Sector IV
SITE PLAN
DR
N
MO
I
9.
12
MOI DRIVE
EX
IS
TI
NG
1
R
O
T
C
SE
M
0M
WI
DE
AC
CE
SS
RO
AD
SECTOR III
IV
E
MOI DRIVE
IV
R
O
ECT
S
WI
PO
DE
WE
AC
R
CE
LEGEND
SS
WA
RO
YL
AD
EA
VE
COMMERCIAL USE
RESIDENTIAL USE
RECREATIONAL USE
TRANSPORTATION USE
RELIGIOUS INSTITUTION
SCALE 1:500
Source: Author 2014
76
Figure 6: Proposed Site Layout Plan Showing Recreational Area
This is the zone for commercial developments,
the buildings will comprise of shops on the grond floor
and offices/shops on the upper floors for plots fronting Moi Drive,
while commercial develoments on the second row will have shops
on the ground floor and residential flats on the upper floors.
SITE PLAN
MOI DRIVE
SECTOR III
E
IV
12
MOI DRIVE
EX
IS
TI
M
NG
R1
SECTO
0M
WI
DE
AC
CE
SS
RO
OR
SECT
WI
DE
PO
WE
AC
R
CE
WA
SS
YL
RO
EA
WE
R
WA
YL
EA
VE
N
AD
IV
MOI DRIVE
MO
I
DR
9.
PO
AD
VE
SCALE 1:500
LEGEND
SOCCER FIELD
SCALE 1:150
TREES AND SHRUBS
The recreational area will have a section for sporting
activities where there will be a basketball court,
volley ball and tennis court, and a park section with
benches, tress and shrubs.
TRANSPORTATION USE
SEATS AND BENCHES
Source: Author 2014
77
Figure 7: Site Layout Plan Showing Distribution of Proposed Residential Development
0M
CE
SS
RO
AD
9.
WI
SECTOR III
SITE PLAN
DE
AC
CE
SS
PARKING SPACES
RO
AD
RO
AD
9.
0M
WI
DE
AC
PARKING SPACES
AC
CE
SS
9.
PARKING SPACES
WI
DE
AC
CE
SS
RO
AD
AC
CE
SS
RO
AD
9.
0M
WI
DE
PARKING SPACES
PARKING SPACES
0M
The average plot sizes ranges between
0.05Ha to 0.10Ha, and since the area was
not completely occupied by development
then construction of the residential
development will be justifiable.
As seen the development are accessed
through a 9.0M wide access road,
then to the main common parking area
and then to the residential units.
Landscaped areas are also evident as
can be seen by the trees and shubs
DE
PARKING SPACES
12
9.
0M
WI
PARKING SPACES
M
N
EX
IS
TI
NG
PO
WE
R
WI
DE
AC
CE
SS
RESIDENTIAL BUILDINGS
RO
AD
PARKING SPACES
LANDSCAPED AREAS
WA
YL
EA
VE
PARKING SPACES
SCALE 1:250
Source: Author 2014
78
Figure 8: Plan Proposals-Proposed Development Floor Plans, Scale 1:100
01
49,000
200
5,000
200
4,400
200
5,000
200
4,500
4,500
200
200
5,000
BALCONY
4,500
200
BALCONY
terrazzo fl.
BALCONY
terrazzo fl.
terrazzo fl.
200
terrazzo fl.
STAIR/LIFT LOBBY
LOUNGE
LOUNGE
ceramic tiles
BEDROOM 01
ceramic tiles
LOUNGE
BEDROOM 01
ceramic tiles
LOUNGE
ceramic tiles
ceramic tiles
1
3
2
3
150 1,000 200
4,500
200
4,500
200 1,000 150
1,950
F
F
200
BATH
ceramic tiles
BALCONY
terrazzo fl.
200
4,000
4,000
200
1,950
150 1,000
02
700200700
BEDROOM 02
cer. tiles
02
4,200
5
F
700200700
4
5
4,200
4
12
1,950
ceramic tiles
ceramic tiles
terrazzo fl.
200
4,000
LOBBY/PASSAGE
KITCHEN
BALCONY
terrazzo fl.
200
11
BALCONY
4,000
KITCHEN
ceramic tiles
cer. tiles
ceramic tiles
10
BATH
BEDROOM 02
ceramic tiles
9
BEDROOM 02
8
200
ceramic tiles
7
1,950
BATH
cer. tiles
6
2001,000 150
LOBBY/PASSAGE
ceramic tiles
ceramic tiles
terrazzo fl.
4,500
14
13
LOBBY/PASSAGE
KITCHEN
BALCONY
200
ceramic tiles
15
200
13,100
2
14
12
11
9
KITCHEN
ceramic tiles
cer. tiles
ceramic tiles
10
BATH
BEDROOM 02
8
ceramic tiles
7
LOBBY/PASSAGE
6
INBUILT WARDROBE
LIFT SHAFT
15
13,100
LIFT SHAFT
16
13
INBUILT WARDROBE
BEDROOM 01
ceramic tiles
16
13,100
ceramic tiles
F
BEDROOM 01
5,200
terrazzo fl.
1
5,200
terrazzo fl.
200
200
5,000
1,500
BALCONY
STAIR/LIFT LOBBY
04
200
4,400
200
4,500
200
200 1,500 200
200
200
4,500
200
49,000
03
TYPICAL UPPER FLOORS PLAN ( 1ST TO 6TH FLOORS)
SCALE 1:100
B
A
01
49,000
200
200
5,000
200
4,400
200
5,000
200
4,500
4,500
200
200
5,000
200
4,400
200
5,000
4,500
200
200
1,700
4,500
200 1,700
200
STAIR/LIFT LOBBY
STAIR/LIFT LOBBY
LOUNGE
ceramic tiles
ceramic tiles
LOUNGE
BEDROOM 01
ceramic tiles
LOUNGE
ceramic tiles
ceramic tiles
1
2
3
14
14
4
4
4,000
200
1,950
150 1,000 200
4,500
200
ceramic tiles
cer.tiles
cer. tiles
4,500
200 1,000 150
1,950
WORKTOP
KITCHEN
ceramic tiles
200
4,000
200
A
03
SCALE 1:100
Source: Author 2014
79
B
49,000
GROUND FLOOR PLAN
BATH
cer. tiles
4,000
200
1,950
WC
BEDROOM 02
cer.tiles
150 1,000
200
700 700
WORKTOP
KITCHEN
ceramic tiles
INBUILT WARDROBE
ceramic tiles
4,200
F
BATH
F
700
4,200
F
200
5
200
BEDROOM 02
ceramic tiles
5
4,000
BEDROOM 02
WC
LOBBY/PASSAGE
12
200
cer.tiles
ceramic tiles
9
cer. tiles
WC
INBUILT WARDROBE
LOBBY/PASSAGE
11
1,950
BATH
INBUILT WARDROBE
8
2001,000 150
KITCHEN
ceramic tiles
INBUILT WARDROBE
INBUILT WARDROBE
7
4,500
WORKTOP
KITCHEN
ceramic tiles
INBUILT WARDROBE
10
cer. tiles
ceramic tiles
6
200
13
LOBBY/PASSAGE
12
cer.tiles
9
200
ceramic tiles
8
WORKTOP
BATH
11
BEDROOM 02
WC
7
ceramic tiles
10
LOBBY/PASSAGE
6
INBUILT WARDROBE
ceramic tiles
15
ceramic tiles
200
700
LIFT SHAFT
15
3
13,100
LIFT SHAFT
16
13
INBUILT WARDROBE
BEDROOM 01
ceramic tiles
16
2
04
F
ceramic tiles
BEDROOM 01
5,200
terrazzo fl.
LOUNGE
BEDROOM 01
1
5,200
terrazzo fl.
200
4,500
200
Figure 9: Plan Proposals-Proposed Development Elevations, Scale 1:100
ROOF FLOOR LEVEL
ROOF FLOOR LEVEL
SIXTH FLOOR LEVEL
FIFTH FLOOR LEVEL
FOURTH FLOOR LEVEL
THIRD FLOOR LEVEL
SECOND FLOOR LEVEL
FIRST FLOOR LEVEL
GROUND FLOOR LEVEL
FRONT ELEVATION 01
SIDE ELEVATION 02
SCALE 1:100
SCALE 1:100
ROOF FLOOR LEVEL
ROOF FLOOR LEVEL
SIXTH FLOOR LEVEL
FIFTH FLOOR LEVEL
FOURTH FLOOR LEVEL
THIRD FLOOR LEVEL
SECOND FLOOR LEVEL
FIRST FLOOR LEVEL
GROUND FLOOR LEVEL
SIDE ELEVATION 04
SIDE ELEVATION 03
SCALE 1:100
SCALE 1:100
Source: Author 2014
80
Figure 10: Plan Proposals-Proposed Development Cross Sections, Scale 1:50
2,160
KITCHEN
BEDROOM 01
2,700
2,700
2,160
ROOFING SPECIFICATIONS
Roman tiles to match existing on 500gauge, polythene sheeting 150x50mm timber rafters,
struts and ties on 50x38mm timber battens, on 100x50mm timber wallplate to s.engs details.
STAIR/LIFT LOBBY
BEDROOM 02
BEDROOM 02
BEDROOM 01
BEDROOM 02
R.C. staircase to s.eng's details
Risers = 150mm
Treads = 250mm
Waist = 175mm
KITCHEN
R.C. lift shaft to structural engineers details
KITCHEN
2,700
BEDROOM 01
STAIR/LIFT LOBBY
2,700
2,700
2,700
LIFT SHAFT
1,100mm high m.s handrails and ballustrades to specifications.
STAIR/LIFT LOBBY
KITCHEN
BEDROOM 02
BEDROOM 01
BEDROOM 02
STAIR/LIFT LOBBY
1,100mm high m.s handrails and ballustrades to specifications.
LIFT SHAFT
BEDROOM 01
2,700
2,700
450mm deep r.c beam to S.Eng's details.
KITCHEN
2,700
2,700
steel casement windows to schedule.
STAIR/LIFT LOBBY
STAIR/LIFT LOBBY
BEDROOM 02
DOS
600
LIFT SHAFT
KITCHEN
BEDROOM 02
600
600
600
100mm thick r.c floor slab on 500gauge, polythene sheeting on murram blinding
on well compacted hardcore fillings to, engineers details.
depth of foundation to be determined on site.
STAIR/LIFT LOBBY
DOS
2,700
200mm thick smooth dressed natural, stone walling to details.
BEDROOM 01
600
600
600
600
600
SECTION A - A
SECTION B - B
SCALE 1:100
SCALE 1:100
Source: Author 2014
81
2,700
KITCHEN
BEDROOM 01
2,700
2,700
150mm thick r.c solid slab to Structural Engineer's details.
600
Figure 11: Plan Proposals-3 Dimension Representation of Built Houses Front View
Source: Author 2014
82
Figure 12: Plan Proposals-3 Dimension Representation of Built Houses Rear View
Source: Author 2014
83
4.2.2 Implementation Strategies
Table 9: Project Implementation Strategy
Project Objectives
Strategies
Programs
Time Frame
To take an inventory of the existing
Formulate a redevelopment plan
Preparation of the spatial site plan.
site development and conditions and
for the project.
provide a redevelopment plan for the estate.
Actors
Inputs
Nairobi City County.
Legislative Frameworks.
Conduct an Environmental Impact
Ministry of Lands,
Professional Expertise.
Assessment (EIA) for the site for
Housing and Urban
Financing
redevelopment.
Development.
Submit plans for approvals.
Director of Physical
6 Months
Expected Outcomes
Compatibility
Planning
To create a suitable design layout that
Provision of adequate water,
Laying of the infrastructural
provides for an adequate space for
sewer, electricity and drainage
facilities
provision of appropriate housing,
18 Months
Nairobi City County.
Legislative Frameworks.
Adequately serviced
Ministry of Transport
Professional Expertise.
estate
facilities.
and Infrastructure
Financing
infrastructure and utilities in the estate
Ensure optimal utilisation of
Development, KPLC
through spatial organization and thus
land.
enhancing connectivity and access to
Fascilitate proper land use
functional spaces.
distribution
To create a suitable housing typology and
Creation of new housing designs
and typologies for the estate
design in terms of skyline and setback
Preparation and design of new type
plans and approval of the same
24 Months
requirements that accommodates more
Nairobi City County.
Human Resource.
Properly planned and
Ministry of Roads and
Professional Expertise.
designed estate
Public Works
Financing
Nairobi City County.
Human Resource.
Adequate consultation
Ministry of Lands,
Professional Expertise.
and participative planning
Housing and Urban
Financing
developments
residents in order to cater for the high
demand for housing in the estate.
To recommend an implementation,
monitoring and evaluation strategy
for the housing development project
Provision of suitable guidelines
for orderly development of
houses, according to the prefered
alternative
Revising the existing zoning guidelines 12 Months
and making improvements suited with
the current development trends
Development.
in the estate.
Director of Physical
Planning
Source:Author,2014
84
4.2.3 Implementation Schedule
A well planned approach that will ensure a successful and workable output to solve the
identified problems is required to effect the development plan to achieve the set objectives.
Stakeholder involvement will be necessary to ensure their support and create a sense of
ownership for the project hence its effective implementation. Table below summarizes the
implementation strategy for the project.
Table 10: Time Frame, Phasing and Resource Requirements
Stage
Phase
Time Frame
Resource Requirements
Project Inception
One
6 months
Introduction of project and
work
plan,
stakeholders
meetings
Project
Feasibility Two
3 months
Study
Project Construction
Feasibility
studies
and
adjustments required
Three
24 months
Resource
construction
mobilization,
and
inspection
works
Project Completion
Four
4 months
Project Review
Five
5 months
Preparation
of
environmental audit report
Project Costing
This will involve the financial implications of the project and will be estimated as described
on the table below:
Table 11: Project Costing Requirements
Project Component
Development
Particulars
Estimates (Kshs)
Plans Nairobi City County
Authorization and Approvals
NEMA
Actual Construction
Demolition Works
85
1,500,000
2,500,000
an
Construction Cost per Block
(60million
x
15)
=
900million
Cost of Labor
Professional and Casuals
80,000
Infrastructure Development
Roads, Drainage and Sewer
100,000
Landscaping
and Tree
Beautification
Street
Naming
Planting
and 3,000,000
Landscaping
and
1,500,000
Advertising
Miscellaneous Costs

1,000,000
Actors/ Implementation Agencies
Private Developers/Owners
The plot owners are some of the major stakeholders in the project and will be directly
involved in the project from the inception stage to the implementation stage. Their authority
and consent to do the redevelopment of the estate is one essential factor and also the cost of
the project has to be met by them since they are the ultimate beneficiary of the project.
Area Residents
They are key informants to the project and their needs for facilities will be incorporated in
planning and design of the project. They as well form the part of citizen participation as they
views on the development aspect will be most welcoming and appreciated.
The Nairobi City County
Responsible for providing supporting laws and regulations for the redevelopment of the estate
Will oversee the approval of the development plans and designs of the proposed
redevelopment plan of Umoja Innercore Sector IV Housing Estate
Mandated by law to oversee the implementation of this project, Revenue collection
Site management (garbage collection and clean ups)
Preparation/formulation of policy guidelines for housing development
Ministry of Lands Housing and Urban Development
Required by law to approve the renewal plan prepared by the director of physical planning
86
The department of housing will be required to work hand in hand with the developers in
ensuring the provision of a range of affordable housing typologies
National Land Commission
Pursuant to the constitution and national land commission act of 2012 is required to monitor
and have an oversight responsibility over land use planning in the country and by extension in
the Umoja Innercore Sector IV project.
NEMA
In charge of environmental sustainability of the project i.e. approval of the environmental
impact assessment reports and continuous monitoring of the project to ensure compliance
87
CHAPTER FIVE
MONITORING AND EVALUATION
5.0 Overview
The chapter outlines the monitoring and evaluation stages in the implementation of the
project, and further highlights the indicators of the projects growth, and provides guidelines
for the implementation process and providing a Site and Environmental Management plan.
The process entails systematic collection and analysis of information of the project progress
through operation and after. Monitoring in this project will be carried out at specific time
intervals in order to keep track of the steps in the development process and also to monitor the
public’s reaction and reception of the provided information.
An appropriate monitoring and evaluation system needs to be put in place to ensure the
project is on course and the final intended output is achieved within the stipulated time frame
intended to be. The process takes place at all levels of development project and uses both
formal reporting and informal communications. A minimum common format for monitoring
and evaluation reports is established by stakeholders and involved agencies, based on which,
the project will build its own internal monitoring design and evaluation process.
5.1 Monitoring and Evaluation Stages
The project will be evaluated and monitored in the different stages and phases upon its
successful completion, by the involved stakeholders, using a well constituted institutional
structure. Evaluation is carried out to compare how the new design has helped solve the
identified challenges and what can be done to better the situation. It enables the stakeholders
to review progress and to propose action to be taken in order to achieve the objectives. This
process is the basis of measuring the success of the development project
The process identifies actual or potential successes or failures as early as possible and
facilitates timely adjustments to the operations. It takes place at all levels of management and
uses both formal reporting and informal communications. The representatives of different
stakeholders will be engaged in monitoring and evaluation of the project. These include:
Umoja Innercore area residents who will be given duties and responsibilities pertaining to this
project and the staff at the Nairobi City County offices.
88
Figure 13: Monitoring and Evaluation Stages
Agree on outcome to
monitor and evaluate
the project development
Table and report
the findings
Analysis on the percentage
of achievement of the
desired objective is done
Select the key indicators
to monitor the outcome
Monitor and evaluate
the results
Plan for how to make
improvements on the
outcome
Source: Author 2014
5.1.1 Indicators of a Successful Development Project
Certain aspects will be looked at to ascertain the success of the project. These are presented
on table 6 below as indicators of a successful project.
Table 12: Monitoring and Evaluation Strategy
PLANNING ASPECT
EXPECTED OUTCOME
housing
Better housing fabric
Properly planned and designed layout
More and spacious units
Infrastructure and services
Availability of open spaces, wide roads and
provision of pedestrian walkways.
Security and safety
Safe and secure estate
aesthetics
Appealing views and uniform skyline
economy
More revenue for developers and affordable
housing for residents
Accessibility and connectivity
Better estate layout and design
Ease of movement
environmental
Proper waste management system
89
5.1.2 Challenges to a Successful Evaluation Process
Several challenges to a successful evaluation process arise during monitoring and evaluation
of the project which needs to be avoided and these challenges includes:
 Lack of proper coordination among the involved agencies and stakeholders resulting
to collection of inadequate data.
 Data assessment not shared among involved agencies and stakeholders, causing
inconsistencies and excess data collection costs.
 Delays in the implementation process due to lack of commitment by the involved
stakeholders and agencies to monitoring process.
 Limited availability of monitoring and evaluation information, by coordinators of the
project.
 Some experts conduct evaluations in-house and this doesn‟t convey actual
development project results.
 Learning about the desired reconstruction intervention to be undertaken is difficult due
to inappropriate information sharing from monitoring and evaluation systems.
5.2 Guidelines for the Implementation Process
Implementation of the plan will require a good relationship between the stakeholders who
include the residents, the property owners, planning and management authority, construction
companies and agencies. Citizen/Residents participation plan will be prepared that will
involve those people who are willing to participate in the redevelopment and create an
opportunity of the residents to own the estate. The increased housing development in the
estate will obviously lead to increased housing demand and equally increase in house rents. A
plan will be made to ensure that such increases do not necessarily affect the residents who
will participate in the redevelopment.
5.2.1 Guidelines for Successful Planning and Implementation

Involve the Right People in the Planning Process

Write Down the Planning Information and Communicate it Widely

Goals and Objectives Should Be SMARTER

Build in Accountability (Regularly Review Who's Doing What and By When?)

Note Deviations from the Plan and Replan Accordingly
90

Evaluate the Planning Process and the Plan

Realize that the Recurring Planning Process is at Least as Important as the Plan
Document

Ensure the Nature of the Process is Compatible to the Nature of Planners

A Critical -- But Frequently Missing Step -- Acknowledgement and Celebration of
Results

The Secret to Ensuring Follow-Through
5.3 Site and Environmental Management Plan
Since the project is expected to have negative impacts on the environment, there is need to
develop an environmental impact assessment plan that specifically gives details of the
challenges to the environment and the possible solutions or mitigation measures that will aid
in countering the effects as well as the actors.
The plan is aimed at mitigating negative impacts on the environment and ensuring sustainable
utilization of the developed environments. The table 7 below outlines the possible project
impacts during the operational phase of the project as well as the occupation phase and the
respective mitigation measures
Table 13: Environmental Site Management Plan
Expected
Activity
Mitigation Measures
Environmental
impacts
Disposal and generation Site clearance
and construction
of
construction
Making available suitable facilities for the
collection, segregation and safe disposal of the
wastes by:
 Installing waste receptacles for waste
collection during operation
 Having a sound waste collection plan
materials
Loss of vegetation
Fill any depression to bring about leveling to
promote landscaping
Site clearance and Appropriate planting of trees and flowers
incorporated in design stage to protect buildings
removal of vegetation
and boost boundary safety
Cutting of mature trees only when necessary
Incorporating natural vegetation in the design
91
Construction and site Buffering of the site using iron sheets (hoarding) and
safety screen.
clearance
Construction works to be limited to day time only
Using equipment with noise suppressing
technologies.
Providing workers with ear plugs.
Site clearance and
Ground watering and screening to suppress the dust.
Dust Emission
construction
Using clean fuels such de-sulphureted diesel,
Emission
of
air Use of petrol and
diesel engines such as unleaded fuels and V-Power petrol.
pollutants
vehicles, generators,
Use of filtering masks
water pumps, heavy
machinery.
Construction and
Access should be restricted to workers during site
Safety and security
occupation
clearance and construction
The access control to be strictly adhered to during
operation/occupation
Employment of a watchman.
Noise
5.3 Relevance of Environmental Management Plan
The project will go through several activities from the inception stage to the occupation stage
of the built up developments. The main activities that will be associated with the
redevelopment project can be summarized into the following items:

Establishment of a construction camp and site offices.

Issuance of eviction notices by the NCC for the occupiers to find alternative spaces
such as the Manmin Holiness Church.

Demolition of existing buildings.

Transportation of construction materials and equipment.

Recruitment of labor force.

Earthworks.

Material extraction.

Crushing and screening of materials.

Construction of drainage structures e.g. culverts.
92

Pavement constructions.

Construction of erosion protection works.

Construction of the structures, and Landscaping.
Upon completion of the project, other works will come up during occupation stage which
includes obtaining occupation certificate from the NCC, routine maintenance and periodic
inspection of the progress of the project in relation to the set objectives. As such, an
environmental management plan is required as it serves the following purpose:

It ensures environmental conservation and sustenance enabling a balance between the
proposed development project and the ecosystem

It ensures safety within the project, within the construction and operational phases

It provides monitoring indicators for the project environmental performance

It ensures the laborers are free from health risks

It ensures aesthetics of the environment is preserved
5.4 Conclusion
Urban renewal of Umoja Innercore estate will help in solving the problems of uncontrolled
and haphazard development of buildings that is characterized by issues such as congestion,
unsafe buildings and overstretching of the available infrastructural facilities. It will also lead
to the creation of a more sustainable neighborhood and environmentally friendly estate and
thus a vibrant community containing:
 Affordable quality housing for the existing tenants and middle income housing for
inclusive vibrant neighborhoods.
 Improved expansion of existing amenities and infrastructure.
 New social amenities
 Local economic development zones for employment opportunities such as the
commercial centre and market stalls.
93
BIBLIOGRAPHY
A guide Of Nairobi City Ordinances and Zones. (2014). Retrieved February 8, 2014, from
City
Council of Nairobi Website: https://ccn-ecp.or.ke
Africa Ministerial Conference on Housing and Urban Development [AMCHUD], (2011).
Land in support of sustainable urbanization, Third Africa Ministerial Conference on
Housing
and Urban Development, November 22-24th 2011, Bamako.
Allen, A. (2001). Urban Sustainability under Threat: The Restructuring of the Fishing
Industry in
Mar del Plata, Argentina, „Development in Practice’, 11, Nos. 2&3, 152–173.
Badcok, B. (2002). Making sense of Cities, London, Arnold.
Connell, J. & Lea, J. (1996). Distant Places, Other Cities? Urban life in Contemporary Papua
New Guinea. In S. Watson & K. Gibson (eds), Postmodern cities and spaces, (pp.165183) Cambridge, Massachusetts, Blackwell Publishers Inc.
Di, Zhu Xiao (2001): The Role of Housing as a Component of Household Wealth, Joint
Center for Housing Studies. Harvard University, Working Paper W01-6.
Emmett (eds) Squatting in the Hottentots Holland Basin: perspectives on a South African
Social Issue, Social Dynamics Group, Human Sciences Research Council,
Pretoria. Kenya National Bureau of statistics: 2009 report, Government Printer.
Forsyth, A., Oakes, J. M., Schmitz, K. H. & Hearst, M. (2007) Does Residential Density
Increase Walking and Other Physical Activity?, Urban Studies, Vol. 44 (4) pp. 679697.
Government of Kenya. 2010, Constitution of Kenya. Government printers: Nairobi.
Government of Kenya. 2004, National Housing Policy. Government printers: Nairobi.
Harris, P., Harris-Roxas, B., Wise, M., & Harris, L. (2010 ). Health Impact Assessment for
Urban and Land-usePlanning and Policy Development: Lessons from Practice. Planning
Practice & Research , 25 (5), 531-541.
Hebbert, M. (2003) New Urbanism - the Movement in Context, Built Environment, Vol. 29(3)
pp.
193-209.
94
UNIVERSITY OF NAIROBI
COLLEGE OF ARCHITECTURE AND ENGINEERING
SCHOOL OF BUILT ENVIRONMENT
DEPARTMENT OF URBAN AND REGIONAL PLANNING
RESEARCH TOPIC: EVALUATING UNCONTROLLED HOUSING DEVELOPMENT
CHARACTERISTICS IN EASTLANDS AREA: A CASE OF UMOJA INNERCORE
ESTATE
HOUSEHOLD QUESTIONNAIRE
DECLARATION: The information provided is strictly for academic purposes only and will
be treated with utmost confidence.
Questionnaire No……………………Date of interview…………………………
Time if interview…………………… Location of interview…………………….
SECTION A: RESPONDENT DETAILS
1. Name of respondent (optional)……………………………………………..
2. Gender
M
F
3. Education level
1. Never attended …..2. Primary…….3. Secondary……4.Tertiary…….
4. What is your employment status?
Status
Location
Approximate distance covered
Formal employment
Self - employment
Informal employment
Unemployed
Retiree
Other (Specify)
95
5. Besides the above stated, do you have any other source of income? 1. Yes
2. No
If yes specify …………………………………………………………………………….
6. Approximately how much income do you earn per month (tick where applicable)?
Net Earnings
Personal Income
Household Income
Less Than 5,000
5,001 – 10,000
10,001 – 15,000
15,001 – 20,000
Above 20,000
7. What is the approximate expenditure on the following household items?
Item
Monthly expenditure per Kshs
House rent
Electricity bill
Water bill
Energy
Food
Garbage
House maintenance
Health
Education
Savings
Others (specify)
SECTION B: RESIDENCE CHARACTERISTICS
8. How long have you lived in Umoja Innercore estate?
……………………………………………………………………………………………
96
9. Have you always lived in Umoja Innercore since you moved to Nairobi? 1. Yes
2. No
what were/are the reasons that influenced you to locate in Umoja Innercore estate?
A. Affordable house rent.
B. Proximity to work/city/transportation network.
C. Friends/Relatives influence.
10. Do you ever think of relocating from Umoja Innercore to another estate? 1. Yes
2. No
If yes, explain why
……………………………………………………………………………………………..
SECTION C: TENANCY AND HOUSEHOLD CHARACTERISTICS
11. How many people reside in the house? …………………………………………………...
12. What is the total number of rooms in your house?
……………………………………………………………………………………………..
13. Is it enough for your household accommodation needs? (1). Yes
(2). No
If no, how do you cope?
……………………………………………………………………………………………
14. Do you regularly maintain the house
15. Have you noted the changes listed below in the time you have been in this estate? What, in
you view, could have caused these changes?
Aspect
Change noted
Housing typologies
water supply
sewer line
Access roads
drainage channels
security
open spaces
street lighting
building materials
97
factors
ownership
other
……………………….
SECTION D: PHYSICAL ENVIRONMENT AND INFRASTRUCTURE SITUATION
16. In your view, what is the level of provision and conditions of the following services?
Service
Sufficiency
State
Comments
Solid waste management
Waste water management
Pedestrian walkways
Vehicular road conditions
Sewer lines
Water supply systems
Green environment state (Trees,
grasses, shrubs)
Key: Sufficiency: (1) Very sufficient (2) Sufficient (3) Insufficient (4) Very insufficient
State
: (1). Very good (2). Good (3). Bad (4) Very bad
SECTION E: AVAILABILITY OF SOCIAL AND COMMUNITY FACILITIES
17. What is the conditions and adequacy of the following facilities within the estate?
Facility
Adequacy
Conditions
Distance from the house
(metres)
Pre-primary and primary school
Secondary school
Tertiary Institution
98
Health Facility
Social/Community hall
Market/Shopping centre
Recreational facilities
Sports facilities
Employment points
Post office
Police post/station
Key: Adequacy: (1) Well provided (2) Moderate (3) Inadequately provided (4) None
Condition: (1). Very good (2). Good (3). Bad (4) Very bad
SECTION F: TRANSPORTATION
18. Which area do you frequently visit and what means of transport do use?
Place visited
Mode of transport used
School
Place of work
Market/Shopping centre
Place of worship
Medical/Health facility
City centre
Others (specify)
(1) Public service (2). Private car (3) Walking (4) Taxi (5) Motorcycle
19. How long does it take you to access the mode of transport?
..............................................
(1) Less than 5 minutes (2). 6-10 minutes (3). 10+ minutes
99
SECTION G: DEVELOPMENT REQUIREMENTS
20. What is an illegal development? Give an example
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
………………………………………………………………………………………
21. Do you think it is important for the Nairobi City County to regulate development
constructions?
(1) YES ………………… (2) NO ……………………………
Give reasons
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
……………………………………………………………………………………
In your opinion, why are individuals/developers not seeking council approval before
development?
…………………………………………………………………………………………………
…………………………………………………………………………………………………
……………………………………………………………………................................
……………………………End of Interview…………………………….
100
UNIVERSITY OF NAIROBI
COLLEGE OF ARCHITECTURE AND ENGINEERING
SCHOOL OF BUILT ENVIRONMENT
DEPARTMENT OF URBAN AND REGIONAL PLANNING
RESEARCH TOPIC: EVALUATING UNCONTROLLED HOUSING DEVELOPMENT
CHARACTERISTICS IN EASTLANDS AREA: A CASE OF UMOJA INNERCORE
ESTATE
INSTITUTIONAL QUESTIONNAIRE
DECLARATION: This research has been carried on behalf of the University of Nairobi as
partial fulfillment for the award of an undergraduate degree in urban planning. Any
information obtained is purely for academic purposes.
Questionnaire No……………………Date of interview…………………………
Time if interview…………………… Location of interview…………………….
SECTION A
Name (optional) ……………………………………………….
Sex:
Male [ ]
Female [ ]
Age……………………………
Education level ………………………………………………………………………………….
Institution………………………………………………………………………………………..
How long have you been in your current position?
......................................................................
1. What development control measures specifically for Umoja Innercore have been put in place
recently?........................................................................................................................................
.......................................................................................................................................................
....................................
2. What successes/constraints have you encountered in implementing the development control
measures for Umoja Innercore?
101
.......................................................................................................................................................
.......................................................................................................................................................
.......................................................................................................................................................
..........................................................................................................................
3. Do you have any regulations on the following, what is the level of conformity or nonconformity?
Aspect
Standard
Conformity/non-conformity
Housing typologies
Access roads
sewer line
drainage channels
security
water supply
open spaces
street lighting
building materials
ownership
other
……………………….
4. What have been the main changes taking place in Umoja Innercore Estate and what would
associate these changes with?
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………..
5. What would you say about the development situation in Umoja Innercore?
102
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
……………………………………………………………………………………
6. In your view, what kind of developments requires the county‟s approval in the case of Umoja
Innercore?
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
………………………………………………………………………………………
7. How would you go about seeking approval for development from the Nairobi County?
A) Procedure
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………
B) Required Documents
…………………………………………………………………………………………………
…………………………………………………………………………………………………
……………………………………………………………
C) Consultant to engage
…………………………………………………………………………………………………
…………………………………………………………………………………………………
………………………………………………………………………….
8. What are the consequences of undertaking development without obtaining approvals from the
Nairobi City County?
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………………………………………………………………………………
103
…………………………………………………………………………………………………
…………………………………………………………………………………………………
…………………………
……………...…End of Interview……………………
104
APPENDICES
Appendix: Research Authorization Letter
105
106