urban planning nairobi zones 3,4,5

Land Use Study and Policy Plan for the Old

City/Western Areas of Nairobi

Draft Report

For

Director of City Planning Department

City Council of Nairobi

P.O. Box 30075-00100

Nairobi

By

International Project Planning & Management Consultants

P.O. Box 43657-00100 Nairobi

[email protected]

December, 2011

mailto:[email protected]

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

IPPM Consultants Ltd

ii

EXECUTIVE SUMMARY

The City Council of Nairobi (The Client) is mandated under the Physical Planning Act (Cap

286) of the Laws of Kenya to control development within its area of jurisdiction.

Development control ensures that development applications comply with policy guidelines,

planning regulations, standards, approved development plans and Local Authority by-laws

among other statutes.

Notwithstanding the availability of these development control measures, Old City/Western

areas of Nairobi have consistently experienced unprecedented growth some of which are

incongruent to the laid down regulations. Some of these problems include incongruous

development, inadequate infrastructure for instance shortages of water supply, blockage of

sewerage systems, power shortages, and population pressure on social services such as

schools, health and recreational facilities are common experiences. This has led to property

values dropping due to overdevelopment and disruptive poor urban design of new structures,

environmental degradation including loss of vegetation, encroachment on riparian reserves,

altering and interference with river courses, increasing surface run-off and pollution of water

sources. Part of the problem has been institutional. Such that planning and development

control implementation has not always been rigorous, public participation has also not been

seriously espoused; lack of effective management of financial and other resources available

within the City Council; and inadequate efforts have been made to attract local and foreign

capital.

With this background, the CCN commissioned a study through the services of International

Project Planning and Management Consultants Ltd (IPPM) to undertake a comprehensive

Land Use studies and Policy formulation to guide future development of this area. The

overall goal of the consultancy was to generate adequate knowledge concerning the urban

change processes in the study area and their implications for the city planning and sustainable

urban development. The knowledge gained was expected to form the basis for preparation of

a responsive and realistic land use policy plan as a framework for guiding urban

development.

This report is in five parts. Part one presents the conceptual background of the study followed

by highlights the historical (spatial) development of Nairobi in part two. Part three presents

sectoral situational analysis of the study while part four runs through the various sectoral

proposals including Local Economic Development Strategy, Financial and Investment

Management Plan, Water and Sanitation Strategy, Institutional structures for the

implementation of the proposed Physical Development Plan, Social Development Strategy,

Environmental Management Strategy, Transportation sector and the Planning area growth

nodes. The last part - part five - presents the various zonal proposals with regard to various

development standards.



iii

Table of Contents

EEXXEECCUUTTIIVVEE SSUUMMMMAARRYY .................................................................................................................................................................................................. iiii

LLIISSTT OOFF AACCRROONNYYMMSS ............................................................................................................................................................................................................ vvii

LLIISSTT OOFF TTAABBLLEESS ........................................................................................................................................................................................................................ vviiii

LLIISSTT OOFF FFIIGGUURREESS .................................................................................................................................................................................................................. vviiiiii

LLIISSTT OOFF MMAAPPSS.................................................................................................................................................................................................................................... iixx

PPAARRTT OONNEE:: BBAACCKKGGRROOUUNNDD TTOO TTHHEE SSTTUUDDYY ............................................................................................................................ 11

11..11 IInnssttiittuuttiioonnaall CCoonntteexxtt .......................................................................................................................................................................................................... 11

11..22 PPrroobblleemm SSttaatteemmeenntt ................................................................................................................................................................................................................ 11

11..33 OObbjjeeccttiivveess ooff tthhee SSttuuddyy.................................................................................................................................................................................................... 44

11..44 MMeetthhooddoollooggyy .................................................................................................................................................................................................................................... 44

11..55 DDeelliivveerraabblleess ooff tthhee SSttuuddyy.............................................................................................................................................................................................. 55

PPAARRTT TTWWOO:: TTHHEE HHIISSTTOORRYY OOFF SSPPAATTIIAALL GGRROOWWTTHH AANNDD DDEEVVEELLOOPPMMEENNTT OOFF

NNAAIIRROOBBII .......................................................................................................................................................................................................................................................... 66

22..11 TThhee OOrriiggiinnss ooff tthhee CCiittyy && SSppaattiiaall DDeevveellooppmmeenntt iinn PPeerrssppeeccttiivvee...................................................................... 66

22..11..11 PPrree--rraaiillwwaayy PPeerriioodd ...................................................................................................................................................................................................... 66

22..11..22 TThhee RRaaiillwwaayy PPeerriioodd .................................................................................................................................................................................................... 66

22..11..33 LLooccaall GGoovveerrnnmmeenntt ........................................................................................................................................................................................................ 88

22..11..44 LLaanndd UUssee PPaatttteerrnn ........................................................................................................................................................................................................ 1100

22..11..55 AAttttaaiinnmmeenntt ooff cciittyy ssttaattuuss 11994400--11996600 ................................................................................................................................................ 1111

22..22 IInnssttiittuuttiioonnaall EEvvoolluuttiioonn ................................................................................................................................................................................................ 1122

PPAARRTT TTHHRREEEE:: TTHHEE PPLLAANNNNIINNGG AARREEAA && SSEECCTTOORRAALL AANNAALLYYSSIISS ................................................ 1188

33..11 TThhee PPllaannnniinngg AArreeaa iinn CCoonntteexxtt ........................................................................................................................................................................ 1188

33..11..11 TThhee PPllaannnniinngg AArreeaa iinn LLooccaall CCoonntteexxtt .............................................................................................................................................. 1188

33..11..22 ZZoonnaall OOrrddiinnaanncceess aanndd DDeevveellooppmmeenntt CCoonnttrrooll ffoorr ZZoonneess 33,, 44 && 55 .......................................................... 1199

33..22 PPooppuullaattiioonn CChhaarraacctteerriissttiiccss aanndd SSoocciiaall PPrrooffiillee ........................................................................................................................ 2200

33..22..11 PPooppuullaattiioonn SSiizzee aanndd GGrroowwtthh RRaattee ...................................................................................................................................................... 2200

33..22..22 TThhee SSoocciiaall SSeeccttoorr ........................................................................................................................................................................................................ 2266

33..33 EEnnvviirroonnmmeenntt SSeeccttoorr ........................................................................................................................................................................................................ 3322

33..33..11 BBaasseelliinnee EEnnvviirroonnmmeennttaall CCoonnddiittiioonnss ................................................................................................................................................ 3322

33..33..22 IIddeennttiiffiieedd eennvviirroonnmmeennttaallllyy sseennssiittiivvee aarreeaass wwiitthh pprrooppoosseedd pprrootteeccttiioonn mmeecchhaanniissmm .......... 3333

33..33..33 TThhee HHiissttoorriiccaall DDeevveellooppmmeenntt ...................................................................................................................................................................... 4444

33..33..44 UUttiilliittiieess iinn tthhee SSttuuddyy AArreeaa .............................................................................................................................................................................. 4466

33..44 EEccoonnoommiicc SSeeccttoorr .................................................................................................................................................................................................................... 5500

33..44..11 OOvveerrvviieeww ................................................................................................................................................................................................................................ 5500

33..44..22 EEccoonnoommiicc ccoonnttrriibbuuttiioonnss ooff CCiittiieess ttoo NNaattiioonnaall DDeevveellooppmmeenntt .......................................................................... 5511

33..44..33 FFaavvoouurraabbllee FFaaccttoorrss ................................................................................................................................................................................................ 5522

33..44..33 EEccoonnoommiicc BBaassee ooff tthhee CCiittyy ooff NNaaiirroobbii .......................................................................................................................................... 5522

33..44..55 DDiissttrriibbuuttiioonn ooff WWaaggee eemmppllooyymmeenntt//IInnccoommee CCaatteeggoorriieess .......................................................................................... 5533

33..44..66 BBuuiillddiinngg aanndd CCoonnssttrruuccttiioonn SSeeccttoorr ...................................................................................................................................................... 5544



iv

33..44..77 IInnvveessttmmeenntt FFiinnaannccee .................................................................................................................................................................................................. 5555

33..44..88 DDiissttrriibbuuttiioonn ooff EExxiissttiinngg EEccoonnoommiicc ZZoonneess oorr EEmmppllooyymmeenntt ZZoonneess .......................................................... 5566

33..44..99 AAnnaallyyssiiss .................................................................................................................................................................................................................................... 5577

33..44..1100 CChhaalllleennggeess ........................................................................................................................................................................................................................ 5599

33..55 FFiinnaannccee aanndd IInnvveessttmmeenntt ............................................................................................................................................................................................ 6600


33..55..22 IInntteerrggoovveerrnnmmeennttaall FFiissccaall TTrraannssffeerrss ................................................................................................................................................ 6611

33..55..33 RRaannkkiinngg ooff RReevveennuuee SSoouurrcceess ...................................................................................................................................................................... 6622

33..55..44 PPrrooppeerrttyy ttaaxxeess aanndd GGeeoo--rreeffeerreenncceedd ddaattaa bbaassee .................................................................................................................. 6633

33..55..55 SSiinnggllee BBuussiinneessss PPeerrmmiittss .................................................................................................................................................................................... 6644

33..55..66 UUsseerr CChhaarrggeess .................................................................................................................................................................................................................. 6655

33..55..77 PPrriicciinngg ooff UUrrbbaann SSeerrvviicceess .............................................................................................................................................................................. 6666

33..55..88 PPuubblliicc PPrriivvaattee PPaarrttnneerrsshhiippss ((PPPPPPss)) aanndd PPrriivvaattiizzaattiioonn ........................................................................................ 6677

33..55..99 EExxppeennddiittuurree lleevveellss aanndd ttrreenndd ...................................................................................................................................................................... 6677

33..55..1100 CCaappiittaall EExxppeennddiittuurree oonn LLAASSDDAAPP AAccttiivviittiieess ...................................................................................................................... 6699

33..55..1111 BBuuddggeettiinngg aanndd BBuuddggeettaarryy CCoonnttrrooll .................................................................................................................................................. 6699

33..55..1122 FFiinnaanncciiaall RReeccoorrddss aanndd RReeppoorrttss .......................................................................................................................................................... 7722

33..55..1133 PPeerrffoorrmmaannccee CCoonnttrraaccttss .................................................................................................................................................................................. 7733

33..66 LLaanndd VVaalluueess .................................................................................................................................................................................................................................. 7744


33..66..22 LLaanndd UUssee PPllaannnniinngg .................................................................................................................................................................................................. 7744

33..77 TTrraannssppoorrttaattiioonn SSeeccttoorr .................................................................................................................................................................................................. 7799

33..77..11 BBaacckkggrroouunndd IInnffoorrmmaattiioonn .................................................................................................................................................................................. 7799

33..77..22 IInnssttiittuuttiioonnaall CCoonntteexxtt .............................................................................................................................................................................................. 8811

33..77..33 JJuussttiiffiiccaattiioonn WWhhyy tthhiiss AArreeaa RReeqquuiirreess aa nneeww TTrraannssppoorrttaattiioonn SSttrraatteeggyy.............................................. 8822

33..77..44 TThhee HHiissttoorriiccaall DDeevveellooppmmeenntt ooff TTrraannssppoorrttaattiioonn SSeeccttoorr iinn NNaaiirroobbii aanndd TThhee SSttuuddyy AArreeaa

................................................................................................................................................................................................................................................................................ 8844

33..77..55 TThhee PPllaannnniinngg AArreeaa iinn CCoonntteexxtt .................................................................................................................................................................. 8888

33..77..66 SSppaattiiaall AAnnaallyyssiiss ooff TTrraannssppoorrttaattiioonn SSyysstteemm ooff tthhee PPllaannnniinngg AArreeaa .......................................................... 9911

33..77..77 TTrriipp GGeenneerraattiioonn iinn tthhee PPllaannnniinngg AArreeaa iinn tthhee CCiittyy CCoonntteexxtt .............................................................................. 9944

33..77..77 LLaanndd UUssee CChhaannggeess aanndd IImmpplliiccaattiioonn oonn TTrriipp GGeenneerraattiioonn .................................................................................. 9966

33..77..88 MMooddaall SSpplliitt aanndd IIttss IImmpplliiccaattiioonn .............................................................................................................................................................. 9977

33..77..99 SSeeccoonnddaarryy aanndd NNeeiigghhbboouurrhhoooodd CCoommmmeerrcciiaall CCeennttrreess ........................................................................................ 110011

33..88 WWaatteerr aanndd SSaanniittaattiioonn SSeerrvviiccee PPrroovviissiioonn ...................................................................................................................................... 110022

33..88..11 WWaatteerr SSuuppppllyy ................................................................................................................................................................................................................ 110022

33..88..22 SSaanniittaattiioonn PPrroovviissiioonn .......................................................................................................................................................................................... 110055

33..88..33 SSttoorrmmwwaatteerr DDrraaiinnaaggee ...................................................................................................................................................................................... 110099

33..88..44 SSoolliidd WWaassttee MMaannaaggeemmeenntt ............................................................................................................................................................................ 111133

33..99 HHoouussiinngg SSeeccttoorr ...................................................................................................................................................................................................................... 111177

33..99..11 TThhee PPllaannnniinngg PPoolliiccyy .......................................................................................................................................................................................... 111177

33..99..22 ZZoonniinngg RReegguullaattiioonnss .............................................................................................................................................................................................. 111188

33..99..33 DDeevveellooppmmeenntt IIssssuueess ............................................................................................................................................................................................ 111188

33..1100 GGrroowwtthh TTrreennddss ................................................................................................................................................................................................................ 112222

33..1100..11 AAnnaallyyssiiss ooff PPllaannnniinngg ZZoonnee 33 .............................................................................................................................................................. 112222



33..1100..44 DDeevveellooppmmeenntt CCoonnssttrraaiinnttss aanndd CChhaalllleennggeess iinn tthhee PPllaannnniinngg ZZoonneess ................................................ 112244



v

33..1111 IInnssttiittuuttiioonnaall aanndd CCaappaacciittyy BBuuiillddiinngg................................................................................................................................................ 113311

33..1111..11 OOvveerrvviieeww ........................................................................................................................................................................................................................ 113311

33..1111..22 IInnssttiittuuttiioonnaall FFrraammeewwoorrkk .......................................................................................................................................................................... 113322

33..1111..33 HHuummaann RReessoouurrccee CCaappaacciittyy .................................................................................................................................................................... 113355

33..1111..44 OOppppoorrttuunniittiieess aanndd CCoonnssttrraaiinnttss ........................................................................................................................................................ 113366

33..1111..55 UUrrbbaann MMaannaaggeemmeenntt IIssssuueess .................................................................................................................................................................... 113388

PPAARRTT FFOOUURR:: PPRROOPPOOSSAALLSS .................................................................................................................................................................................... 114422

44..11 SSoocciiaall DDeevveellooppmmeenntt SSttrraatteeggyy ........................................................................................................................................................................ 114422

44..11..11 EEdduuccaattiioonnaall FFaacciilliittiieess ...................................................................................................................................................................................... 114422

44..11..22 HHeeaalltthh FFaacciilliittiieess ...................................................................................................................................................................................................... 114444

44..11..33 CCoommmmuunniittyy aanndd SSoocciiaall AAmmeenniittiieess .................................................................................................................................................... 114466

44..22 EEnnvviirroonnmmeennttaall MMaannaaggeemmeenntt SSttrraatteeggyy............................................................................................................................................ 114488

44..22..11 RRiippaarriiaann .............................................................................................................................................................................................................................. 114488

44..22..22 GGrreeeenn PPuubblliicc SSppaaccee ............................................................................................................................................................................................ 114499

44..22..33 TThhee GGeenneerraall EEnnvviirroonnmmeennttaall MMaannaaggeemmeenntt PPllaann ((EEMMPP)) .................................................................................. 115511

44..33 LLooccaall EEccoonnoommiicc DDeevveellooppmmeenntt SSttrraatteeggyy ........................................................................................................................................ 115599

44..44 FFiinnaanncciiaall aanndd IInnvveessttmmeenntt MMaannaaggeemmeenntt PPllaann ...................................................................................................................... 116633

44..55 TTrraannssppoorrttaattiioonn SSeeccttoorr .............................................................................................................................................................................................. 117711

44..77 WWaatteerr aanndd SSaanniittaattiioonn SSttrraatteeggyy .................................................................................................................................................................. 117744

44..77..11 WWaatteerr SSuuppppllyy SSttrraatteeggyy .................................................................................................................................................................................... 117755

44..77..22 WWaasstteewwaatteerr SSttrraatteeggyy .......................................................................................................................................................................................... 117799

44..77..33 SSttoorrmm wwaatteerr SSttrraatteeggyy ........................................................................................................................................................................................ 118822

44..77..44 SSoolliidd WWaassttee MMaannaaggeemmeenntt SSttrraatteeggyy ................................................................................................................................................ 118855

44..88 GGrroowwtthh NNooddeess ........................................................................................................................................................................................................................ 118877

44..99 IInnssttiittuuttiioonnaall SSttrruuccttuurreess ffoorr tthhee IImmpplleemmeennttaattiioonn ooff tthhee PPrrooppoosseedd PPhhyyssiiccaall

DDeevveellooppmmeenntt PPllaann ...................................................................................................................................................................................................................... 118899

44..99..11 IInnssttiittuuttiioonnaall RRee--aalliiggnnmmeenntt ........................................................................................................................................................................ 118899

44..99..22 HHuummaann RReessoouurrccee CCaappaacciittyy BBuuiillddiinngg .......................................................................................................................................... 119911

44..99..33 UUrrbbaann MMaannaaggeemmeenntt SSttrraatteeggyy ffoorr PPllaannnniinngg aanndd DDeevveellooppmmeenntt CCoonnttrrooll ...................................... 119966

PPAARRTT FFIIVVEE:: PPRROOPPOOSSEEDD ZZOONNAALL SSPPAATTIIAALL PPOOLLIICCYY FFRRAAMMEEWWOORRKK .................................... 221111

RREEFFEERREENNCCEESS ................................................................................................................................................................................................................................ 221166



vi

LIST OF ACRONYMS

ALGAK Association of Local Government Authorities of Kenya

CILOR Contributions in Lieu of Rates

ERS Economic Recovery Strategy

GoK Government of Kenya

HIV-AIDS Human Immuno-deficiency Virus and Acquired Immunity Deficiency Syndrome

KENAO Kenya National Audit Office

KLGRP Kenya Local Government Reform Programme

KSH Kenya Shilling

LA(s) Local Authority (ies)

LADP Local Authority Development Programme

LAIFORMS Local Authority Integrated Financial Operational and Management System

LASDAP Local Authority Service Delivery Action Plan

LATF Local Authority Transfer Fund

The Act Local Government Act, Cap 265

MoLG Minister for Local Government

MOF Ministry of Finance

NGOs Non-Governmental Organization(s)

NHC National Housing Corporation

PPOA Public Procurement Oversight Authority

PRSP Poverty Reduction Strategy Paper

REP Revenue Enhancement Plan

RMLF Road Maintenance Levy Fund

UDD Urban Development Department

VR Valuation Roll



vii

LIST OF TABLES



viii

LIST OF FIGURES



ix

LIST OF MAPS



1

PART ONE: BACKGROUND TO THE STUDY

1.1 Institutional Context

Nairobi has grown in space through time since the arrival of the Kenya-Uganda railway in

1899. Before the arrival of the railway, the British Government chose Nairobi the railway

town and prepared the first plan for the town. The population and size of the town grew

dramatically during the colonial period between 1900 and 1963. The land area of the town

was approximately 18km2 in 1900, and expanded to 25km

2 in 1920, and 83km

2 in 1927

respectively. Further expansion at independence in 1963, brought the total land area to the

current 690km2. Similarly, the population grew from 11,512 people in 1906 to 118,976

people in 1948, and rose to 266,795 people in 1962, just before independence.

In 1927, the colonial administration made a plan for a settler capital with the main guiding

concepts being extensive traffic regularization to match the increased land area, drainage and

swamp clearance, building and density regulation. The plan was also based on racial and

class segregation. In 1948 a master plan for the colonial capital was prepared, also based on

segregation by race and class. The main spatial structure of the plan was the establishment of

neighbourhood units for the working classes, which was segregated for purposes of

surveillance and dominance.

The 1927 and 1948 plans were however never fully implemented (realized), as the amount of

capital outlay required for their implementation was never allocated.

In 1973, the Metropolitan Growth Strategy was prepared by the Nairobi Urban Study Group

and funded by the Nairobi City Council, the Kenya Government, the World Bank and the

United Nations. The Metropolitan Growth Strategy was a tool for state intervention and it

supported the interests of the hegemonic class alliance of the local rich elites and the multi-

national corporations. The metropolitan growth strategy was however never realized because

it was meant to be financed by private capital which could not be guaranteed or coordinated.

In the light of the above, it has been noted that the City of Nairobi is experiencing rapid

transformation resulting into many challenges such as unplanned urban growth, inadequate

infrastructure, deterioration of the urban form and incidents of urban poverty. This

phenomenon has developed despite the 1973 Metropolitan Growth Strategy which not only

expired in the year 2000, but was never fully implemented for lack of necessary political will,

commitment and inadequate resources.

1.2 Problem Statement

In the Old City western areas of Nairobi that are also the subject of the proposed study are

facing a lot of challenges resulting from a faster rate of development than the official

planning intervention.



2

Instead of development being infrastructure-driven, it has been demand-driven.

Housing, commercial and office development have therefore proceeded without

upgradation of infrastructure such as water supply, expanded sewerage reticulation,

expanded road capacity, let alone provision of pedestrian walkways, cyclist routes and

provision of street lights.

Social services have also lagged behind rapid population increase. The increased

population in Zones 3, 4 & 5 accommodated in the housing, commercial and office

developments has not been adequately provided with a commensurate increase in the

community facilities and services. These include recreation facilities (such as public

open spaces, playgrounds and sports facilities), education and health facilities, social

and community halls, religious facilities, homes for special needs, police stations, post

offices, administration facilities and cemeteries. The inadequacy of these facilities has

led to unplanned and spontaneous change of use of other properties to accommodate

these deserving community facilities and services.

Major commercial and office developments which generate huge traffic volumes

along arterial routes have been haphazardly located within the general area thus

resulting in traffic congestion and other inconveniences such as inadequate parking,

blockage of access to individual housing, noise and air pollution, antisocial habits

such as insecurity, crime and prostitution. The development of high-rise residential,

commercial and office developments results in lack of privacy where these overlook

low density low-rise housing. Ribbon development is also common along main

arteries such as Ngong Road, Waiyaki Way, Langata Road.

The Nairobi Hill area and Westlands have increasingly grown into alternative central

business areas of Nairobi without the necessary infrastructural reconfiguration. Ngong

Road, Lenana and Argwings Kodhek Roads are rapidly growing into lineal office

parks/commercial zones with intermittent nodal and nucleic hubs of shopping malls.

Kileleshwa is rapidly growing into a high density middle class residential

neighborhood without the attendant infrastructural upgrading.

In general, it was noted that;

The inadequacy of provision of infrastructure in the extended areas of the city has led

to increased pressure for redevelopment in the proposed planning areas. This

redevelopment is taking place in some areas without adequate infrastructure and

services. Shortages of water supply, blockage of sewerage systems, power shortages,

and population pressure on social services such as schools, health and recreational

facilities are common experiences. This situation is unsustainable. There is therefore

need for Nairobi City Council to take stock of the prevailing situation, identify the

resultant problems and formulate appropriate policies and strategies to ensure rational

land uses and provide the necessary levels of infrastructure and services for

sustainable urban livelihoods. It is in light of this that the Council has sought the



3

assistance of consultancy services in carrying out the necessary land use studies and

formulation of suitable policies and strategies.

In some instances, property values have dropped due to overdevelopment and

disruptive poor urban design of new structures although it is also true to say that in

some cases recent trends indicate overpricing of land for development due to

speculation and influx of foreign money. In addition the scarcity of serviced land has

contributed to the high value of properties in this area. The current value land per acre

is very high and this has compelled developers to seek for over-maximization of

development beyond the permissible ground and plot coverage, which propels the

land values even higher.

The environment has also been adversely affected calling for rigorous environmental

policing by National Environmental Management Authority (NEMA) and other lead

agencies. The concerns are not only loss of vegetation but also encroachment on

riparian reserves, altering and interference with river courses, increasing surface run-

off and pollution of water sources. NEMA currently requires individual developers to

prepare Environmental Impact Assessment (EIA) reports for their developments.

However a comprehensive EIA report for the entire zones 3, 4 and 5 is necessary as a

reference and advisory document more particularly with a complete and detailed

environmental management plan for the whole area.

Part of the problem has been institutional. Such that planning and development

control implementation has not always been rigorous, public participation has also not

been seriously espoused. Opportunities exist for improvement in the legal framework

as well as capitalizing on existence of residents‘ associations.

Lack of effective management of financial and other resources available within the

City Council has been a major constraint on investment in infrastructure. Inadequate

efforts have been made to attract local and foreign capital which could be harvested

through contributions from developers, through public private participation, floating

of development bonds, soft loans and grants improved basis of rating.

The concerns are not only loss of vegetation but also encroachment on riparian

reserves, altering and interference with river courses, increasing surface run-off and

pollution of water sources.

Opportunities for Harmonious Development

a. The area is endowed with good physical and climatic environment conducive for

human settlement (well drained red volcanic soils, supporting a variety of tree

vegetation, varied relief and mild climate, many rivers ideal for riparian recreational

facilities). High quality developments in this area will of necessity attract high values

and prices.



4

b. The opportunity for effective development control based on appropriate zoning

guidelines and building by-laws to ensure harmonious civic design character.

c. There is opportunity to develop sub-centres thus relieving pressure on the Central

Business District (CBD). Gigiri developing into a commercial node would relieve

pressure on the CBD and Westlands shopping centres.

d. Advantage could be taken of the internationalization of this district (diplomatic

missions, UN etc) to provide world class infrastructure and accommodation,

educational, health and recreational facilities (ecotourism in Karura forest) to attract

international investment.

e. The proposed diplomatic enclave by Nairobi Metro 2030 is an appropriate policy for

these areas.

1.3 Objectives of the Study

The overall goal of the consultancy was to generate adequate knowledge concerning the

obtaining urban change processes, in the study area and their implications for city planning

and sustainable urban development. This knowledge would culminate into a responsive and

realistic land use policy plan as a framework for guiding urban development in the area.

Sub-objectives

The specific objectives of the study included the following;

Preparation of a comprehensive and environmentally friendly Local Physical

Development Plan for Zones 3, 4 and 5.

Preparation of a situational analysis report highlighting existing land use,

infrastructure, urban form, the underlying socio-economic factors, problems and

issues.

Examine traffic management problems and prepare appropriate traffic management

plan for the area.

Prepare an implementation plan presumably with identification of possible funding

sources.

1.4 Methodology

Traditional planning approaches, such as master plans, structure plans have been found

inadequate in that they are predominantly physical and do not reflect the socio-economic

realities of modern society. The current trend is therefore towards strategic planning which is

a result oriented approach integrating the physical development with the felt economic,

infrastructural, social, and environmental needs of the community.

The conceptual frame-work that guided the process of preparing the Local Physical

Development Plan for the study area included the following fundamental components:



5

a) Preliminary vision development and diagnosis as dictated by the aspirations/goals of

the population – these were developed through participatory processes between the

Planning Team, the client and other stakeholders.

b) A critical analysis of the Planning and Institutional Context as a basis for the

preparation and implementation of the Plan.

c) A critical analysis of the Existing Spatial Structure (character of urban space),

outlining the key problems, challenges and potentials. The established key thematic

layers formed the basis for data collection and analysis. This provided a clear picture

of the existing spatial structure.

d) A more detailed examination and analysis of the Existing Spatial Structure, which

was further informed by the outputs of sectoral and detailed design and spatial studies.

e) Proposals were derived from the analysis and interpretation of all three sectors;

namely, sectoral studies, design studies and the Existing Spatial Structure.

f) Visions and concepts were confirmed and reviewed using the outputs of the studies in

line with the proposals.

1.5 Deliverables of the Study

The study endeavored to deliver the following outputs

Local Economic Development Strategy

Report on the Influence of land values on planning and implementation of local

physical development plan

Financial and Investment Management Plan

Water and Sanitation Strategy

Institutional Structures for the implementation of the proposed physical development

plan

Social Development Strategy

Environmental Management Strategy

Urban Management Strategy for planning and development control

Housing Strategy

Transportation Sector Strategy

Up-to-date Geographic Information System (GIS) Base Map

Local Physical Development Plan



6

PART TWO: THE HISTORY OF SPATIAL GROWTH AND

DEVELOPMENT OF NAIROBI

2.1 The Origins of the City & Spatial Development in Perspective

2.1.1 Pre-railway Period

Historical sources show that the Arab Karavan trading routes, which traversed the area of

Nairobi city, led to the development of an early village settlement around Pangani in 1890.

This settlement became a lodging centre for porters and a thriving market, settled

permanently by the Kikuyu people from the surrounding areas.

This was also followed in 1896 by the establishment of the sat Ellis camp or depot in Ngara

nears the present Jamhuri high school. The Ngara-Pangani area was considered a better site

for the nucleated urban growth activities because of its location on a well-drained ridge than

the grassy plains south of the swamp along Nairobi River.

The village settlement at Pangani continued to thrive and its inhabitants became more

heterogeneous in ethnic composition as the Sudanese and the Swahili porters from the coast

and other immigrants settled there. This village was later demolished by the government in

the 1930s to give way for an Asian residential area following the introduction of the racial

segregation policy in residential zoning in Nairobi.

The Ellis depot was essentially established as a transport depot with stores and stables for

oxen and mules. This was in preparation for the establishment of the railway station for the

Uganda railway then under construction. Later this site became the centre for government

offices, and a shopping centre in Ngara area of the city. The government offices later in 1900

moved to a site along the government road near the present central police station.

2.1.2 The Railway Period

The railway reached Nairobi by 1899. The headquarters of the railway company was

therefore established in Nairobi. A railway station a workshop and yards were built together

with accommodation for the manual and low-grade employees on the flat stretch of land

adjoining the western edge of the Athi plains near the site of what was called Martins camp

south of the swamp.

The higher grade employees were accommodated on the cooler hill areas formed by the

foothills of the Kikuyu plateau. The establishment of the railway station and administration to

Nairobi was immediately followed by the transfer of the provincial administration

headquarters, from Machakos to Nairobi as well, in order to be on the railway line. Nairobi

therefore became both a railway and administrative centre.



7

Soon, however, these core functions attracted the traders and workmen. Both an Indian and

European commercial concerns were established around the emerging town centre close to

the railway station and offices. The growth of indigenous labor also grew steadily as the town

expanded.

In 1905, Nairobi became the national capital when the protectorate commissioner transferred

his base from Mombasa to Nairobi. Thus, as the railway capital and the administrative

capital, Nairobi was clearly assured of further growth and expansion.

By 1906 the town had the following distinct areas of development:

1. The railway centre

2. The Indian Bazaar

3. The European business and administrative centre.

4. The railway quarters.

5. The Dhobi or washermen quarters

6. The European residential suburbs

7. The military barracks outside the town.

From the above analysis it may be observed that Nairobi city originated from the

development of the three centres of growth namely, the Pangani African village settlement,

the sergeant Ellis depot at Ngara and Martin‘s camp around the railway station on the south

of the Nairobi river swamp. The railway station on the Athi plains south of the Nairobi river

swamp, however, provided the most attractive pull of development around itself as an

important point of access and terminal for traffic from different directions. This therefore

formed the eventual functional centre of the new towns growth and development.

The key factors influencing the origin and development of Nairobi city at this point can

therefore be identified as topographical and drainage initially. These accounted for the initial

alignment and choice of caravan routes – mainly favoring the higher ridges with well drained

soils and cooler and healthier climate in Pangani and Ngara areas. These however avoided the

lower Athi plains with difficult and poorly drained black cotton soils as well as the swamp

along the Nairobi River with its associated poor health conditions. Alternatively the relatively

flat topography of the Athi plains to the south of the swamp attracted the siting of the railway

station and the related functional facilities. But the introduction of the railway line and the

station terminus on the plains, providing a more superior form of transportation to the

caravan routes and point of traffic access and terminus, this factor of transport finally opened

up the area for more extensive urban growth and development. It is important to note that the

factors of altitude and climate also were important in the growth and expansion of Nairobi.

The site of the new town marked a significant break in the attitude from the lower Athi plains

to the higher and cooler plateau to the north and North West of the town. This also marked a

major ecological boundary between the savannah grassy plains and the forested foothills of

the Aberdare highlands.



8

These factors provided a highly acceptable cool climating condition for European settlement.

The seviour European officers of both the Railway Company and the government were

normally accommodated on the higher foothills to the north and north-west of the new town.

The hill areas were also underlain with good red soils suitable for building development and

were well drained.

2.1.3 Local Government

As noted earlier the railhead reached Nairobi in 1899 and later the same year, the railway

headquarters was moved to Nairobi from Mombasa. The provincial government for Ukamba

province was also transferred from Machakos to Nairobi in order to be on the railway line.

Much later even the protectorate headquarters was transferred from Mombasa to Nairobi as

well.

Initially the railway company had administrative control of development in the new town.

But the arrival of the central government administration provided a second authority in the

management of development in the town. The freedom of action of the railway company

particularly in matters of land therefore became restricted. There was however, clear disparity

between the apparatus of the government administration.

The railway had large funds at its disposal with a highly developed technical and

administrative staff. In contrast the government administration had few staff who were poorly

accommodated. The tension and confusion arising from the unspecified control divided

between the railway and government authorities made it urgently necessary to establish a

local authority to administer the development activities in the town.

In 1900 the Nairobi municipal regulations were published and the town was defined as ―that

area within a radius of 1 miles from the office of the sub-commissioner in Ukamba. In 1901

a municipal committee was established to administer the town‘s development. The

composition of the municipal committee was varied from time to time to reflect the interest

groups in the town community.

By 1919 Nairobi was declared a municipality with a municipal corporation and the number of

councillors was fixed at 16. This was however enlarged to 19 councillors in 1928 to include 9

European elected members, 7 Indian elected members, 2 government nominated members

and 1 administrative officer of the Nairobi district to safeguard native interests. The council

had financial autonomy.

In 1928 the boundaries of the Nairobi municipality was extended to include the suburban

areas such as Muthaiga, which had been proclaimed a township in 1922. The same year 1926,

Nairobi got its first plan and zoning arrangements. From 1928 to 1963, the boundary of the

municipality remained the same. During this period, however more peri-urban low density

residential areas developed. The lack of universal land use control enabled people to engage

in buying land outside the municipal areas for pure speculative purposes.



9

From the beginning there had been lack of supervisory control of land use. This caused by the

duality of control (railway administration and government), later there was general love for

private land ownership for pure speculative purposes, and finally there was lack of financial

resources and of technical ability. There was also the general lack of planned development

mainly due to the over centralization of urban administration in the hands of the local

commissioner without granting significant powers to the municipal authority to plan and

control development.

King‘oriah (1980) observes that since 1901 land speculation around Nairobi increased,

especially with the constant speculation about the town‘s relocation. Although the question of

the re-location of the town had been abandoned by 1908, it was expected that the town would

continue to grow in importance especially after its declaration in 1907 as the protectorate‘s

headquarters.

The main private estates within the vicinity of the Nairobi township by this time were:

1. Muthaiga

2. Westlands, upper Parklands and Marlborough estates (all owned by a syndicate)

3. Upper Hill estate

4. Kilimani

5. Thomson‘s estate.

There were also several farms and undeveloped lands held by private individuals which were

not yet subdivided. Such as the one held by the French mission in Lavington area. All these

were owned by Europeans and when sub-divided they were occupied by the high income

population of the town who were mainly European.

Around 1902-1906 the site of the town of Nairobi was considered unsuitable for urban

development owing to;

a) The swampy conditions along the Nairobi River.

b) Soils on the lower plains were poorly drained black cotton soils proved difficult for

building and for urban development. It was preferred to relocate the town to the

higher plateau areas to the north and northwest of the town with well-drained red

soils, cooler and more suitable for European settlement. The idea of re-location of the

town was eventually abandoned in view of the fact that it was too late to change the

location of the town.

The spatial pattern of development by 1906 was essentially scattered as a result of

spontaneous growth. There was no town plan development control was therefore very weak

and ineffective owing to;

The duality of control between the Railway and the Government



10

Poor financial resource capacity

Poor technical personnel capacity

Speculative hopes and expectations related to the prospects of relocation of private

land purchase and sub-division of land in the peri-urban areas and establishment of

private farms and residential estates.

2.1.4 Land Use Pattern

As noted earlier, at the beginning of the railway settlement in Nairobi, the Railway Authority

had overall authority in the allocation and control of land and land use. The relocation of the

Government headquarters from Mombasa and Machakos to Nairobi respectively, however,

saw the transfer of this power to the government administration. By 1906 therefore the

government was responsible for the functional zoning of land use in the township. In this

process the government was guided by its racially motivated land alienation policies.

The main functional land use zones at that time were;

a) The European Business and Administrative centre

b) The Indian Bazaar

c) The Railway Centre

d) The Ngara area

e) The European suburbs

In the suburbs of Nairobi, especially in the hill areas, land speculation was high especially of

the town. Even after this relocation idea was abandoned by 1908, it was evident then that the

town would continue to grow its immediate neighborhoods land sub-division and acquisition

by private developers increased and mainly put to residential use.

Most of the development was low density and high income residential estates. The main

estates in the immediate vicinity of the township were; Muthaiga, Westlands, Upper

Parklands, Malborough Estate, Upper Hill Estate, Kilimani and Thomson‘s Estate, majority

of which were owned by private syndicates. Other farms and undeveloped lands held by

private groups and individuals not subdivided the French mission in the present Lavington

area and Chiromo owned by Col. Grogan. All these were owned by Europeans.

In 1919 Nairobi became a Municipality with corporate local authority powers. The municipal

boundary was re-defined using topographical features. The municipal boundary was adjusted

to incorporate lands that lay outside the former circular boundary which happened to be

vacant crown lands or those alienated by the government for residential purposes.



11

1928 – The jurisdiction of the Nairobi municipality was widened to include the townships of

Muthaiga, Eastleigh, and residential estates of Westlands, Malborough, Upper Parklands,

upper Hill, Kilimani, Thomsons Estate and the St. Austin‘s Mission. The 1928 ordinance

however did not change the land tenure in the hilly area.

2.1.5 Attainment of city status 1940-1960

By 1930, Nairobi became a service centre for a rural and an urban European population in

Kenya. The town had superior infrastructural facilities designed to support the growing

plantation economy of the country, Nairobi also became recognized as the capital of the East

African countries. During the Second World War, Nairobi served as a strategic headquarters

of the British forces in East Africa. The economy of the town therefore boomed owing to the

presence of a large military population during the war. Eastleigh airport was constructed in

1943. In addition to the Wilson Airport built in 1929. Increase in game viewing by the

European soldier population during the Second World War led to the establishment of the

National Park to the south of the town.

The Second World War also caused more Africans to move into the city. This also coincided

with the increase of industrial development and led to a significant rise in the demand for

better housing for Africans in Nairobi. The end of war farther saw an increase in the

European population hence the rise in the demand for housing for European urbanization and

industrialization process thus seemed closely linked in the growth and development of

Nairobi leading to adoption for housing for the new African urbanities as a means of

stimulating industrial development. Similarly the influx of Europeans during the 1940s led to

the increased sub-division of sub-urban farmlands and private homesteads and estates in the

upper Nairobi areas.

The ―free-market‖ at the time could not satisfy the increased demand for European housing in

the town. In response the government and the municipal council introduced:

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

Europeans.

ii. Long-term measures such as:

a. Building Woodley Estate along Ngong Road for Europeans.

b. Building new Estates in Eastlands for the African population.

iii. Government and the municipal council recognized the need for a physical plan for the

town embracing the most up to date planning principles on the lines of the ―New

towns‖ in Britain at that time. This led to the preparation of the master plan of 1948

for Nairobi.

The master plan outlined the main physical planning guidelines for harmonizing the

functional structure of the town.



12

The master plan was made flexible to allow constant revision, amendment and refinement by

the resident planners in the process of implementation. It was planned to provide the main

framework to guide development in town for 25 years from 1948. All residential areas were

layed out in accordance with the ―Neighbourhood Unit‖ concepts. The town was seen as an

attractive service centre for European communities in Africa. Capital investment poured into

the town from Europe and led to rapid growth and development evidenced by a rapid increase

in the number of motor cars.

This led to an increased level of optimism among the civic leaders in Nairobi. In 1950, during

the preparation for celebrating the town‘s 50th anniversary, it was suggested that the

municipality should seek the status of a ―city‖. After consultations with the Governor and the

British Government, Nairobi was granted a Royal Charter as a city by the British Crown on

30th March, 1950. Among changes introduced were the following:

i. Increased powers of the city council to raise development funds.

ii. Reduced government control

iii. Spatial structure remained unchanged

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

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

allocation.

vi. Racial re-arrangement of land ownership in the city mainly through the land use

zoning plan.

a. Introduction of higher residential densities in the areas occupied Asians e.g.

Parklands than the European areas. This led to the flight of Europeans from

Parklands in preference for the low density areas occupied by Europeans.

2.2 Institutional Evolution

Planning law is anticipated to guide planning practice so that land planning and management

which is basically concerned with the practice of forecasting future land use problems and

coming up with amicable solutions is concerned in an orderly and pre-determined manner.

Planners and policy makers are expected to organize spatial space so as to ensure efficient

placement of land use activities, infrastructure and settlement patterns in a sustainable and

orderly growth pattern.

Currently in Kenya, the preparation and implementation of physical or spatial development

plans are coordinated by the Physical Planning Act Cap 286, which came into operation in

1998. Prior to this physical planning was coordinated through the now repealed Town

Planning Act Cap 134 and Land Planning Act Cap 303. Planning under these two Acts tended

to be urban biased excluding and/or laying less emphasis in the rural areas. The current

physical planning laws (The Physical Planning Act) are viewed to be more inclusive of both



13

urban and rural areas. Needless to emphasise that a holistically well planned society ensures

orderly, coordinated and harmonized development which in turn promotes a healthy, safe,

functioning society with improved social equity and more sustainable natural resources. In a

nutshell efficient planning laws and practice are key to societal welfare improvement, a

steady and sustainable development process for the nation at large.

The predominant planning law in Kenya is the Physical planning Act of 1996. The Act

provides for the preparation and implementation of physical development plans and it also

provides guidelines to be used in the preparation of local and regional physical development

plans.

The Act provides procedures for development control and dispute resolution guidelines

which are essential for development control and land management purposes.

The Kenyan Constitution which was promulgated in August 2010 also provides guidelines

for land planning and management.

The Structure of the Physical Planning Act (Cap 286)

The Physical Planning Act is structured in Schedules or Parts.

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

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

plans.

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

development permission.

The fifth schedule is the P.P.A. 2 which is essentially the notification for approval/

refusal/ deferment of development permission.

Thematically the Physical Planning Act may be summarized into the following activity

components and actors:-

Activity /Component Actor/ Institution

a) Plan Preparation Director of Physical Planning

b) Development Control and Management Local Authorities

c) Conflict Resolution Physical Planning Liaison

Committee

d) Plan Approval The Minister of Lands



14

Related Statutes

The Physical Planning Act like any other legislation does not operate on its own, it interacts

and is supported by various other related legislation and statutes that strengthen and improve

its efficacy in as much as it does likewise to the other related legislation. Some related

statutes include, but are not limited to the following:-

a) The Physical Planners Registration Act of 1996

This regulates registration and the code of conduct of professional physical

planners.

b) The Local Government Act Cap 265

Provides for the establishment of local authorities in Kenya.

Defines their functions and related matters.

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

c) The Government Land Act Cap 280

Facilitates leasing and disposal of government lands for different purposes.

d) The Land Control Act Cap 302

Provides for transaction in agricultural lands.

Regulates minimum levels of sub-division.

e) The Registered Land Act Cap 300

Facilitates registration of title deeds to land owners.

Facilitate dealings in land so registered and connected therewith.

f) The Trust Land Act Cap 288

Provides for trust land, its management and disposal.

g) Registration of Titles Act Cap 281

Provides for the transfer of land by registration of titles.

h) The Land Titles Act Cap 282

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

Court.

i) The Official Secrets Act Cap 187

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

j) The Antiquities and Monuments Act Cap 215

Act provides for the preservation of antiquities and monuments.

k) The Public Roads and Roads Access Act Cap 399



15

Act provides for the control and establishment of roads for public travel and

access to public roads.

l) The Street Adoption Act Cap 406

Act regulates the construction and improvement of streets in local authority‘s

areas and also ensures the adoption by certain local authorities of streets of

satisfactory standards.

Provide for matters connected with the foregoing and incidental thereto.

m) Public Health Act Cap 242

n) Water Act No. 8 of 2002

o) Environmental Management and Coordination Act (EMCA) No. 8 of 1999



16

Development Control Benchmarks

Development

Plans

DEVELOPMENT

CONTROL

Building Code

By-Laws

Local Authorities &

govt. policies and

regulations

Other Related

Statutes

Environmental

Management &

Coordination Act

Local Govt. Act

Cap 265

Public Health

Act Cap 242

Physical Planning

Act Cap 286



17

All the above together with other factors not listed contribute to the flurry of benchmarks that

should ideally come into play in development control.

However in the course of evaluating and vetting development applications to ensure

compliance with pre-set development Plans, policies, programs and regulations, not all

factors tend to be given due consideration by the developers and even planners who are

mandated to follow strict procedures. Ignorance of Physical Planning matters have made

matters worse, leading to haphazard development by members of the public, resulting in

urban sprawl.

Instances have been recorded of Local Authorities‘ officials‘ lack of capacity to or good will

to guide development resulting in unsustainable, dangerous and unmanageable human

settlements. Loss of life and unsanitary living conditions have been some of the unsavory

consequences of improper planning and implementation.



18

PART THREE: THE PLANNING AREA & SECTORAL ANALYSIS

3.1 The Planning Area in Context

3.1.1 The Planning Area in Local Context

The old city/western areas of Nairobi cover Zones 3, 4, and 5. The total area of the three

zones is approximately 40,000 hectares. Zones 3, 4 and 5 include the following

neighbourhoods, namely:

Table.... Neighbourhoods within Zones 3, 4 & 5

Zone Neighborhoods

Zone

3

Parklands, City Park Estate and Westlands (includes the Westlands CBD area and

the Museum Hill area).

Zone

4

Lower Spring Valley, Riverside Drive, Kileleshwa, Kilimani, Thompson and

Woodley/Ngong Road

Zone

5

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

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

19

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

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

Zone Areas Covered GC

(%)

PR

(%) Types of Development Allowed

Min Area

(Ha)

3

Parklands Commercial 50 100

Commercial/ Residential (High Rise Flats) 0.05 Residential 35 75

City Park Estate/ Upper Parklands 35 75

West-

lands

West-lands CBD -x- -x-

Commercial/ Residential (High Rise Flats) 0.05 West-lands/ Museum

Hill

Block 1 Commercial 80 200

Block 2&3 Offices & Residential 35 80

Block 4 Offices

80 200 Block 5 Commercial / Residential

Hotels

4

Spring Valley

35(s)

25(u)

100(s)

25(u)

Residential (Apartments allowed on sewer only) –

Four Storey Max 0.05

Riverside

Kileleshwa

Kilimani

Thompson

Woodley

5

Upper Spring Valley

25 25 Low-Residential One-Family House

Maisonnettes Allowed on Sewered Areas of Lavington

0.2(u)

0.1(s)

Kyuna

Loresho

Lavington/ Bernard - On Sewer 35 75



20

3.2 Population Characteristics and Social Profile

This section focuses on the population characteristics of Westland area of Nairobi which

incorporates the planning area. It examines the population size, growth and distribution; its

age and sex structures; fertility and mortality rates; migration trends and the size and

composition of households.

3.2.1 Population Size and Growth Rate

Based on the 1979 Population and Housing Census Nairobi recorded a population of 827 775

persons (Kenya National Bureau of Statistics, 1980). During the 1989 Population and

Housing Census, the population had increased to 1 324 570 persons (Kenya National Bureau

of Statistics, 1990), rising to 2 143 254 persons in 1999 (Kenya National Bureau of Statistics,

2000). During the 2009 Population and Housing Census, Nairobi recorded a population of 3

138 369 persons. Of this total 1 605 230 were males compared to 1 533 139 who were

females (Kenya National Bureau of Statistics, 2010c). The population growth rate for the

1989 to 1999 inter-censal period was 4.8 percent while that for 1999 to 2009 was 3.8 percent.

Table 1 presents the changing population figures for the period 1979 to 2009.

Table 1: Population Size for Nairobi, 1979 - 2009

Year Population Size Total

Males Females

1979 479 448 348 327 827 775

1989 752 597 571 973 1 324 570

1999 1 153 828 989 426 2 143 254

2009 1 605 230 1 533 139 3 138 369

The population density for the city changed from 1 210 persons per square kilometre in 1979

to 1 911 and 3 079 persons per square kilometre during the 1989 and 1999 Population and

Housing Census periods, respectively. During the 2009 Population and Housing Census,

Nairobi‘s population density stood at 4 515 persons per square kilometre (Kenya National

Bureau of Statistics, 2010d). This was much higher than the national average of 66 persons

per square kilometres.

Based on the 2009 Population and Housing Census, Nairobi‘s population was distributed

unevenly across the four administrative areas in the city. Table 2 presents the distribution of

the population by administrative area as per the 2009 Population and Housing Census. The

Table shows that the planning area is sparsely populated and was home to 247 102 persons

(or 7.8% of the city‘s population). The highest proportion (36.5%) of the City‘s population

resided in Nairobi East area followed by Nairobi North area with 33.9% of the total

population. The population density for the Westlands area stood at 2 538 persons per square

kilometre (Kenya National Bureau of Statistics, 2010d).



21

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

Administrative Area Sex Total Percentage Density

Males Females

Nairobi West 352 227 332 358 684 765 21.8 2 616

Nairobi East 582 554 561 862 1 144 416 36.5 5 048

Nairobi North 545 701 516 385 1 062 086 33.9 9 721

Westlands 124 748 122 354 247 102 7.8 2 538

Total 1 605 250 1 533 139 3 138 369 100.00 4 515

Source: Kenya National Bureau of Statistics (2010d): 2009 Kenya Population and Housing

Census, Volume I C

Sex and Age Structure of Population

The 2009 Population and Housing Census showed that of the 247 102 persons resident in the

Westlands area, 124 748 were males while 122 354 females. The sex ratio from these figures

is 102 males for every 100 females. This is lower than the Nairobi sex ratio of 104.7 males

for every 100 females but much higher than the national ratio of 98.8 males for every 100

females.

Concerning the age structure of the population, those aged 0-14 years make up 25.3% while

those aged 61 and above years constitute 4.3% (Kenya National Bureau of Statistics, 2010b).

This age distribution places the dependency ratio (number of people in the dependent age

groups 0-14 and 61+) at 42 for every 100 persons in the working age groups. It also implies

that the largest proportion (70.2%) of the population is in the working age group. This has

important implications for job creation in the planning area. The broad age distribution of the

population is presented in Table 3 while Figure 1 provides the age pyramid.



22

Table 3: Percentage Distribution of Population by Age Group, 2009

Age Group

Number

Total

Percentage Male Females

0 - 4 years 11 930 12 066 23 996 9.7

5 - 9 years 10 033 10 157 20 190 8.2

10 - 14 years 8 908 9 270 18 178 7.4

15 - 19 years 8 987 10 820 19 807 8.0

20 - 24 years 14 754 17 750 32 504 13.2

25 - 30 years 18 741 19 420 38 161 15.4

31 - 40 years 22 499 20 368 42 867 17.3

41 - 50 years 14 656 11 554 26 210 10.6

51 - 60 years 8 328 5 848 14 176 5.7

61 + years 5 712 4 856 10 568 4.3

Age NS 200 245 445 0.2

Total 124 748 122 354 247 102 100.0

Ratios

Dependency 42

Sex Ratio 102

Source: Source: Kenya National Bureau of Statistics (2010b): 2009 Kenya Population and

Housing Census, Volume I B

Figure 1: Population Pyramid for Westlands, 2009



23

Household Size

The number of households is a critical variable in planning. The household is a consumer of

important resources and facilities such as land, water, energy and housing. The household

size, on the other hand, has implications for living conditions and the wellbeing of a

population.

As evident from Table 4, Nairobi had 200 474 households in 1979 (Kenya National Bureau

of Statistics, 1980). The number had increased to 382 863 by 1989 (Kenya National Bureau

of Statistics, 1990), rising to 649 426 in 1999 (Kenya National Bureau of Statistics, 2000). By

2009, the city had a total of 985 016 households (Kenya National Bureau of Statistics,

2010a). With a total population of 3 138 369, the average household size was estimated at 3.2

persons.

Table 4: Number and Sizes of Households in Nairobi, 1979 - 2009

Year Number Household Size

1979 200 474 4.1

1989 382 863 3.5

1999 649 426 3.3

2009 985 016 3.2

Table 5 presents the distribution of households in Nairobi by administrative areas for 2009.

The Table shows that 75 427 households (representing 7.7%) were in the Westlands area.

Given the area‘s total population of 247 102 persons, the average household size was

estimated at 3.3 persons. This is similar to that for Nairobi as a whole but lower than the

national average of 4.4 persons.

Table 5: Distribution of Households in Nairobi City by Administrative Area, 2009

Administrative Area Number Percentage Household Size

Nairobi West 212 295 21.6 3.2

Nairobi East 369 866 37.5 3.1

Nairobi North 327 428 33.2 3.2

Westlands 75 427 7.7 3.3

Total 985 016 100.0

Source: Kenya National Bureau of Statistics (2010a): 2009 Population and Housing Census,

Volume I A



24

Special Groups

Individuals with different forms of disability constitute a special planning constituency.

According to the Disability Act 2003 (cited in Kenya National Bureau of Statistics, 2010c),

disability include physical, sensory, mental or other impairments, such as visual, hearing or

physical, that adversely affect the individual‘s ability to carry out usual day to day activities.

Based on the 2009 Population and Housing Census, Volume II, 2.1 percent of the total

Nairobi population had one form of impairment or another. This included 2.2 percent of

males and 2.1 percent of females (Kenya National Bureau of Statistics, 2010c). For the

Westlands area, the figures stood at 2.8 percent of the population; that is 2.8 percent of males

and 2.8 percent of females.

Table 6 presents the distribution of special groups in the Westlands area by type of disability.

Based on the Table the area is home to 3 179 persons (1 562 males and 1 627 females) who

are visually impaired and 1 317 persons (682 males and 635 females) who are physically

impaired. The area also accommodates persons who are hearing, speech, mental impaired.

Table 6: Population Distribution in Westlands by Type of Disability

Impairment Number Total

Male Female

Visual 1 562 1 617 3 179

Hearing 288 230 518

Speech 463 415 878

Physical/ Self Care 682 635 1 317

Mental 201 139 340

Other 279 327 606

Total 3 475 3 363 6 838

Source: Kenya National Bureau of Statistics (2010c): 2009 Kenya Population and Housing

Census, Volume II

Population Projections

The future population growth in the planning area, which covers four locations namely,

Highridge, Kileleshwa, Kilimani, and Parklands, will be determined mainly by natural

population increase and in- (and out-) migration of persons. To provide quantitative measures

of future demographic changes in light of the present situation and underlying demographic

processes, demographic projections are undertaken using a growth rate of 1.5 percent until

2020 dropping to 1.2% for the period 2025 to 2035. These utilize the total population for the

four (4) locations that constitute the planning, which, based on the 2009 census results, stood

at 135 161 persons. This total was distributed across the 4 locations as follows: Highridge –

53 720 persons, Kileleshwa - 27 202 persons, Kilimani - 43 122 persons, and Parklands – 11

117 persons.



25

The projections are guided by the following assumptions:

That Nairobi in general appears to be experiencing a decline in the growth of its

population. The overall city‘s population growth rate dropped a percentage point from

4.8% during the 1989-1999 inter-censal periods to 3.8% during 1999 to 2009 inter-

censal years (Kenya National Bureau of Statistics, 2010c).

That, despite the growing number of high rise flats that are replacing the single family

dwelling, the planning area remains one of the sparsely populated areas of Nairobi.

That some of the developments taking place in the planning area will include office

space. This will create a daytime only segment in the population occupying the area

and has important implications for the provision of services.

That the development of satellite towns as part of the greater Nairobi Metropolitan

area will cause population attrition from Nairobi as we know it today.

That further population attrition will be occasioned by decentralization to counties, as

the implementation of the new constitution gathers momentum.

That the planning area must have a limit in terms of its population carrying capacity.

A population beyond that capacity will not be possible unless improvisation in

infrastructure development occurs.

The projections, whose results of the population projections are presented in Table 7, were

conducted utilizing the formula: Px = Po (1+y) x, whereby:

Px = population after x years

Po = current population

y = average growth rate

x = years passed

As evident from the table, the population of the planning area will have reached 147 325

persons by 2015, rising to 158 374 persons by 2020. It will have climbed to 167 876 persons

by 2025 and is projected to stand at 177 949 and 188 626 persons by 2030 and 2035,

respectively.



26

Table 7: Population Projections for Planning Area 2015-2035

Year Number Growth Rate

2009 135 161

1.5% 2015 147 325

2020 158 374

2025 167 876

1.2% 2030 177 949

2035 188 626

Key Population Issues

The major challenge posed by the population of Westlands which encompasses the planning

area is that it is predominantly young. Of the total population for 2009, those aged 40 years

and below comprised 79.2 percent. These included 25.3 percent who were aged 0 - 14 years

and 53.9 percent who were aged 15 - 40 years. Only 10.0 percent of the population was aged

51+ years. The youthful population has implications for planning for job creation as well as

for educational facilities. In addition, the population of the planning area included 2.8 percent

of individuals who had one form of impairment or another. This group poses a challenge in

that its existence calls for the provision of special facilities and services during the planning

process.

3.2.2 The Social Sector

This section examines the status of social facilities and services in the planning area.

Specifically it focuses on educational facilities, healthcare services, places of worship, police

services, post offices, and social halls, keying on the distribution of these facilities and/ or

services across the various zones that make up the planning area.

EDUCATIONAL FACILTIES

Introduction

As underlined in 2009 Population and Housing Census report (Kenya National Bureau of

Statistics, 2010c:22), ‗Education is a key pillar for human development towards the

realization of Vision 2030 as it imparts knowledge and skills to individuals necessary for

nation building‖. This section presents a broad overview of the education policy in Kenya

followed by a description of the status of educational services and facilities as they currently



27

exist in the planning area. Within the spectrum of educational services and facilities the

section focuses on kindergartens, pre-schools/ nursery schools, primary schools, secondary

schools, tertiary education, and vocational and technical training.

Structure of Education System

Kenya‘s education system comprises of pre-primary, primary, secondary tertiary and

university level, ‗with linkages in the provision of basic literacy and vocational training‘

(Kenya National Bureau of Statistics, 2010c: 22). Beyond the pre-primary level, the

educational structure has adopted an 8-4-4 system comprising eight years of primary

education, four years of secondary education and four years of University education. The first

eight years constitute the period of basic education, to which all children of school going age

have a right. The eight years of basic education culminate with sitting of the Kenya

Certificate of Primary Education (KCPE) examination which the first four lead to the Kenya

Certificate of Secondary Education (KCSE) examination. Only a small percentage of those

who complete the KCSE make the transition to University education. This underlines the

importance of youth polytechnics and tertiary (middle level) colleges and institutions.

Based on the 2009 Population and Housing Census report, 972 299 (33.6%) of Nairobi‘s

population was attending school (see Table 1, Kenya National Bureau of Statistics,

2010c:30). This included 484 427 (32.7%) of males and 487 872 (34.6%) of females. In the

Westlands area, which includes the planning area, 78 884 persons (33.9% of the area‘s

population) were attending school. This included 39 349 (33.5%) of males and 39 535

(34.4%) of females.

Kindergartens

The planning area spreads across zones 3, 4 and 5 of the Westlands area of Nairobi. Table 8,

which presents the current distribution of the different categories of educational institutions in

the area, reveals the existence of a total of five (5) kindergartens in the area. Of this total, four

(4) are located within Zone 4 while the remaining one (1) is found in Zone 5; no such facility

exists in zone 3.

Pre-School/ Nursery Schools

Based on the Nairobi City Department of Education, a total of 441 pre-schools exist in

Nairobi city. These include 100 private pre-schools, 137 public pre-schools, and 204 non-

formal pre-schools. These institutions have a combined total enrolment of a total of 32 314

children (www.narobicity.org/departments/default2.asp?search=education). Out of this total

16 175 are boys while the remainder 16 139 are girls. The children are distributed across

different categories of schools as follows: Public Pre-schools: 7 202, Private Pre-Schools:

8 565, and Non Formal Schools: 16 547.

Existing evidence (see Table 8) suggests that the planning area has a total of 29 pre-schools/

nursery schools. These are spread across the area as follows: Zone 3 - 7 pre-schools, Zone 4 -



28

17 pre-schools and Zone 5 – 5 pre-schools. The bulk of pre-schools, it should be noted are

attached to primary schools.

Primary Schools

Based on Table 8, currently there are 55 primary schools located in the planning area. These

include 20 public schools and 35 private schools. Of the total primary schools, the largest

number - 28 (10 public and 18 private) - are located in Zone 4. Whereas 10 (4 public and 6

private) primary schools are found in Zone 3, 17 (6 public and 11 private) primary schools

existed in Zone 5.

Table 8: Distribution of Categories of Educational Institutions in the Planning Area

Zone/ Category Kindergartens Pre-

Primary

Primary

Schools

High

Schools

Tertiary

Colleges

Universities

Zone 3

Public - - 4 3 - 2

Private - - 6 5 - 2

Sub-total 0 7 10 8 7 4

Zone 4

Public - - 10 3 - 0

Private - - 18 13 - 2

Sub-total 4 17 28 16 4 2

Zone 5

Public - - 6 4 - -

Private - - 11 8 - -

Sub-total 1 5 17 12 3 0

Summary

Public - - 20 10 - 2

Private - - 35 26 - 4

Overall Total 5 29 55 36 14 6

Existing evidence revealed that, each class especially in public primary schools has in excess

of 300 pupils distributed across 3 to 4 streams. The average number of pupils per class ranges

from 70 to 80 (www.narobicity.org/departments/default2.asp?search=education). Most

schools have aging building.



29

Secondary Schools

Turning to secondary schools, a total of 36 institutions are found in the planning area. These

include 10 public schools and 26 private schools (see Table 8). Consistent with the

distribution of primary schools, the highest concentration of secondary schools is in Zone 4.

The area has a total of 16 secondary schools, including 3 public and 13 private secondary

schools. The second highest number of secondary schools in the planning area is found in

Zone 5; the zone houses a total of 12 institutions (4 public and 8 private). This was followed

by Zone 3 with 8 (3 public and 5 private) secondary schools.

Tertiary Educational Facilities

As evident from Table 8, a total of 20 tertiary institutions are located in the planning area.

These include seven 14 tertiary colleges (such as teacher training colleges and commercial

colleges) and six (6) universities and/ university campuses. Of the six (6) universities and/

university campuses, two (2) are public while the other four (4) are private.

Vocational and Technical Training Institutions

Only one (1) vocational or technical training institute - Nairobi North Polytechnic found in

Zone 5 – exists in the planning area.

Special Schools

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

HEALTH CARE

Based on Table 11, the planning area has a total of 13 health care facilities serving a total of

147 325 persons. Zones 4 and 5 house the lion‘s share of healthcare facilities. Health services

are offered at four levels as follows: Community level, clinics/healthcare centres,

dispensaries, and maternicare (some health centres have both clinics and maternicare). The

area does not offer health care at the provincial hospitals level but is the home of one Referral

Hospital, the Kenyatta National Hospital. Also located in the area are four (4) private

hospitals, namely Aga Khan Hospital, MP Shah Hospital, the Westlands Cottage Hospital,

and the Nairobi Women‘s Hospital. The area is served by one mortuary, the City Mortuary,

which is over utilized.



30

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

Location/ Zone Health Centres Hospitals Total

Zone 3 4 2 6

Zone 4 3 2 5

Zone 5 2 0 2

Total 9 4 13

Clinics located in the planning area provide a wide variety of services including the

following: Prevention of Mother to Child Transmission (PMCTC), Voluntary Counselling

and Testing (VCT) services, TB treatment, Anti Retro Viral drugs (ARVs), Pre-natal

services, post-natal services, and family planning. However, these are not adequate. For

instance, reproductive health services for both adults and adolescents are said to be

inadequate, only two (2) clinics offer PMCTC and ARVs, and the provision of PMCTC

services is affected by the lack of counsellor. Referrals are normally done from the clinics to

Kenyatta National hospital. Not much service is available as far as dental care is concerned.

The public healthcare facilities found in the planning area are staffed by personnel employed

by the City Council, the Ministry of Health, and through health stimulus program by the

Ministry of Finance.

COMMUNITY AND SOCIAL AMMENITIES

A situational and stakeholder analyses are required to establish the demand and level of

provision of community and social amenities such as post offices, social halls, police stations,

and fire stations.

Places of Worship

Table 14 presents the distribution of places of worship (churches, mosques and temples) in

the planning area by Zone. As evident from the Table the planning area is home to a total of

33 places of worship. These include 28 Christian churches, two (2) mosques and three (3)

temples. Zone 4 has the highest number (18 in all) of places of worship. Whereas Zone 3 has

10 places of worship, Zone 5 has five (5).



31

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

Places of Worship Churches Mosques Temples Total

Zone 3 61 2 2 10

Zone 4 172 0 1 18

Zone 5 53 0 0 5

Total 28 2 3 33

Police Stations/ Posts/ Lines

A total of 10 police stations/ posts/ lines are located in the planning area. These are

distributed across the area s follows: Zone 3, three (3) posts; Zone 4, three (3) posts; and

Zone 5, four (4) posts.

Other Social Amenities

Located in the planning area is one (1) post office found in Zone 5 and two (2) social halls/

community centres. The community centres include Oshwal Religious and cultural Centre

located in Zone 3 and Chrisco Multi-purpose Hall situated in Zone 4. No fire station was

found in the planning area.

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



32

3.3 Environment Sector

3.3.1 Baseline Environmental Conditions

The climatic and physical conditions of the study area compare favourably to that of the

wider Nairobi City. A combination of one or more of these factors directly influence urban

development, and are prerequisite to site analysis and planning.

Nairobi Climate and Weather

The rainy seasons are April to June and October to early December. Table 1 shows average

temperatures and rainfall in Nairobi.

Table 1 Monthly average temperatures, sunshine, rainfall and humidity for Nairobi City.

Summary of average yearly weather data for Nairobi

Low temp

(°C) High temp

(°C) Sunshine

(hours) Rainfall

(mm) Humidity

(am) Humidity

(pm)

Jan 12 25 9 38 74 44

Feb 13 26 9 64 74 40

Mar 14 25 9 125 81 45

Apr 14 24 7 211 88 56

May 13 22 6 158 88 62

Jun 12 21 6 46 89 60

Jul 11 21 4 15 86 58

Aug 11 21 4 23 86 56

Sep 11 24 6 31 82 45

Oct 13 24 7 53 82 43

Nov 13 23 7 109 86 53

Dec 13 23 8 86 81 53

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

Nairobi Winds

The wind near the ground is predominantly easterly throughout the year, generally between

north-east and east from October to April, and between east and south-east from May to

September. The strongest winds occur during the dry season just prior to the "Long Rains"

when speeds of 20 to 25 m.p.h. are not uncommon from mid-morning to early afternoon. At

other times of the year wind speeds are usually 10 to 15 m.p.h. During the night the wind is

http://www.nairobicity.go.ke/



33

usually light. In the squalls sometimes associated with thunderstorms, short-lived winds of up

to 70 m.p.h. have been known to occur. (Source: www.meteo.go.ke ).

Sunshine and Solar Radiation

Nairobi experiences a total of about 2,500 hours of bright sunshine per annum, which is

equivalent to an annual mean of approximately 6.8 hours of sunshine per day. July and

August are characterized by cloudiness and during these months the average daily sunshine in

Nairobi is 4 hours.

Often there are several days in succession when the sun fails to penetrate the thick

stratocumulus cover, although on other days the cloud cover does break for a short period.

There is about 30% more sunshine in the afternoon than in the morning, and it follows that

westerly exposures receive more insolation than easterly ones.

Evaporation

Given temperature and sunshine factors, the annual variation of evaporation is as expected.

The mean annual evaporation as measured by the pan is seen slightly to exceed the mean

rainfall at the altitude of Nairobi, but it would be expected that at higher altitudes this

position would be reversed.

Relief

The formation of the Rift Valley has strongly influenced the geology and geomorphology of

the Nairobi area. Nairobi region falls from the edge of the Rift Valley to the west.

Trees species

There are different species of trees in the study area. The common trees in the area include

Grevillea robusta, Acrocarpus fraxinifolius, Filiceum decipiens, Terminalia mentally,

Terminalia brownee, Spathodea nilotica, Araucaria columnaris, Dovyalis caffra, Cordic

Africana, Bougainvillea glabra, Marchamia lutea, Syzygium guineence, Syzygium cuminii,

Senna siamea, Schinus terebinthifolius, Psidium guajava, Prunus Africana, Podocarpus

falcatus, Pinus patula, Jacaranda mimosifolia, Manqifera indica among others.

3.3.2 Identified environmentally sensitive areas with proposed protection mechanism

Wetlands, Rivers/streams

Wetlands, rivers and streams in the study areas are faced with different challenges including

encroachment, pollution (from improperly treated sewage and uncollected garbage) and

failure to observe riparian reserves. This leads to water pollution, water-borne diseases, and

environmental degradation among others. Water pollution carries both environmental and

health risks to residents within the affected areas.



34

The Environmental Management and Co-ordination (Wetlands, River banks, Lake

Shores and Sea shores management) Regulations 2009

The regulation in Section 17 gives three principles that shall be observed in the management

and conservation of river banks, lake shores and the seashores.

(a) Resources on the river banks, lake shores and the sea shore shall be utilized in a

sustainable manner;

(b) Environmental impact assessment as required under the Act shall be mandatory for all

major activities on river banks, lake shores and seashores; and

(c) Special measures, including prevention of soil erosion, siltation and water pollution

are essential for the protection of river banks, lake shores and the seashore.

According to Section 18 (1), within five years from the date of commencement of these

Regulations, the Authority shall, in consultation with the relevant lead agencies:-

(c)Promote soil conservation measures along river banks, lake shores, and the seashore,

including the following -

Bunding;

Terracing;

Mulching;

Tree planting or agro forestry;

Grassing;

Soil engineering, compaction and placement of fills;

Zoning and planning;

Building of gabions;

Control of grazing, and

Recommending the promulgation of appropriate by-laws by the relevant local

authorities.



35

1.5.2.1 Problems observed

a) Encroachment

Figure 1 An encroached wetland in Spring Valley

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



36

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

b) Pollution

Wastewater and solid waste management in Nairobi has not kept up with increasing demands

from the growing populations. In addition the amount of industrial and municipal effluent

entering the Nairobi River and other surface waters is polluted. Several drainage channels

that gather storm water from the city end up being received in rivers/streams and carry a lot

of solid waste which includes domestic garbage from areas where there is no proper solid

waste management.



37

Figure 4 Nairobi River polluted with solid waste

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

c) Riparian



38

It was observed that most of the developments near water courses have not observed riparian

reserves. Some examples include:

- Nakumatt Ukay and the surrounding developments. The stream around that area is

highly degraded by development. Apart from solid waste pollutants, there is

encroachment of the riparian reserve.

- In Lavington it was observed there were many developments being constructed next

to the wetland off Chalbi Drive.

- Other areas include places around Westgate Shopping Mall and The Tribe hotel where

developments have encroached upon the wetland.

It is therefore important that different authorities and developers observe riparian reserves.

WARMA, the lead agency in water resources, recommend a riparian of between 6 and 30

metres. The agreed upon riparian can only be arrived at after a pegging exercise as various

considerations are taken into account, thus making it impossible to arrive at one blanket

regulation that is suitable for all sites. Riparian distances are therefore site-specific.

- Water should be used efficiently with localized water supply sources that reduce

demands on main city water supply.

- Residents should take advantage of rainwater by installing rainwater harvesting

facilities and storing it. Rainwater can be used for gardening, cleaning etc.

- Waste water should be treated and recycled

- Waterways should be kept clean and pollution free with diverse and abundant

ecosystems.



39

Figure 6 Construction of residential houses on river riparian at Kilimani

Figure 7 Residential houses built without observing the riparian reserve



40

Figure 8 Boundary wall built inside the river

Figure 9 Boundary walls built without observing riparian reserve



41

Green space

Experience in both industrialized and developing countries demonstrates that an effective

approach for confronting urban environmental issues is to formulate a city-specific

environmental management strategy, policies and action plans. Five key areas that could

contribute to environmental protection and compliance to existing environmental laws and

regulations include:

mobilizing public support and participation

choosing policy instruments that will change behavior, relieve conflicts, and

encourage cooperative arrangements

building local institutional capacity

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

Increasing local knowledge about the urban environment and its protection.

Nairobi has managed to retain a very small number of green spaces within the city. Close to

the city is the Nairobi National Park – indeed Nairobi prides itself for being the only city in

the world with a national park which is just a few minutes‘ drive away. Green spaces help to

maintain biodiversity, filter pollutants from the air and they also act as minor water

catchment areas within and on the outskirts of the city. Although these green spaces have

been protected, it is also evident that natural vegetation is being lost in the city due to

numerous and uncontrolled developments.



42

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

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

Name Managing Authority Area (ha) Common Species

Plants Animals

Nairobi

National Park;

Established

1946

Kenya Wildlife Service

(KWS)

11.0

640

Olea africana, Croton dishogamus calodendrum,

Themeda, Cyprus, Digitaria, Cynodon, Acacia

xanthophloea, Euphobia candelabrum, Apodytes

dimidiata, Canthium schimperanum, Elaeodendron

buchananii, newtonia sp, Ficus eriocarpa, Aspilia

mossambicensis, Thus natalensis, Euphobia

brevitorta, Drimia calcarata, Murdannia clarkeana

and Crassula sp.

Giraffes, lions, gazelles,

buffaloes, hartebeest, wild pigs,

wildbeest, warthogs, crocodiles,

hippos and about 400 species of

birds.

Karura forest;

(Gazettes

1932)

Forest Department 1,063.00 Olea europeae var.africana, Croton megalocarpus,

Warburgia ugandansis, Brachyleana huillensis and

Uvaridendron anisatum

Monkeys, bush baby, bush

bucks, bush pigs, porcupines,

duikers, genets, dikdik,

epauletted bat, Africa civet

Ngong' Forest Forest Department and

KWS

638.4 Eucalyptus, Pine, Cyprus, Croton and Cordia

species

Over 120 species of birds, over

35 mammals, such as leopards,



43

monkeys, reptiles, insects and

amphibians

Ololua Forest Nairobi City Council and

The National Museums of

Kenya

667 Olea africana, Acacia species, Elaeodendron

buchananii, Akokanthera schimperi, Brancylaena

species, Croton megalocarpus, Carisa edual and

Rhus natalensis, aloe etc.

Olive baboons, monkeys,

yellow baboons, porcupines,

bush baby, bush bucks, bush

pig, dikdik, epauletted bat,

duikers, African civet, and

genets, grey wagtail, Eurasia

cuckoo, willow warbler.

The Nairobi

Arboretum

Forest Department;

Established 1907

25 Several collections of plant species Chameleon, skunks, butterflies,

dragonflies, ants, bees and

beetles, Ayres's hawk eagle

Nairobi City

Park

Nairobi City Council 60 Olea europeae var.africana, Croton megalocarpus,

and Warburgia ugandansis

Hundreds of bird species,

butterflies and baboons.



44

Protected areas have emerged as one of the world‘s most important and effective tools for

safeguarding biodiversity (Bruner et al. 2001) because they protect species from their

greatest threat: habitat loss. The Programme of Work on Protected Areas of the Convention

on Biological Diversity (CBD) states that protected areas are ―essential components in

national and global biodiversity conservation strategies.‖

3.3.3 The Historical Development

Some progress towards sustainable development has been made since 1987 when the World

Commission on Environment and Development (WCED), Our Common Future, was

launched. At the same time, the number of meetings and summits related to the environment

and development has increased. An example is the 1992 Rio Earth Summit and the 2002

World Summit on Sustainable Development. There has been rapid increase in multilateral

environmental agreements for example the Kyoto Protocol and the Stockholm Convention on

Persistent Organic Pollutants. An increase in the number of scientific bodies, for example the

Inter-governmental Panel on Climate Change, has highly contributed to a greater

understanding of environmental challenges.

Since independence the Kenya government has been advocating for proper environmental

management. Remarkable conservation achievements have been made during the past half

century; most notably the establishment of more than 50 national protected areas, including

five Biosphere Reserves and three World Heritage Sites. Thirteen percent of Kenya‘s total

surface area is currently in protected areas. The government has long been committed to

conserving Kenya‘s valuable natural resources and wildlife and has enacted a number of

policies for environmental management and conservation, such as the Wildlife Policy, Forest

Policy, Fisheries Policy and National Land Policy.

Despite these efforts, a wide range of environmental problems persist. Key environmental

challenges in Kenya include a decline in wildlife populations, deforestation, soil erosion and

water scarcity—due in large part to increased areas of land in agricultural production and

livestock grazing and increased demand for wood for fuel and timber. Continued deforesta-

tion, loss of natural habitat, and illegal poaching have led to a decline in most wildlife species

in the country, including large mammal species such as elephants, rhinoceros, and

wildebeests. The deterioration of Kenya‘s environment has precipitated a number of

environmental hazards that have affected public health and safety.

The Environmental Management and Coordination Act (EMCA, 1999) serves as Kenya‘s

principal legal instrument on the environment, but there is no comprehensive umbrella policy

on the environment. Currently, the alternative to a far-reaching environment policy is

Sessional Paper No. 6 of 1999 on Environment and Development. The overall goal is the

integration of environmental concerns into the national planning and management processes

and provision of guidelines for environmentally sustainable development. It specifically cites



45

poverty, population growth, rural-urban migration, urban environmental degradation and

pollution as key challenges to achieving this goal.

Over the years, the government has tried to implement environmental policies within a multi-

sectoral development framework. However, strategies to achieve these objectives have not

been fully developed or implemented. They have been blocked mainly by the lack of

institutional capacity and resources to mobilize and link activities effectively within and

between sectors. Moreover, individual environmental policies that now exist do not

adequately articulate the links between population and environmental concerns.

New initiatives in Kenya are attempting to strengthen cross-sectoral collaboration and

coordination, reflected especially in the Kenya Vision 2030 and its economic, social and

political pillars. In addition, the Kenya Poverty Environment Initiative (PEI) was established

as a partnership between the Ministry of Planning and National Development and United

Nations Development Programme in 2007. The purpose of PEI is to include environmental

concerns in the development, policy, planning and budgeting process by improving

understanding of environment-poverty linkages, strengthening the government‘s capacity to

implement environmental policy that benefits the poor, developing tools for the integration of

environment into development plans and budget processes, and increasing effective

participation of stakeholders in environment and development policymaking and planning

processes.

The government‘s commitment to proper environmental management is demonstrated by the

adoption of the National Environmental Action Plan (NEAP) and the establishment of public

environmental institutions. Notable among these institutions are the Ministries of

Environment and Mineral Resources, National Environment Secretariat, the Kenya Wildlife

Service, National Environment Management Authority (NEMA) which has established the

posts of the Environment Officers at the district level and revitalized district environment

committees. Capacity requirements are provided by national universities and other

educational institutions that offer courses on environmental studies.

The government recognizes the roles played by both non governmental organizations and the

private sector and has provided support and encouragement to their environmental efforts.

The government also values the support of the United Nations and its agencies as well as

foreign governments and organizations. In this regard, the government participated in the first

United Nations conference on human environment in Stockholm, Sweden in June 1972. The

conference established the United Nations Environment Programme (UNEP). UNEP, with its

headquarters‘ in Nairobi, is charged with the task of spearheading, catalyzing, and

coordinating sound global environmental practices to enhance a healthy and quality

environment for humankind.

Concern for environmental planning has a long history in Kenya. Reference to integrating

environment and economic issues was made in the country‘s development plan as far back as

1974. The 1974-78 plan noted that competition and conflicts between land use interests were

growing and that there was need for greater co-ordination between the various sectors of



46

government in order to address these effectively. The subsequent development plan (1979-

83) stressed the need for environmental inputs in the national planning process pointing out

that environmental considerations must pervade development decisions at every level.

Kenya has developed a large number of initiatives in the environment and natural resources

sector. However, there have been no strategic plans integrating environmental concerns into

the development planning process until the adoption of the National Environment Action

Plan (NEAP) in 1994. The urgency of this concern is reflected in the 1994-96 development

plan which calls for a Sessional Paper on sustainable development to set comprehensive

guidelines and strategies for government action.

The government has developed this Sessional Paper setting out comprehensive policy

guidelines towards achieving sustainable development and in response to the increasing

concerns regarding the effects of development on the environment.

Kenya is a signatory to the Ramsar Convention on wetlands conservation and management

and has set aside Lakes Nakuru and Naivasha as Ramsar Sites

3.3.4 Utilities in the Study Area

1.5.2.2 Different water sources for zones 3, 4 and 5

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

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

Valid Percent

Valid NWSC 98.1

Boreholes 1.9

Underground Reservoir .0

Rain Water .0

Total 100.0

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

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

Valid Percent

Valid NWSC 1.8

Boreholes 31.9

Shallow Wells 1.1

Underground Reservoir 8.8



47

Rain Water 48.5

Water Vendors 7.9

Total 100.0

Most of the residents in zones 3, 4 and 5 highly rely on water supplied by Nairobi

Water and Sewerage Company. It is recommended that residents should also make use

of other alternative sources for example rain water.

Rain water harvesting is used as an alternative source of water supply in these zones.

Harvesting and storage of rain water is recommended to ensure that this becomes the

first priority of water supply.

Boreholes are also used as an alternative source of water, coming second after rain

water. Uncontrolled borehole sinking affects water table thus degrading the

environment. It is recommended that borehole drilling should be controlled and

residents should be encouraged to share boreholes instead of sinking several of them in

a given area.

Water recycling should also be given priority. On-site wastewater treatment systems

when used can reduce dependence on NWSC main supply thus reducing the intake of

fresh water. Treated wastewater can be used for example in gardening and for cleaning

purposes, if it meets the set standards.

Table 5 Sources of Electricity in zones 3, 4 and 5

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

Valid Percent

Valid Kenya Power 100.0

From the data collected and interviews conducted, it was observed that residents in

this study area totally depend on Kenya Power for electricity supply. It is

recommended that other sources of electricity and energy should be explored. The city

of Nairobi in general receives sufficient sun shine and if it is well utilized, a lot of

energy can be saved.

Major issues facing the world today include global warming and climate change. Solar

energy does not produce the harmful pollutants responsible for increasing the

greenhouse effect which leads to global warming. Solar energy is a sustainable, clean

source of energy that can be used for solar electricity, solar heating, solar cooling and

solar lighting. In the study areas, solar energy can be used in lighting and heating

water to complement energy supplied by Kenya Power.

Table 6 Sanitation in zones 3, 4 and 5



48

Sources of sanitation (zones 3, 4 & 5)

Valid Percent

Valid CCN Mains 89.9

Septic Tanks 10.1

Conservancy Tanks .0

Latrines .0

Total 100.0

Some of the areas in these zones are served by the main council sewer lines while

others are not sewered. Almost 90 % of the residents in this study area use the City

Council‘s main sewer line while the rest use septic tanks.

If properly designed, constructed and maintained, septic tank systems can provide

long-term, effective treatment of household wastewater. A malfunctioning system can

contaminate groundwater that might be a source of drinking water thus leading to

environmental pollution and a health hazard to those depending on that water.

Septic tanks should be inspected regularly and the tank exhausted when necessary.

Water should be used efficiently and household hazardous waste should not be

disposed of in sinks and toilets. The more water a household conserves, the less water

enters the septic tank system. Efficient water use can improve the operation of a septic

tank system and reduce the risk of failure.

Other alternatives for wastewater management are also recommended. Particularly

suitable are on-site wastewater treatment systems that allow re-use and recycling of

water.

Table 7 Blocked sewer in zones 3, 4 and 5

Blocked sewers in (zones 3, 4 & 5)

Valid Percent

Valid Yes .8

No 99.1

Some times .1

Total 100.0

It was observed that from all the residents interviewed in the study area, only 0.8 %

had experienced blocked sewers. During field work carried out during this study, there

was no blocked or leaking sewer observed.



49

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

Solid waste disposal in zones (3, 4 & 5)

Valid Percent

Valid CCN Services 5.6

Private Contractors 94.4

Incinerator .0

Total 100.0

Residents from this study area highly depend on private contractors for their solid

waste disposal, with only 5.6% using the CCN services. It was not clear if these

private contractors are licensed by NEMA for solid waste collection and

transportation. Environmental Management and Coordination (Waste Management)

Regulations, 2006 states that any person whose activities generate waste should also

ensure that waste is transferred by a licensed person and disposed of in a designated

waste disposal facility. It is recommended that recycling and reuse of waste should be

given priority; waste should also be segregated at source to make recycling easy. A

sheltered temporary waste storage facility should be available in all residential

developments for waste storage before it is collected by the contracted company.



50

3.4 Economic Sector

3.4.1 Overview

The interaction among local, national and global economic, political and technological

processes has given rise to a continuum of a variety of ideological strands that have

influenced the economic growth and development strategies of the country within which the

urbanization of Nairobi has been taking place since the colonial period up to the present. The

conception of urbanization and the role of cities in the above context have been changing

rapidly in the developed countries and less rapidly in developing countries. In developing

countries it is viewed more of the concentration of population and horizontal spread with

meager infrastructure and services and less emphasis on the economic basis of urbanization

and integration with national development process, while in developed countries economic

consideration, and adequacy of infrastructure service provision and integration with national

and global development processes are critical. This has determined whether there are

deliberate local and national strategy initiatives to create a favourable environment for urban

economic growth and development manifested in localized public infrastructure and services,

planning and efficient transport systems or not.

In the developed countries there has been a paradigm shift from the traditional role of the

provision of infrastructure and services to that of promoting employment generation capacity

of cities, city economic growth, and investment friendly policies to enable the development

of an economic niche or comparative advantage of cities. Cities are therefore positioning

themselves as engines of national economic growth or creators of national wealth and

employment and constantly restructuring to fit within the changing economic, political and

technological age. It is characterized by neo-liberalism, globalization, climate change, urban

age, environmental consciousness, democracy and decentralization. Indeed cities are

important centres of production, distribution, exchange, innovations, consumption, import

and export, financial hubs and liberation.

Economic activities of cities have undergone transformation from pre-industrial, industrial

and post industrial modes of production (more information processing activities within the

urban economy) driven by technological revolution. The economic system of cities provides

the medium through which the city institutional set up and its citizens make a living through

resource mobilization, employment and wealth creation. The composition of a city‘s

economic base determines the diversity of economic activities, occupations, access to

employment opportunities, economic security and high quality of life. This takes place within

the national economic policies hinged on development ideologies whose spatial

manifestations are the resultant built forms having a variety of functions. These are either

specialized or mixed in character depending on the efforts of governance towards national

integration. Some of them occur along the road network inform of ribbon development, while

others are concentrated in particular planned areas (nodes).



51

The section then comprises of introduction, macroeconomic policy framework within which

urbanization has been taking place, economic sectors of the City of Nairobi, and earnings

from various economic sectors of the City, employment, finance, and distribution of income,

devolved funds from Local Authority Transfer Funds, cost of living, and the challenges of

economic growth in the area.

3.4.2 Economic contributions of Cities to National Development

Cities besides being important areas of facilitating economic growth, increased productivity,

providing diverse economic opportunities, and rising incomes in developing and developed

countries, are also storage centre of the highest concentration of capital wealth for countries.

Due to growing differentiated demand, cities offer opportunities for quick return on

investments for a variety of economic activities both products and services. The importance

of cities to the global and national economic development has gone beyond the transport

costs and internal economies as advantages to encompass external effects, spillovers and

external economies of scale. The latter factors have continuously become primary due to

rapid urbanization, industrialization, technological progress and national economic

development.

The external effects that play key roles in the economic contribution of cities to the national

development process are characterized a long several dimensions. Characterizations along

the dimensions help to distinguish development among productivity gains arising from

specialization, those arising from transaction costs, and complementarities in production,

those arising from education, knowledge, and mimicking and those arising simply from the

proximity to large numbers of other economic actors. The above potential can only be

realized in the context of quality public infrastructure, cheap reliable power, reliable adequate

water and sanitation, efficient public transport systems, and telecommunications.

Infrastructure and services have an influence on land values and hence the distribution of land

uses or activity patterns in the area of study. Value of land in urban areas is a measure of

potential wealth of a city from which revenue is raised from rates, and also the basis of land

speculation. It has been noted the land values of this some of the study area are very high and

attracted a lot of investment demand from developers. Though some residents desire to own

property in this area, the majority of developers are viewing investment opportunities arising

from the land values, growing number of middle and upper class segments of society from

exchange value rather than use value.

The attraction of activity patterns in the study area represent therefore three forms of

economic wealth namely, the ongoing daily activities of services and production, capital

formation in the form of building and construction and finally the already created stock of

wealth in physical assets such as roads, water and sanitation systems, residential buildings,

office and commercial, warehouse and institutional buildings. Capital formation is done by

both private and public sector in both housing and infrastructure provision and maintenance

dominantly by public sector.



52

However, external diseconomies may lead to adverse effects and limit the potential of

economic opportunities inherent in the study area. This could arise due to high costs of

property (housing cost, rental), and transport costs as a result of scarcity of public transport.

3.4.3 Favourable Factors

The productivity of the city of Nairobi is function of national conditions and institutions

particularly stable macroeconomic framework besides political, administrative, and legal.

Stable macro policy environment focuses on positive real interest rates, low inflation, stable

exchange rates, and high velocity of money circulation in the economy, adequate revenue

mobilization, employment generation, and rapid sustained rise in economic growth. The

above requires robust policies on distribution to spread the benefits of improved economic

performance as mentioned above. The above is complemented by adequate provision of

localized public infrastructure and services such as roads, water and sanitation, power and

organized public transport system. Speculation in the real property market has continuously

led to unrealistic building demands and high property values.

3.4.3 Economic Base of the City of Nairobi

Economic base of the city comprises the flow of economic activities for supporting needs of

the people and sunken wealth or fixed asset wealth. The flow activities are captured mostly in

the statistical abstracts, and to a small extent the fixed assets. The fixed asset form of wealth

includes values of land, built up structures, and infrastructure facilities in addition to the

construction and building sector. The classification of economic activities in the City of

Nairobi are; agriculture and forestry, mining and quarrying, manufacturing, electricity and

water, building and construction, wholesale and retail, restaurants and hotels, transport and

communications, finance, insurance, real estate and business services and community, social

and personal services respectively. They are indicated using numbers as in the table starting

with primary activities. The first two are not found in area of study except the link of mining

and quarrying to the building and construction sector.

Table 1-0 Employment Trends within the City of Nairobi

Category/Year 1991 1995 2000 2005 2008

Agriculture and Forestry 12081 6772 7420 9695 8548

Mining and Quarrying 1393 911 283 358 316

Manufacturing 66482 73687 77138 81296 87998

Electricity and Water 7383 9055 9523 12061 10635

Building and Construction 36772 38560 39545 41969 44599

Wholesale, retail and Hotels 46432 52324 57735 63537 70898

Transport and Communications 27712 29873 29620 31927 37599

Finance, Insurance, real estate & Business services 41226 40709 42957 43322 45399

Community, Social and Personal services 134896 148202 159179 169424 182,196

Sources: GoK, Statistical Abstracts & Economic Surveys



53

The relevant economic activities for the study area are from electricity and water to

community and social and personal services. Employment within the range of activities

specified has been growing over the years but not at the rate of labour force growth within the

City of Nairobi. Another source of employment within the City Council is the informal sector

whose employment has grown from 251,100 persons in 1991, to 998,900 persons in 2000 and

finally to 1,943,300 persons in 2008. This has surpassed the formal sector employment with

the City of Nairobi by 4.6 times. Nairobi is thus a City of self employment rather than

government formal sector employment creation. The above implies creating the required

enabling policy environment for enhanced role of both formal private and informal sector

role in the generation of employment opportunities. Informal sector employment activities

include, manufacturing; building and construction; wholesale, retail trade, hotel and

restaurants; transport and communication and community, social and personal services.

The earnings from the above economic activities are as indicated in the table below and has

been growing from 1991 to 2008.

Table 1-2 Earnings in Nairobi in 000s

Category/Year 1991 1995 2000 2005 2008

Agriculture and Forestry 226.4 2879.2 367.4 1882000 3852700

Mining and Quarrying 44.6 97.9 15.4 79000 142400

Manufacturing 3,216.3 5666.5 6079.1 31137100 3966200

Electricity and Water 499.8 979.7 2764.4 14158900 4793300

Building and Construction 1268.8 1845.1 465.6 3284600 20101400

Wholesale, retail and Hotels 2639 5181 2342.1 11996400 31954700

Transport and Communications 1651 3184.4 3541.1 18137300 16946400

Finance, Insurance, real estate & Business services 3731 5284.1 8253.8 42275600 2046200

Community, Social and Personal services 5205.1 16939.5 11370.8 5824100 82118300

Source: GoK, Statistical Abstracts & Economic Surveys

3.4.5 Distribution of Wage employment/Income Categories

Distribution of income or wage employment in the city has no definite income categories that

relate to the housing situation as a number of them have to be merged to bring out the desired

outcome for planning purposes. There has been a change as to the start of the lowest level of

wage employment from 1984, 1992, 1995, to 2001. The corresponding start and end of wage

employment categories is as follows, less than 215<6000 from 1984-1991 with nine income

categories, >1000<6000 from 1992-1994 with six income categories, >2000<30,000 from

1995-2006 with nine income categories and finally >4,000<30,000 with nine income

categories. These have to be merged to establish relevant categories for utilization for

planning purposes. It however, reflects the changing of value of the Kenyan shilling over the

years. This classification does not however form a useful basis of guiding planning decisions

with respect to housing, and transportation because it does not reflect the actual situation of

the cost of housing in the study area whether rental or purchased. Main focus is on the



54

income category above Kshs 30,000 which does not tell much as to the relevant income for

the study area a part from the low income workers that fall below.

The area is characterized by poverty levels of up to about 21.3 percent of the population, and

youth unemployment rate. This has been due to slow growth of the economy, slow growth of

formal sector employment and the requirements of previous work experience. They also

display low entrepreneurial skills and are unable to access loans due to lack of collateral and

perceived credit unworthiness. Though ICT is available in some of the centres, it is not

widely integrated to other sectors limiting the potential of employment creation. Increasing

cost of living has affected the most vulnerable groups. The area also displays high inequality

than any other part of the City, with the concentration of the high income categories

translated in residential social spatial differentiation. It is evidenced by Loresho, Kiuna,

Spring Valley, Kitisuru, Lavington, and Thompson in relation to the informal settlements

found within and those surrounding the planning areas.

3.4.6 Building and Construction Sector

The aggregate wealth of an urban area is reflected in a variety of ways. These are the flow of

wealth on a daily and monthly basis and the stock of wealth in physical assets emanating

from the building and the construction sector in private and public sector. During the process

of construction there is a whole system of activities that link to various parts of the economy

leading to immense contribution to the immediate and local economy, City and the national

economy. Facilities management of both public and private building and infrastructure is the

end of employment point of building and construction sector whose employment contribution

is to the immediate planning zones. This is aimed at guarantying the flow of commercial and

other services from the physical structures supported by localized public infrastructure and

services.

The entire built and non built environment falls into the field of activity of planning and

construction whose value to the economy may be considered to be high as 20% of GDP in

developing countries. Its importance relates to the definition adopted. Using narrow

definition of onsite activity, it contributes around 5% to GDP and the broader definition

including quarrying of construction raw materials, manufacture of building materials, sales of

construction products and various associated professional services hence a greater

contribution to the economy. It includes land, property and facilities management, which

points to the concentration of wealth in the planning zone in form of flow and fixed wealth.

In essence it encompasses planning, producing the living and working environment and

managing the same to guarantee the required services.

The expected contribution of building and construction sector is immense due to the pressure

of development of housing, commercial, office, and institutional spaces supported by

expansion of localized public infrastructure and services such as widening of water and

sewerage systems, roads among others. The growth is propelled by demand arising from a

population has graduated into high income category, availability of advances from

commercial banks, the economic recovery in the country, drop in interest rates, the stability



55

of the Kenyan shilling against major world currencies, and government expenditure on roads

and housing. The indicators of the performance of this sector are value or volume of cement

consumption, value of building plans approved, growing expenditure on roads and public

housing, and the employment in the building and construction sector. All the above have been

increasing and it is expected that this will contribute to the local economy in the planning

area. It will translate into commercial and office space built up for employment opportunities

that benefit the entire City residents. Value of approved building plans in Nairobi is as

indicated in the table below.

Table 1-3 Value of Building Plans Completed By CCN-M Kshs

City/Year 2000 2001 2002 2003 2004 2005 2006 2007 2008

Nairobi 6,601.3 4,343.6 6,311.5 8,076.2 11,851.9 23,842.2 21,142.9 59,765.1 52,073.0

Others 3,374.1 5,774.8 4295.9 13,945.6 23,110.8 13,804.9 5,816.7 7,322.7 17,248.7

Total 9975.4 10118.4 10607.4 22021.8 34962.7 37647.1 26959.6 67087.8 69321.7

Sources: GoK, Statistical Abstracts & Economic Surveys

Increasing cost of construction besides the rise in land values where a place like westland the

price per acre is 200m is beginning to halt the process of rapid construction for provision of

apartments. Purchasing of finishes products of the construction sector in this area is also

facing difficulties due to the high interest rates implying that even mortgage rates have

escalated increasing the cost of finance. This is attributable to unstable macroeconomic

environment of rapid depreciation of the Kenya shilling against major foreign currencies,

rising fuel prices, and high commodity price levels.

3.4.7 Investment Finance

Finance is seen from the perspective of ongoing construction by both private sector and

public sector and the expected financial sources for the proposed developments. Currently

investment finance is from both formal and informal sources. The formal sources are

advances from commercial banks due to favourable interest rates from 2004 onwards,

remittances from the Diaspora, cooperative loans, personal savings and government financing

of housing and road construction. Informal sources of finance are attributed the probability of

money laundering that cannot be easily monitored by the government and is mainly black

financial market that sanctifies the money through investment in real estate. However, the

rising interest rates, fuel costs and cost of construction has slowed down advances from banks

to finance investments and depressed the property market. Whereas interest rates and

mortgage rates have shot up saving rates have remained the same, and coupled with the high

cost of living, savings are also low.

The proposals made in the plan require financing by the central government, City Council of

Nairobi, and private sector. This implies that the revenues expected from the planning area be



56

collected to the maximum and reforms in the revenue collection focusing on improved site

value to raise money, planning gain, and partnerships.

3.4.8 Distribution of Existing Economic Zones or Employment Zones

Land uses, development forms and operational functions are affected by a number of trends

including economic, climate, technological, political, consumer demographic, policy

directions (City of London Commercial Policy Review;2007) physical and social cultural.

The above has influenced the development of commercial/employment places within the City

of Nairobi and particularly the relevant zones within which the planning action is being

undertaken. Zone three has two main economic employment zones namely highridge centre,

and westlands spreading up to Museum road. Minor commercial areas are found within City

Park estate. A lot of growth is however taking place in the Westlands node growing towards

museum and a long Parklands road. They provide a variety of commercial, office and service

functions which employ a number of people. This attracts traffic using different modes for

various purposes.

Highridge node is also expanding, offers a variety of services and attracts traffic using

different modes of transport to get access to services. It constitutes an important cultural and

historical meeting place for the Asian Community in Kenya, who is closely associated with it.

Some commercial services are also provided by the informal business found in certain places

long road reserves and empty spaces. The distribution of commercial zones in zone 3 is fairly

good and they require reinforcement to offer more employment and services to the increasing

population in the area. From Westland down to Museum roundabout on Chiromo road is fully

occupied by commercial developments posing the challenge of accessing to and out of the

highway.

Zone four has a number of employment commercial areas that have been planned. These

include the extension of Westland into Zone four, Caledonia, Hurlingham, Yaya Centre,

Valley Arcade, Adams Arcade and Kasuku Centre. There has also emerged a ribbon or strip

of commercial and employment areas along major transport corridors within these zones such

as Wayiaki Way up to AACC, Argwings Kodek road, and Ngong Road. In the absence of slip

roads for acceleration and de-acceleration, this leads to slow down of movement along the

roads mentioned increasing costs to everyone. It makes operation in these areas inefficient.

The Larger Kileleshwa area in spite of recent increase in the number of residents has no

designated commercial node except Kasuku centre constrained in expansion and cannot meet

the increased demand. Residents have to go to Westlands, City Centre or Hurlingham

contributing mobility problems within the area manifested by congestion.

The spaces fronting transport corridors within the area have motor vehicle shows for selling.

The entrepreneurs of motor vehicle shows import the vehicles mostly from Japan for sale.

Motor vehicle shows are common on Ngong and Argwings Kodheck roads among others.

The zone suffers from the sprawling of commercial scattered spots permitted through change

of user. This tends to undermine the potential growth of planned commercial nodes further

worsening the traffic flow along where the commercial spots occur.



57

In zone five commercial nodes appear to be inadequate for the vast area particularly the upper

parts of Loresho, and Spring Valley. The available commercial nodes it is observed have

stagnated particularly Loresho and Spring Valley. In the lower part of Zone five is found

Lavington shopping centre which has stagnated in growth thereby not attractive for the

commercial needs of the residents. This has been worsened with increasing population in

Lavington and the surrounding areas. The commercial/ employment nodes will require

revitalization to enhance access to service as a way of reducing trips to the City centre and

Westlands for commercial services. Map 1 shows the distribution of employment/commercial

nodes.

3.4.9 Analysis

Economic activities in the study area are distributed in various zones with different intensity

of concentration. Zones three and four have a concentration of economic activity spaces in

form of formal and informal commercial and light industry compared to zones five, six,

thirteen and twenty. The growth and spread of commercial spaces or nodes in this study area

is form of either ribbon and nucleated at a point or a concentration.

Critical economic issues worth noting in the study area are increasing demand for location of

commercial, offices and rising residential density. The increased demand is due to improved

economic performance in the last 7 years. Another factor is the sky rocketing land values in a

liberalized economic environment that has attracted intense speculation. Increased land

values have further been enhanced by availability of localized public services such as water

and sanitation, power, roads and security. The rise in land values coupled with high interest

rate spread has created an opportunity for investment from diverse financial sources both

formal and informal. While the high interest rates have provided Banks with an opportunity

to make money, through intense marketing developers have used the opportunity to get

development finance and set their margins of profitability. The pure exchange value focuses

on the magnitude of the rate of return on investments. This has led to pressure for increased

plot ratios beyond what is provided currently. The demand for increased density is felt across

all the sectors both residential, office and commercial development. The critical issue is the

rate of return on real property investment within the study area and the duration taken. It is

known that investors want make money as quickly as possible in most cases pay their loans

within the shortest time possible, and make supernormal returns from their investments.

Accommodation of the increased demand for office, commercial and residential development

provides a challenge to the city planning authorities of how to intervene and ensure diverse

demands of Nairobi residents are met. The above has a link to the building and construction

sector, maintenance and operation of buildings that has greater multiplier effects to the

economy.

In some open spaces and along the roads there is also the growth of informal sector economic

activities serving a category of those employed in the study area as servants, and gardening.

Some of the activities take the form of small scale enterprises such as carpentry, metal

fabrication, and garages with spare part stores. The small scale enterprise activities as well as



58

the informal are linked to the formal economy particularly the building and construction as

well as wholesale and retail trade.

In some nodes within the study area there are stagnated centres. The emergence of nodes in

undesignated centres besides the low level of services in certain nodes accounts for the

stagnation of some of the nodes in the study area as elaborated below. In the designation of

nodes in various places of the city, there has been no level of services and employment the

node are designed to provide and their linkages to the higher order node, which is the Central

Business District. Other commercial developments have been taking place along the roads in

form of ribbon development constraining the growth of the planned commercial nodes.

The economic characterization of the spaces within the study area has therefore

manifestations noted as follows; overspill of commercial developments in un designated

places inform ribbon and concentrated developments. This has resulted into a number of

challenges such as provision of parking, difficulties of transport junction operations.

Moreover, the emerging nodes do not fit within a hierarchy of planned nodes within the city

council of Nairobi and their expected contributions. The nodes are not properly linked with a

clear road hierarchy as well as nodes hierarchy associated with service variety.

Linked to the above is the pressure of commercial and residential development beyond the

allowable planning controls in the City Council of Nairobi as aforementioned. This presents a

challenge as well as an opportunity to the city Council of Nairobi. With limited alternatives

for investments within the Nairobi Metropolitan area, the challenge of harnessing the

pressure as an opportunity calls for expansion in infrastructure capacity, and reorganization

of transport system of the entire City of Nairobi towards mass transport. Other manifestations

include growth of informal business spaces, stagnated growth of some planned commercial

nodes, and growing unemployment due to high labour force growth of the City of Nairobi.

This is reinforced by evidence from the national statistics on employment particularly of

Nairobi illustrating the slow growth in formal sector employment while the informal sector

employment has been growing rapidly.

Economic opportunities in study area include location of internal agencies and diplomatic

offices hence employment generation, high land values also is a form economic base for the

Council from which improved site rating can be applied to raise development finance. There

is also availability of designated commercial zones, informal commercial areas and others

that have arisen which are magnets for locating activities and enhancing employment. Areas

where commercial nodes are inadequate give the opportunity of designating more

commercial nodes of various levels and their proper linkage for employment generation and

easy access by the community. Presence of informal sector activities implies proper planning

and design of informal trading spaces for such activities. Certain services provided now

through supermarkets like fresh produce is inadequate in some areas there is complete lack of

it. The fresh produce markets help to make the commercial areas popular and vibrant and can

be accessed by categories of income and provide a variety of fresh produce than the

supermarkets.



59

Approach of provision of commercial areas was based on the population threshold as per the

1973 Metropolitan Growth Strategy, which provided for decentralization of investments from

the Central Business District to secondary commercial zones, and finally to neighbourhood

zones as had earlier been applied in the 1948 Master plan. In localization of the plan policies,

there is no clear hierarchy of commercial nodes applied, and besides there is a tendency of

the overspill of commercial zones outside the planned commercial zone areas through change

of user applications. Detailed information on the hierarchy of services, common services, and

employment expected as well as the total space for commercial purposes at each level of

service has not been undertaken. Availability of such information enhances the planning and

regulation of employment areas in these zones and improves on the accuracy of employment

to be generated in relation to space needs.

3.4.10 Challenges

Inadequate information systems regarding the size of each commercial area, types of

activities, total floor space, floor space per activity types, employment generated in

each node, demand and supply analysis, and projection of demand

Stagnated growth of some centres which have remained small and no variety of

commercial services

Employment area planning in terms of commercial nodes lacks a clear hierarchy and

related linkages in form of transport and service hierarchy

Sprawl of informal business activities that are poorly designed and constructed

causing blight in the area

Inadequate distribution of commercial nodes in Zones 4, and 5

Inadequate parking

No light industry zone that can serve the building and construction sector as well as

recycling of waste (metal, carpentry, among others)

Difficult to track the numbers of approved building plans, their value, the completed

ones so as to assess the economic contribution of the building industry in terms of

capital formation, employment generated and new activities added.

Inadequate services in certain zones particularly of fresh produce markets that is not

adequately met by the provisions in the super markets and accessibility

Limited integration of ICT to other sectors of the economy in the area



60

3.5 Finance and Investment

3.5.1 Overview

The City of Nairobi started as a railway camp in 1899 and soon became a centre of

communication, administration and commerce. It grew in size and function to become the

major metropolis in Eastern Africa. It became a City by Royal Charter in 1952. The City of

Nairobi is a local authority established under the Local Government Act, Cap. 265. The City

started as a railway camp in 1899 and soon became a centre of communication,

administration and commerce. It grew in size and function to become the major metropolis in

Eastern Africa. It became a City by Royal Charter in 1952.

The Local Government Act (Cap. 265) mandates the City Council of Nairobi to provide a

variety of public services and facilities in response to the expressed needs of people residing

within its area of jurisdiction. Currently, among other services, the city council:-

Controls and regulates the conduct and location of businesses through licensing

Provides and maintains public facilities e.g. markets, bus park, slaughter-house,

township roads, stadium, social halls and other sporting and recreational grounds

Provides public services e.g. conservancy, street lighting, housing, primary and

nursery school education, registration of women and youth groups, burial of the

destitute, national celebrations, sports, public health awareness,

owns and manages estates comprising housing units of various sizes

has a Fire Brigade and an Ambulance Service

enforces physical planning: survey and land use planning and control

The city council is a body corporate and has the legal capacity to enter into financing

arrangements, including borrowing, with other individuals or organisations to raise funds for

enhancing the variety, coverage and quality of the services it renders to its residents. A

number of laws have been made to enable local authorities, including the city council,

exercise the right to raise revenue from a wide variety of sources. *Paul Smoke (1994) p. 78.

The statutes which define the basic sources of revenue for a local authority include the Local

Government Act (LGA) Cap. 265 of 1977 as amended in 1988, the Rating Act, the Valuation

for Rating Act, the Agriculture Act, the Water Act, the Road Maintenance Levy Act and the

Local Authority Transfer Fund Act of 1998. The city council also receives grants from the

national government to support operations generally or to support specific government

programmes at the local level.



61

Table 1: Outline of Sources of development revenue for the City Council

Transfers from Central Government Local own revenues Other Sources

LATF Plot rents, Land rates & CILR Loans

Road Maintenance fuel levy. SBPs & other regulatory fees. Grants.

Constituency Development Fund User charges Loans / borrowing

Economic Stimulus Programme Fund Investment income Donations &

Contributions

Women Enterprise Development Fund Surplus revenue/renewals reserves Sub-contracting

Youth Enterprise Development Fund - Privatization

Constituency Bursary Fund - Public Private

Partnerships

National HIV AIDS Control (Global)

Fund

- -

School Bursaries Fund - -

3.5.2 Intergovernmental Fiscal Transfers

An Intergovernmental Fiscal Transfer System is an arrangement providing for sharing of the

national tax revenue to the central and local governments. In Kenya, under the Local

Authorities Transfer Fund (LATF) Act, local authorities receive 5% of the gross income tax

revenue collected by the central government. Fiscal transfers of general tax revenue from the

central government to the city council are currently in form of:

a) A general management support Local Authority Transfer Fund (LATF) grant whose

objective is enable the council equip itself appropriately, reduce its liabilities,

maintain its stock of assets and pay for its operations.

b) An earmarked Roads Maintenance Levy Fund (RMLF) grant for access roads

maintenance.

The amounts of LATF and RMLF grants have been increasing annually and these two have

become the principle and most reliable source of revenue for the council.

There are other transfers of the general tax revenue through specially created public funding

channels to finance specific services or developments at local level. Examples of such

transfers include the Constituency Development Fund (CDF), the Economic Stimulus

Programme (ESP), the Women Enterprise Development Fund, the Youth Enterprise

Development Fund, the Constituency Bursary Fund, etc. that supports activities and projects

with potential to stimulate or revitalize and sustain national social and economic growth.

Table x showing allocations meant for use in Nairobi over the years 2006/07 to 2008/09 by



62

only two of such funds may serve as a pointer to the magnitude of other public development

funds available in the city area outside the council‘s budget.

Table 2: Example-Allocations from CDF & ESP Funds: 2005/06 to 2009/10

Constituency

Westlands Dagoretti Langata Others Total

Kshs

Million

Kshs

Million

Kshs

Million

Kshs

Million Kshs

Million

Constituency Development Fund

2005 /06 27.26 28.63 28.87 145.41 230.16

2006 /07 37.77 39.66 39.81 201.44 318.68

2007 / 08 38.00 39.90 40.10 202.68 320.68

Economic Stimulus Programme

Fund

2010 /11 for markets 10.42 9.93 10.00 41.42 72.09

About Kshs. 300Million is availed annually through the CDF to finance development projects

in Nairobi. Another Kshs. 72Million was allocated in 2010/11 for construction / renovation of

eight (8) markets for the City Council under the Economic Stimulus Programme (ESP),

implemented through the Ministry of Local Government.

3.5.3 Ranking of Revenue Sources

The following table shows the Councils revenue sources ranked in the order of their average

annual yields over the three financial years 2006/2007 to 2008/2009.

Table 3: Ranking of Main Sources of Revenue

Revenue Sources

2006/07

Yield

Kshs.

(Million

2007/08

Yield

Kshs.

(Million

2008/09

Yield

Kshs.

(Million)

Average

Yield

Kshs.

(Million)

% of

Total

Revenue

Central Government Grants

Local Authority Transfer Fund (LATF)

Roads Maintenance Levy Fund (RMLF)

1. Sub- total

1,350.40

500.50

1,850.90

1,531.80

740.70

2,272.50

1,708.70

1,141.70

2,850.40

1,530.30

794.30

2,324.60

18.9%

9.8%

28.8%



63

Land rates

Contribution in lieu of rates

(Private) property rates

2. Sub-total

User charges

Motor vehicles parking fees & fines

Market Fees

House rents

Water &Sewerage charges

Cesses

Others

3. Sub-total

4. Single business licenses / permits

101.80

1,888.10

1,989.90

575.30

187.70

95.80

191.80

-

1,085.60

2,136.20

666.80

150.00

1,719.20

1,869.20

634.20

325.00

-

-

-

2,165.40

3,124.60

771.50

40.00

1,773.60

1,813.60

941.00

167.10

537.70

201.70

134.80

2,093.80

4,075.70

832.20

97.27

1,793.63

1,890.90

716.83

226.60

211.17

131.17

44.80

1,781.6

3,112.17

756.83

1.2%

22.2%

23.4%

8.9%

2.8%

2.6%

1.6%

0.6%

22.0%

38.5%

9.4%

Total income 6,643.80 8,037.80 9,571.90 8,084.50 100%

About 52% of the city council‘s gross revenue derived from direct taxation of the citizen

through allocation of grants out of the national tax revenue (29%) and through collection of

local property taxes from the owners and users of land situated within the city (23%). The

other (48%) of the council‘s revenue derived from licences, permits, fines and other

compliance charges levied on businesses operating or located in the city area (9%) and from

charges paid by the users of the services or facilities supplied by the council (39%) with more

pronounced dependence parking fees, market fees and house rents.

3.5.4 Property taxes and Geo-referenced data base

Land based charges and taxes are the most important own source of revenue for the Council.

These include:

i. Unimproved site value (USV) Rates and contributions in lieu of rates levied on land

owned by private persons and government respectively in the city, and;

ii. Plot lease rents for occupation and use of public land within the city.

The Council has a rates section which is manned by staff who maintain rates registers and,

together with the city inspectorate, follow-up on rates collection. The rates registers are based



64

on its valuation rolls and both are not up to date, especially regarding capture of changes

arising from ownership, subdivision, registered use, and contact or physical address of

owners of properties.

Property taxes are levied on the owners or users of properties situated within the area of

jurisdiction of the city. Property taxes are collected in the form of land rates when levied on

private property or in form of contribution in lieu of rates (CILOR) when levied on state

property. The council however finds it easier to enforce collection of rates on private

properties than to collect CILR on state properties. The amount and timing of payment of

CILR by government against known assessments at the end of each year are generally

unpredictable.

When assessing rates income due, the law allows Nairobi City Council to apply the approved

property tax rate on either

a) the unimproved site (land only) value of properties or

b) the developed (land plus developments) value.

The city council has however continues to applied the unimproved site value rate whose

yields are much lower than the other available alternative. For instance, two adjacent

properties, of the same size and located in the same planning zone, pay the same amount of

tax even when one is not yet developed and the other is developed and more economically

rewarding.

The councils property tax registers, valuation rolls and physical planning registers are neither

linked nor simultaneously up-dated to assist it in assessments and invoicing of property taxes

due. To implement a property taxation system, up-to-date land information database that

records all the properties in a city, e.g. structure‘s location, owner, size, usage and occupancy

needs to be developed. Such a database can be integrated with data collected by classical

surveys of the area into digitized geo-referenced a maps showing all the properties identified

and their sizes, number and levels of buildings, number of occupants buildings and other

features such as roads, rivers, schools, recreational grounds, etc. Details on the map can be

stored in a Geographical Information System (GIS) for quick retrieval and provide essential

geo-data base for fixing tax rate and generating tax invoices

3.5.5 Single Business Permits

The Local Government Act, Cap.265 empowers the city council to control or regulate certain

trades, businesses, occupations and premises through issuance of licenses or permits at a fee.

Such fees, collectively referred to as ‗Single Business Permit‖ amount to the fourth most

important source of revenue for the council and raised about Kshs. 750Million (9% of total

revenue) annually over the three year period 2006/07 to 2008/09.

Single Business Permits (SBP) is a collective name for fees for licenses and permits issued in

respect of trades, businesses and occupations controlled or regulated by the council. The



65

Council has a schedule of licences fees, last revised in 2009, and with fees grouped by type of

business. Most licenses issued are for commercial activities in the categories retail, wholesale

and petty commodity traders. These categorizations are too broad to conveniently

accommodate the many different and unique characteristics of businesses in the city.

A list of permits issued in any year is all the council has for a register of businesses operating

in the city. This is unrealistic as there could be many more businesses operating without

seeking licenses. It is advisable that each LA conducts a business survey to establish a

business register as a basis for fixing levels of fees for various licenses. The register should

be updated regularly and the fee structure should be reviewed at least every two years on the

basis of costs involved in controlling or regulating particular trades and businesses.

3.5.6 User Charges

User-charges are made up of fees paid by consumers for use of services or facilities offered

by the city council and are levied on a ―pay as you use basis‖. The council has, with the

approval of the Minister enacted by-laws and passed resolutions that empower it to charge the

following fees:

Nursery / primary school fees

slaughter fees

market fees

house rents

market stall rents

hire of refuse bins

conservancy fees

vehicle parking fees

water/sanitation charges

building plan approval;

outdoor advertising charges;

mortuary and burial services; and

Property registration / survey fees

Health, immunization fees

Playgrounds, buildings stadium, and gardens hire fees

Fire brigade, Ambulance fees

Building plan approval fees, building inspection fees, survey fees, clearance certificate fees,

plot allotment fees, and a variety of application and submissions fees are compliance

enforcement charges but are sometimes collected and accounted for as part of rates income.

Revenue from user charges over the three year period 2006/07 to 2008/09 has been increasing

from Kshs. 2.1Billion in 2006/07, to Kshs. 3.1Billion in 2007/08 and to Kshs. 3.9Billion in

2008/9. In relative terms user charge income was 31% of total council revenue in 2006/07,

39% in 2007.08 and 40% in 2008/09 as shown in the following table:-



66

Table 4: User Charge Revenue Collection Trend

Service 2006/07 2007/08 2008/09

Sewerage (20%) on water bills

Rental Housing

Market fees

Vehicles parking

Others

Kshs.

(Million)

191.80

95.80

187.70

575.30

990.60

Kshs.

(Million)

-

-

325.00

634.20

2,165.40

Kshs.

(Million)

201.70

537.70

167.10

941.00

2,026.60

Total User charge revenue 2,041.20 3,124.60 3,874.10

Total Council Revenue 6,644.60 8,037.80 9,571.90

User charges as % of Total Revenue 31% 39% 40%

Each charge is expected to at least cover the cost of providing the service for which it is

made. The City Councils is therefore expected to set the user charge rates and revise them

regularly with a view to recovering the full cost of providing such services and facilities from

their respective users. There was however a complaint that the Ministry takes unusually long

to approve or decide otherwise on the council‘s proposals to revise its user charge rates.

Council officers are also of the view that some user charges, especially house rents are

ridiculously low compared to rents for similar housing in the market and that the related

administrative, conservancy and sewerage overheads are not adequately factored into the

rents charged.

Each charge is expected to at least cover the cost of providing the service for which it is

made. The City Councils is therefore expected to set the user charge rates and revise them

regularly with a view to recovering the full cost of providing such services and facilities from

their respective users. There was however a complaint that the Ministry takes unusually long

to approve or decide otherwise on the council‘s proposals to revise its user charge rates.

Vast opportunities exist for the council to enhance the percentage of user charges to total

revenue. Council officers are of the view that house rents are ridiculously low compared to

rents for similar housing in the market while the administration and charging for conservancy

and sewerage services are not properly harmonized.

3.5.7 Pricing of Urban Services

The review and approval of tariffs and fees do not take into account the effect of inflation on

the cost of providing the services. In general, the costs of providing services have tended to

rise more steeply than the growth of real revenues, a problem that stems from unrealistic

tariffs in the schedule of fees and charges. For instance, the rent for a two bedroom flat in

Woodley council estate is Ksh.4,200 per month while the rent charged by private developers



67

for similar apartments in the same estate is around Ksh.22,500 per month. The level of

parking fees for motor vehicles in the public parking slots at Westlands, Lavington and

Highridge is Ksh.140 while private parking charges are between Ksh.200 and 300 per day.

The council reviews its schedule of fees and charges every year with a view adjusting them to

reflect current costs and incomes and/or consolidating some fees to simplify administration.

But, in the case of property taxes, the council‘s valuation rolls are not updated every 10 years

as provided for in the Valuation for Rating Act. This means details on the valuation rolls are

never up-dated to reflect increases in the number and valuation of properties. This retains tax

revenue at a lower constant level than what the council would otherwise collect.

There is also a general distrust in the relationship between the city authorities and the citizens

attributed to lack of information, transparency, communication and dialogue. Most residents

do not see a clear link between paying taxes and service improvements, leading to reduced

incentives for compliance in paying taxes.

3.5.8 Public Private Partnerships (PPPs) and Privatization

Absence or inefficient delivery of certain services by the city council has encouraged private

firms or organized community groups to provide the services either as privatize businesses or

as contracted businesses through Public Private Partnership (PPPs) arrangements. The city

council has contracted private firms to manage collection and disposal of solid waste in some

residential estates. Provision of serviced public land for development and lease by private

entrepreneurs at reduced rents for a fixed term is another form PPP the city may consider.

3.5.9 Expenditure levels and trend

Expenditure of the city council is classified as follows:-

Personnel Costs comprise salaries, wages, allowances and other employment or

service benefits paid to the council‘s Councillors and administrative staff.

Operational costs comprise expenditure on activities that contribute directly to the

council‘s performance of its statutory mandate, namely satisfying the public services

needs of its residents. Personnel costs of staff posted at the market, slaughter-house,

stadium, cemetery, conservancy, roads and works sections are taken as operational for

the purposes of analyses in this report.

Maintenance (or repair) costs comprise expenditure incurred to sustain the condition

and productive capacity of capital assets which the council owns and uses for the

purposes, and in the course of providing services required by its residents. This

category of expenditure ensures sustained level and quality of services rendered.

Capital expenditure includes the cost of developing or buying new capital assets to

either replace those that are worn out or to expand the productive capacity of the

existing assets.



68

Debt Resolution is the value of payments made by the council towards reduction of its

indebtedness to long-term lenders particularly the National Housing Corporation and

the Kenya Local Government Loans Authority and to outstanding suppliers of goods

and services.

Over the three financial years 2006/07 to 2008/09 (Table 5 below) the council‘s total

expenditure was made up of personnel costs (45%), operations (13%), maintenance (4%),

investment in assets (17%) and reduction of loans and liabilities (21%).

Due to inadequacy of funds, most of the available resources were applied on personnel

emoluments, sparing very little for services provision, maintenance of capital assets and

investment for which relatively small expenditures were recorded.

Allocation of negligible amounts for maintenance and repairs of the councils‘ revenue

generating facilities such as markets, slaughterhouses, social halls, playgrounds, and school

buildings also explains the permanent run-down condition of these facilities.

The following table analyses the council‘s expenditure over the three year period 2006/07 –

2008/09:

Table7: Expenditure trend over the Period: 2006/07 - 2008/09

2006

/ 2007

2007

/ 2008

2008

/ 2009 Average

% Total to total

revenue

Kshs

Millions

Kshs

Millions

Kshs

Millions

Kshs

Millions

Actual Actual Actual Actual -

Current expenditure

Civic costs 83.80 71.90 126.60 94.10 1.2%

Personnel costs 2,894.70 3,702.70 3,951.70 3,516.37 43.5%

Operations 1,364.60 989.90 777.40 1,043.97 12.9%

Maintenance 106.00 12.70 821.60 313.43 3.9%

Total : recurrent expenditure 4,449.10 4,777.20 5,677.30 4,967.87 61.4%

Non-current expenditure

Assets acquisition 859.20 1,172.30 2,051.20 1,360.90 16.8%

Loans repayment - - 350.80 116.93 1.4%

Debts resolution-other liabilities 1,366.40 2,120.30 1,411.22 1,632.64 20.2%

Total: Non-current expenditure 2,225.60 3,292.60 3,813.22 3,110.47 0.2%

Total Expenditure 6,674.70 8,069.80 9,490.20 8,078.34

Net Operating surplus (loss) (30.10) (32.00) 81.70 6.43

Total Revenue 6,644.60 8,037.80 9,571.90 8,084.77

A condition attached to disbursement of LATF grant requires the city council to demonstrate

that it has used part of the current year‘s grant towards reduction of debts owing in order to

qualify for continued disbursement of the grants in the ensuing years. Spending about Kshs.

1.7Billion annually on debt resolution demonstrates the council‘s effort to comply with this

condition.



69

3.5.10 Capital Expenditure on LASDAP Activities

While the entire RMLF grant is applied on repair and opening up of access roads within the

city, the LATF grant received plus revenue from own local sources less estimated

expenditure on debt resolution, civic allowances, staff costs and on maintenance gives the net

operating revenue or ‗Resource Envelope‖ available to finance programmed Local Authority

Services Delivery Action Plan (LASDAP) activities. Table 6 summarizes financed by the

Resource Envelopes for the years 2006/07 to 2008/09

Table 8: Capital Expenditures- Period 2006/07 to 2008/09

2006

/ 2007

2007

/ 2008

2008

/ 2009 Average

Actual to total

revenue %

Kshs

Millions

Kshs

Millions

Kshs

Millions

Kshs

Millions

Actual Actual Actual Actual -

Debts resolution (loans, liabilities) 1,366.40 2,120.30 1,762.02 1,749.57 56.25

Access roads 442.30 716.10 1,316.40 824.93 26.52

Public (Street) lighting & traffic signals 169.40 210.40 173.59 184.46 5.93

Other capital expenditure 5.00 9.00 342.30 118.77 3.82

Purchase of new Vehicles and Equipment 76.90 80.60 54.10 70.53 2.26

Bridges, foot bridges, drainage & paving slabs 101.10 38.00 11.50 50.20 1.61

Education - schools rehabilitation/equipment - 62.70 69.90 44.20 1.42

Bus Parks & parking 27.60 - 32.90 20.17 0.65

Health 12.80 17.90 18.90 16.53 0.53

Land, premises & buildings 13.50 18.40 - 10.63 0.34

Water & Sanitation 5.10 12.50 6.30 7.97 0.26

Markets - - 16.60 5.53 0.18

Sports / recreation 5.50 - 8.80 4.77 0.15

Administrative support - 6.70 - 2.23 0.07

Total 2,225.60 3,292.60 3,813.31 3,110.50 100.00

Source of capital expenditure financing

LATF 1,350.40 1,531.80 1,708.70 1,530.30 49.20

RM Levy 500.50 740.70 1,141.70 794.30 25.54

Revenue from own sources 374.70 1,020.10 962.91 785.90 25.27

2,225.60 3,292.60 3,813.31 3,110.50 100.00

In Nairobi the Resource Envelope is divided on the basis of population among the wards of

the city and the amount is entrusted with a Ward Committee presided over by the elected

councillor for the area to oversee its use in financing implementation of activities and projects

identified and prioritized through the LASDAP process for the areas falling under the ward.

3.5.11 Budgeting and Budgetary Control

The council has adopted the Local Authorities Budget Guidelines and complies with the

recommended LASDAP formats and procedures. The budgeting process involves

determination of expected revenues which are then matched with estimated expenditure to

give an indication of whether planned operations will a revenue surplus or a net expenditure

(revenue deficit).



70

Each department prepares a budget request that is submitted to the City Treasurer who:-

a) Facilitates internal review and negotiations in consultation with the Heads of

Departments, the Council and the wishes of residents gathered through the Local

Authority Services Delivery Action Planning (LASDAP) process, and

b) Consolidates departmental budgets in one council-wide budget.

LASDAP is a local level three year rolling consultative planning process whereby the city

council mobilizes its residents to participate in annual meetings to identify and prioritize the

activities and projects that need to be undertaken to resolve their local services needs and also

contribute to realization of some overriding national policy considerations such as poverty

reduction and the needs of special interest groups.

Further, the LATF performance measures included a condition that the council prepares and

submits a revenue enhancement plan (REP) outlining the measures it plans to implement to

increase its gross revenue in the ensuing financial year so that it qualifies for continued

disbursement of the grant. It is expected that the target enhanced revenue yield should be

harmonized with revenue estimates indicated in the approved budgets although there was no

evidence that this had been done in Nairobi.

The council‘s revenue estimates are based on the preceding year‘s actual collection and

therefore indicate the amount likely to collect under existing or assumed circumstances as

opposed to the highest possible revenue the base can yield. For example, the council estimated

property taxes revenue at Kshs. 1.72Billion in 2006/07, Kshs. 2.27Billion in 2007/08 and Kshs.

1.76Billion in 2008/09 when the rate struck and valuations of properties for rating purposes

remained constant.

Analysis of variances between actual and budget performance is never done to provide a basis

for monitoring and controlling budget implementation in the course of the financial year. The

only budgetary control element in place is a vote book whose purpose is to ensure expenditure

does not exceed budget amounts. Its maintenance is however inconsistent as it is sometimes up

dated long after expenditure is incurred. Concerning the realism of composition of the budget,

analysis over the period 2006/07 to 2008/09 point to the fact that actual expenditure

significantly vary from budgeted expenditure. This is because the council spends on

unbudgeted activities and items causing relatively large negative variances as shown in the

following table:



71

Table 9: Budget Variance Analysis - Period: 2006/07 - 2008/09

2006

/ 2007

2006

/ 2007

2007

/ 2008

2007

/ 2008

2008

/ 2009

2008

/ 2009

Averag

e

budget

Varianc

e

/budget

%

Kshs

000s

Million

s

Kshs

000s

Million

s

Kshs

000s

Million

s

Kshs

000s

Million

s

Kshs

000s

Million

s

Kshs

000s

Million

s

Kshs

000s

Millions

Budget Actual Budget Actual Budget Actual Varianc

e

+ve (-

ve)

REVENUES

Central Govt. Transfers

LATF

1.38

1.35

1.53

1.53

1.73

1.71

(0.02)

-1.2%

Road Maintenance Levy

0.50

0.50

0.74

0.74

1.18

1.14

(0.01)

39.8%

Sub-total 1.88

1.85

2.27

2.27

2.91

2.85

0.03

Local revenues

Contribution in lieu of

rates

0.11

0.10

0.10

0.15

0.10

0.04

(0.01)

-5.2%

Property rates

1.72

1.89

2.27

1.72

1.76

1.77

(0.12)

-6.3%

Single Business Permits 0.78

0.67

0.72

0.77

0.53

0.83

0.08

11.8%

Market fees

0.20

0.19

0.39

0.33

0.23

0.17

(0.05)

-16.7%

Vehicle Parking

1.66

0.58

-

0.63

-

0.94

0.16

29.5%

Others -

1.37

3.25

2.17

2.15

2.97

0.37

20.5%

Sub - total: own

revenues

4.47

4.79

6.73

5.77

4.77

5.76

0.44

Total Revenues 6.35 6.64 9.00 8.04 7.68 8.08 0.41

EXPENDITURE

Civic costs 0.06

0.08

0.09

0.07

0.12

0.13

(0.01)

-8.2%

Personnel costs

2.62

2.89

4.11

3.70

4.12

3.95

0.10 2.8%

Operations

0.93

1.36

1.41

0.99

1.59

0.78

0.27

20.3%

Maintenance

0.12

0.11

0.16

0.01

1.04

0.82

0.13

28.5%

Sub-total: recurrent

exp

3.72 4.45 5.77 4.78 6.87 5.68 0.48

Recurrent surplus

(deficit)

2.62

2.19

3.23

3.26

0.81

3.90

0.08

Capital expenditures

(0.70)

(0.86)

(0.98)

(1.17)

(1.08)

(2.05)

0.44

-48.0%

Loans & Debts resolution

(0.86)

(1.37)

(1.71)

(2.12)

(1.60)

(1.76)

0.36

-332.9%

Surplus / (deficit)

1.07

(0.03)

0.54

(0.03)

(1.86)

0.08

0.73



72

The council rarely collect enough funds to enable it implement its budgets fully. Its

operations more often than not result in revenue deficits even when corresponding budgets

reflect surpluses.

Even when the council‘s budget appears equitable in terms of in terms of resources allocation, at

budget implementation, most of the available funds are used on the most pressing demands,

particularly personnel emoluments, sparing very little or none at all for operations, maintenance

and investment. This explains existence of a relatively small actual to budget variance on

personnel costs and significant adverse variances occasioned by non-implementation of most of

the budgeted operations and maintenance activities. Annually, the council fails to implement 20

to 30 percent of its budgeted maintenance and operations activities due inadequate funding.

3.5.12 Financial Records and Reports

NCC has a comprehensive set of financial rules and regulations whose primary attention is on

accountability for proper use of the public funds at the council‘s disposal are spent properly.

It maintains:

a) A record of all its financial transactions including receipts and payments

b) Vote control books to direct use of available resource to budgeted purposes only

c) Cash flow statement and schedules of creditors and of debtors annually as supporting

schedules to budgets or annual financial statements.

These records are maintained more to facilitate end of year statutory reporting than for

providing a basis for continuous monitoring and evaluation of the council‘s financial

performance.

Information contained in the financial statements provide information that is useful for

evaluating the council‘s ability to finance its activities, ability to meet its liabilities and other

financial commitments and its performance in terms of service costs, efficiency and

accomplishment and accountability to the public.

Timely preparation and publication of annual financial reports of the preceding year is one of

the conditions to be fulfilled for the council to qualify for allocation of LATF Grant in the

ensuing year. For this reason the council has had all its annual abstracts of accounts prepared

and audited within statutory deadlines. However the quality of the reports has been wanting

as they have always attracted a qualified audit opinion for lack of credible valuations for its

assets and liabilities. The council needs to:

a) verify the nature, size, location and use and valuations of all its assets

b) develop a fixed assets register, and

c) confirm or reconcile the amounts of all its long and short tem liabilities



73

The council has not yet fully computerized its operations. It is since 2007 installing a

computerized accounting and financial reporting programme through adoption of the Local

Authority Integrated Financial Operational and Management System (LAIFOMS), an

accounting software being developed by the KLGRP to address the unique accounting and

other information needs of local authorities in Kenya. The council should ensure

implementation of all accounting modules of the programme.

3.5.13 Performance Contracts

The LATF performance measures have included a requirement for the council to prepare and

submit a revenue enhancement plan (REP) outlining measures to be taken to increase its

gross revenue in the ensuing financial year. Ideally, the targeted enhanced revenue yield

should be based on the approved budgets but there was no evidence of efforts to harmonise

the contents of the two documents.

Performance targets for Councils and senior council officers are rarely based on the approved

budgets, which form the basis of operations of all councils. Councillors and council officers

take implementation of budgets more casually than striving to fulfil targets set in

performance contracts.

Performance contracts for councils and senior council officers should as far as possible be

harmonized and implemented simultaneously with budgets. All sanctions and conditions

applicable to fulfilments of performance contracts should apply to implementation of

approved budgets.



74

3.6 Land Values

3.6.1 Overview

Land is a composite good and the price paid for a piece of land reflects its various

characteristics. These characteristics are not only related to infrastructure but also to its

location. The set of location specific characteristics are tied to the parcel of land on which a

development stands.

Theory explains the price of land as 'pure space with accessibility' but the price of any parcel

of land as directly observed incorporates the values of all the location specific characteristics

with which it is endowed. Plots of urban land turn out on close examination to be seething

with these location specific and valuable characteristics which are in sum so valuable that

typically the market price of any plot is dominated by them rather than by its value as space

with accessibility.

Land values in the upmarket areas of Nairobi Metropolitan City have been rising with

changes in Physical planning policies. The study areas are upmarket residential places in the

boundaries of Nairobi City. Through adoption of various policies by the Local Authority,

land values have since been escalating. Through such policies, proprietors are able to develop

more residential units in a plot for sale thereby generating super-profits

The study is aimed at dissecting the various aspects of land use planning and policies and the

resultant effect on Land values in Old Western Nairobi and the adjacent areas.

3.6.2 Land Use Planning

Planning is expected to guide and control the location of development rather than limit the

supply of developable land. When land use regulations involve some form of growth

management control, this raises development values since supply is relative to demand.

The study focuses on the following areas:-

i. General landscape of land values

The areas of study have experienced an upward increase in land values that has come hand in

hand with reduction of plot sizes to address rise in demand.

However the demand in these areas has not been met making land values escalate

continuously in the face of constant supply of land within a given estate and the ever

increasing demand.

ii. New developments



75

There has been active development of land and related infrastructure in Old Western Nairobi

and the surrounding areas under study. These range from mainly commercial, offices and

residential e.g. the Nakumatt Junction, the Office Park Riverside, Geothermal Development

Company Office Block – Riverside. Sankara Hotel in Westlands, Riara Road apartments,

Kileleshwa N.H.C apartments, Othaya Villas and the Northern By – Pass among others.

Generally, these developments have greatly impacted on the land values of these areas. This

calls for a need to incorporate a proper land use planning of Gigiri and Muthaiga North. This

will aid in harmonisation of development and pioneer a better management of development in

the area.

iii. The valuation roll

The valuation roll acts as a record of property values in a certain region. With the resultant

increase of land values in the study areas; a new and more efficient record needs to be put in

place to capture the changes which have taken place over time.

iv. Planning and valuation department

The planning department reports any changes on the ground either through sub – divisions of

plots, new buildings etc. This information is of vital importance to the valuation department

as well in order to update its records. There is however a disconnect between the two

departments with each working independently. A valuation surveyor can be incorporated to

advice on the importance of mixing and complementing land uses in a single controlled area

of planning e.g. a shopping mall in a residential estate. This will build on the goal towards a

better development management. Therefore, there should be a co-ordination between the two

departments to achieve Valuation best practices thereby giving up to-date information that is

relevant and useful.

v. the legal framework

There is a challenge in the legal framework in relation to the following:-

The life of the Valuation Roll

The current life of the Valuation Roll is 10 years. But this has been frequently extended and it

is now 30 years since the last review. This was prepared in 1982 about 20 years ago and it has

not been revised since then. However a Valuation Roll was prepared in 2001 but this was

shelved due to a public outcry due to the supposedly high values which would have meant

higher Rates tax payment. Many changes have occurred in terms of property values in the

study area.

Here-below is a representative table showing a comparison of land values as per the 1982

Valuation Roll and the subsequent Supplementary Rolls based on the main Roll, the 2001

Roll that was shelved and the estimated current values year 2011



76

Location Serial

No. L.R NO.s AREA U.S.V

Hectares

Acres

1982 (a)

1983 (b)

1993 (c)

1996 (d)

2001 Roll that

was shelved

2011

Approx. Current

values

Kilimani

G/476

XX 2/55 XX 0.0410 0.1013 (a)357,500/= 2,206,000/= 25m.

G/477

XX 2/18 XX 0.3080 0.760 (a)200,000/= 15,518,000/= 85m.

Kileleshwa

G/156

XX /1

209/306

XX 0.279 0.689 (d)161,000/= 12,000,000/= 85m

G/132

XX /1

209/299

XX 0.223 0.551 (a)154,000/= 9,150,000/= 70m.

G/156

XX /1

209/1229

XX 0.278 0.686 (d)209,000/= 11,950,000/= 85m.

Lavington

J/67

XX

3734/11

XX 0.450 1.113 (a)316,000/= 10,244,000/= 120m.

J/68

XX

3734/12

XX 0.302 0.747 (a)228,000/= 6,521,000/= 80m.

J/68

XX

3734/11

XX 0.356 0.880 (a)257,000/= 7,100,500/= 85m.

Westlands

G/100

XX

1870/VI/15

XX 0.220 0.544 (a)142,500/= 11,256,000/= 120m.

G/101

XX

1870/VI/19

XX 0.2292 0.566 (a)147,000/= 11,711,000/= 120m.

However, this is not reflected in the Valuation Roll due to lack of proper structures in the

legal framework to revise the Roll when time falls due. It is therefore apparent that the City

Council does not get the appropriate revenue to meet the ever rising demand of service by the

growing population.

The above table strongly supports a review of the legal system so that life of the Valuation

Roll is reduced to less than ten (10) years.

Unimproved Value Rating vs Improved Value Rating.

The current Valuation for rating method in place is the USV. This method is applied with no

regard to the massive changes in developments and carrying capacity per plot. A 0.75 acre

plot in Kileleshwa may have 24-32 apartments while a similar plot in Lavington may have six

(6) or four (4) townhouses developed on thereon. The developments are carried out after a

change of user has been granted with a recommendation to review the rates. But this rarely

happens. Further, with no regular revisions of the Valuation Roll, this has led low revenue

base to the Local authority in terms of rates collection yet the higher densities in the demand



77

for more services in eg. Water, sewer, roads (connectivity) and social services like schools

and health clinics.

If rates were payable per apartment or per town house, the tax base would expand and the

revenue would meet the City service demands.

An example of some properties indicating the current Unimproved Site Value as compared to

Improvement Rating returns here-below:-

Plot

No.

U.S.V 1982 rate

struck at 17%

Apartments Rates per

unit

value of an

apartment

Payable Rates

per Unit

330/x 326,000 62 894/= 12,000,000 30,000

330/x 142,000 20 1,207/= 15,000,000 37,500

Note the changes in revenue using the USV and Improved method of rating.

The following strategies can be adopted:-

Amend the Rating Act to invoke use of Improved Value as a method of rating

Amend the law indicating zones where the Improved Rating method can be applied,

Amendment to show instances where the Improved Value Rating should be

selectively or not applied,

Historically, the USV has been applied to encourage development. However, the study area

has been almost comprehensively developed, hence the need to move from USV to Improved

Value Rating.

Spatial Planning & Change of use of Rateable Property

The area under study has continuously changed user from low density to high density. The

basis of valuation of the properties for rating was done before the change of user was granted.

But the proprietors continue to pay the initial rates, whereas the properties have greatly

increased in values. Yet, the Valuation Department is not updated as and when the Planning

Department grants change of user. Therefore, this creates a loophole that leads to loss of

revenue. For instance some of the properties in the study area which have undergone change

of user and where there have been one house there could be 24 to 30 apartments or more as

indicated above.

vi. the human resource capacity

There is a big challenge in the human resource capital in the local authority for purposes

of updating the Valuation Roll and/or implementing Improvement Rating as follows:-



78

Valuation Roll is prepared by qualified Registered Valuers who are gazetted by the

minister of Local Government. However, Professional members of staff are frequently

leaving for greener pastures without replacement.

There is lack of an integrated approach in the implementation of land use

management systems to the benefit of the citizens whereby maximum benefits are

derived by the property owners while the Council generates enough revenue to serve

the citizens by having integrated information flow.

There is no structured training of technical members of staff especially cartographers

and draughtsmen and the current technicians who can amend maps have learnt on the

job, hence they have some limitations as are not IT survey.

vii. the goodwill & infrastructure shared by neighbouring estates

The area under study is well serviced with good infrastructure such as roads, water,

electricity, and other social amenities. Trickle down effects have been experienced in the

neighbouring estates in terms of values whereby adjacent areas have spill over situations in

terms of development when the estates in the study area are full.

This is also reflected in terms of enjoying shorter commuting distances to focal points like

shopping centres through the roads in the estates in the study area. A good example is

Lavington West Estate that is within Kawangware but accessed through Lavington thereby

benefitting from Lavington.



79

3.7 Transportation Sector

3.7.1 Background Information

Transport is a key element in the infrastructure. It provides services essential for promoting

development. It plays a significant role in influencing the pattern of distribution of economic

activity and improving productivity. It acts as a life-line linking markets, educational and

health institutions and all other activity centres, thereby establishing and promoting urban

interactions. Urban interactions refer to the set of interrelationships, linkages and flows that

occur to integrate and bind the pattern and behavior of individual land uses, groups and

activities into the functioning entities.

In Kenyan urban areas in general and in the city of Nairobi in particular, the most important

integrating subsystem of transportation is the road or street network with the rail system

playing a minimal role. The study area constituting the Old City/Western areas of Nairobi

city has currently no railway network at all, hence the importance of road transport network.

A well planned transport system should satisfy travel demand, minimize negative impacts

and give wide options for movement of people and goods while meeting certain key

objectives, namely; safety, efficiency, speed, comfort, convenience, economy and

environmental compatibility.

Mobility, however, is undergoing constant change in terms of both volume and spatial

patterns. This is necessitated by land use and land use policy changes, population increase,

economy and development dynamics, among others. The transportation infrastructure and

indeed the whole transport system have to respond to this continual process of change. Where

bottlenecks emerge, improvement measures need to be undertaken; such measures include

traffic management, expansion of capacity, and re-design and expansion of junctions. At

certain times, where no sufficient land has been reserved, land acquisition for such kind of

improvement measures has to be undertaken.

The key challenges besetting the current transport sector as identified by the National

Integrated Transport Policy (Ministry of Transport, 2009), which obviously in great

proportion reflect the transport problems being faced in the area of study, are:

Poor quality of transport services

Inappropriate modal split

Unexploited regional role of the transport system

Transport system not fully integrated

Urban environmental pollution

Lack of an urban/rural transport policy



80

Institutional deficiencies

Inadequate human resource capacity

Lack of a vision for the transport sector

The urbanization rate in Kenya projects a rapid urbanization rate which is increasing pressure

on infrastructure and services in general and transportation in particular. During the 1989-

1999 and the 1999-2009 inter-censual periods, the rate of growth of urban population

increased from 8% in 1980s to 39.7 % in 2009 and is projected to reach over 50% by 2030.

This rapid urbanization rate is increasing pressure on infrastructure and services in general

and transportation in particular. The population of Nairobi alone has reached about 3.2

million residents with day time population of 4.5 million people (KNBS, 2008). According to

the Kenya National Bureau of Statistics (KNBS) 2009 census, Nairobi alone had a total

population of 3,138, 369, a figure which is lower than the day time population. Hence, cities

and urban areas must not only meet the mobility needs of the population residing within their

boundaries but also provide for the demand from transit and visiting traffic. This

development has not been met with commensurate growth in urban transport infrastructure

and services. Urban transport in the city is still characterized by inadequate supply of public

transport (mostly buses and matatus), a large number of cars and Heavy Goods Vehicles

(HGVs), heavy traffic congestion during peak hours, and stiff competition for limited road

space among motorists, cyclists, pedestrians and handcart (mikokoteni) users. However, those

utilizing non-motorized and intermediate means of transport (NMIMTs) such as bicycles,

motorcycles and mikokoteni, and pedestrians risk their lives for there is no appropriate

infrastructure for those modes of transport. The area of study is even much more affected in

this respect since it was planned for low density high income residential development. The

households in the study were presumed to own family automobiles and public transport

played no significant role at all. With change in land use policy in these areas, especially due

to permission of high density and intensified development, more critical look at the transport

system and its infrastructure is required.

Traffic congestion is further manifested in long queues of slow-moving vehicles and long

waiting times. Poor physical planning has led to scarcity of parking space in the Nairobi‘s

CBD and other secondary commercial centres such as Westlands. Land use planning and

change in land use policies have not been adequately integrated with transportation planning

and infrastructure development. Mechanisms have not been put in place to ensure that

transportation planning and infrastructure provision is adequately incorporated as an

important and integrated parameter at the urban planning stage rather than being a

consequential requirement. Clear examples from the study area are the newly developed

Muthaiga North and Runda estates of Nairobi city.



81

3.7.2 Institutional Context

The institutional and legal framework for the transport sector as a whole is currently not

unified under a national transport authority or urban transport authority. The sector is

governed by numerous statutes that fall under two broad categories, namely statutes affecting

all sectors of the economy and sector-specific legislation. Institutionally also, different sub-

systems and sectors of the transport system fall under different authorities, Government

ministries, departments and parastatals. The legal framework is currently not adequately able

to facilitate the effective operations of the various entities they govern and to enhance

harmony in the transport sector. Several transport parastatals operating under their specific

statutes and are also subject to the State Corporations Act. They therefore experience lack of

managerial autonomy and depend on decision-making by their respective Ministries and are

burdened with bureaucracy. The institutional framework for the transport sector is

fragmented in nature; therefore, the responsibilities of the institutions that govern the sector

sometimes overlap with conflicts resulting in the process.

The responsibility for Roads Infrastructure, which constitutes the greatest component of the

urban transport system, is vested in the Ministry of Roads. With the enactment of the Kenya

Roads Act 2007, three new Road Agencies have been established namely: the Kenya

National Highways Authority (KeNHA) responsible for Class A, B and C roads; Kenya Rural

Roads Authority (KeRRA) responsible for Class D, E and other roads and Kenya Urban

Roads Authority (KURA) responsible for urban roads. The Kenya Roads Board (KRB) was

established by an Act of Parliament in 1999 with the mandate of, among others, managing the

road maintenance levy fund and other funds for road maintenance. It is now responsible for

financing the maintenance of roads and undertaking technical audits.

At policy level, the Ministry of transport is responsible for whole transport sector constituting

all modes of travel, four major ones for passengers and bulk freight being rail, road, maritime

and air. The Ministry of Local Government under which the Local Authorities operate play

key role in the sector, especially in urban transport planning and infrastructure provision and

transportation services management. The role the City Council of Nairobi in transportation

infrastructure and services planning, provision and management is critical.

The rail transport system is governed by the Kenya Railways Corporation (KRC). However,

the mode is yet to make significant role in the movement of people and goods in Nairobi city.

In fact, this mode currently does not serve the area of study at all.

It is clear therefore that the sector has unclear management responsibility, uncoordinated

transport infrastructure and inappropriate planning mechanism for development and

maintenance. The current structure of governance for the transport sector is not equipped to

deal with the problems of urban transport; the structure does not provide for the right co-

ordination mechanisms to deal with urban transport. It may therefore be necessary for the

Government to set up a unified Metropolitan Transport Authority to facilitate more

coordinated planning and implementation of urban transport programs and projects and an

integrated management of urban transport systems.



82

Policy

Level

Regulation &

Infrastructure

Provision

Service Providers

Figure 1: The general institutional and legal framework structure

3.7.3 Justification Why this Area Requires a new Transportation Strategy

Urbanisation in Kenya has been developing rapidly since independence. During the

Ministry of

Transport

Ministry Of

Roads

Ministry of

Local

Government

Ministry of

Nairobi

Metropolitan

Development

Transport

Licensing

Board

(TLB)

Parastatals,

Corporations,

and Govt

Departments

Kenya

Roads

Agencies:

KeNHA,

KeRRA,

KURA

Kenya

Roads

Board

(KRB)

Local

Authorities

e.g. City

Council of

Nairobi

(CCN)

Transport Providers

The Government of Kenya (GoK)

Local

Authorities

within the

Metropolis

( ??)



83

1969-1989 and the 1989-1999 inter-censual periods, the rate of growth of urban population

increased from 8 % in 1980s to over 34 % in 2003 and is projected to reach over 50% by

2020 and over 60% by 2030. The population of Nairobi city alone has grown over the years

at much higher rate than all the urban areas in Kenya. According to the Kenya National

Bureau of Statistics (KNBS) 2009 census, Nairobi had a total population of 3,138, 369. This

is close to the earlier projection of about 3.2 million residents (2009), with a day time

population of 4.5 million people. This has resulted in increasing pressure on infrastructure

and transport services. If this trend continues, it is estimated that the Nairobi Metropolitan

region will have a population of 8 million by the year 2012 and 14million by the year 2030

(GoK, 2008) exerting even much pressure on the Nairobi‘s urban infrastructure and transport

system. The area of study is has absorbed a lot of this expanding population of Nairobi city.

Land use density is another factor that has continued to influence performance of the

transport system of the city, especially the part of the city under study. This is because the

study area has experience tremendous changes in land use and development control policies,

especially for residential development. This area has witnessed many land use changes in

from residential to commercial (majority of which as office building) and mixed land uses.

Former residential areas have been converted to commercial use and office buildings; there

are also cases of big commercial buildings such as super markets and multi storey office

blocks with shopping malls at the ground floor. These land use changes have been taking

place against a backdrop of no significant changes in the transport system and infrastructure

serving these areas. It must be noted that these areas have been hither to only low density

residential areas with a transport system and infrastructure designed for only that level of

population. Yet the area has witnessed increased densification through construction of high-

rise buildings for residential and commercial purposes through the approved land use changes

in 2000, 2001, 2002, and 2003. With reference to the transportation system, it is noted that

land use changes have also occurred along the main transport corridors within the study area,

including along Ngong road, Waiyaki way, Kiambu road and Nairobi-Thika highway

resulting into heavy traffic generation and congestion. Consequently, the traffic diverts to

escape route from traffic congestion and jam into the study area causing snarl up in the area.

Historically, the bigger part of the study area was segregated as European zones during the

colonial period; in the post –independence era the former European zones are now the zones

for the high income areas with infrastructure and mobility for the private car. With the kind

of land use and population mix and the rate of increase of car ownership, there is need to

establish the transportation issues arising and determine the extent to which the transport

system this area in no longer sustainable and incapable of providing efficient, cost effective,

reliable, safe, secure, integrated and all inclusive mobility as envisioned for the city and the

country by the National Integrated Transport policy. This study is therefore useful in

assessing the transport situation in the area with a view to developing an integrated transport

strategy for the area.

This study is therefore timely because it will comprehensively evaluate the transport

problems in the study area in the context of the whole city and in the context of the Nairobi



84

Metropolitan region; it will then make proposals for improved transportation in the study area

and prepare transportation plan whose implementation will form part of the effort to attain the

ideals of Vision 2030.

3.7.4 The Historical Development of Transportation Sector in Nairobi and The Study Area

The study area, the Old City/Western areas, are an important part of Nairobi city. The City of

Nairobi owes its birth and growth to the Kenya-Uganda railway. The railhead reached

Nairobi in May 1899 ―enroute‖ to the present day Kisumu, In 1907, Nairobi was made the

capital of Kenya and later, in 1950, became a city. The Nairobi Municipal Committee

Regulations of 1960 defined the initial boundaries for the then Nairobi town. Nairobi‘s

functions have developed and expanded such that today it has achieved an overwhelming

dominance in the political, social, cultural and economic life of the people of Kenya and the

whole of the Eastern Africa region.

The evolution of transport in Nairobi is closely linked to its colonial and post colonial history

and its political, social, economic and geographical interactions. Colonialism and its political

legacy have had major negative and positive effects on the modern transport policies of, and

much of the development of post-independence transport systems in East Africa. Urban land

use development portrays a classic example of colonial influence. For example, street layout,

residential location, CBD location, racial residential separation and architectural peculiarities

portray colonial and alien planning concepts. These concepts have inevitably influenced the

urban transport system.

During the colonial period, the configuration of urban centres in Nairobi was essentially

tripartite in character with Europeans, Asians and Africans occupying different residential

zones and making contacts mainly on official and business matters. Within this configuration,

the residential areas of the Europeans, which were sited on the low density and better side of

the urban centre were well-served with communication and transportation facilities. The

facilities also suited the socio-economic status of the population residing in this area. The

households were of high income and owned personal family automobiles for transportation.

Therefore, they were relatively trouble free in terms of movement problems. Obviously there

were no need for urban public transport system in this area and facilities for the same were

not necessary. Moreover, the facilities were also suited for serving low-density development

area and small household sizes. Typically, the earliest urban form pattern in 1920s Nairobi

was dominated by a major trunk road commencing from the CBD to the upland with a spur to

industrial area.

Meanwhile, the African residential areas were left to develop away from the major trunk

road. These accommodated the vast majority of the East African urban population and were

characterized by poor transport. The continuous flow of rural migrants into these residential

areas accentuated their already high residential density levels, which were incessantly

increasing.



85

Characteristically, however, this growth in the population of the Africans did not immediately

manifest itself in many additional journeys from their residential zones to other parts of the

urban centres, since most migrants confined themselves within their residential locations

close to the CBD and industrial zones. Sustenance revolved around activities within their

residential areas and use of non-motorized means of transport, especially moving on foot or

on newly bought bicycles, leaving the more established members working further away to

commute daily. This state of affairs partly accounted for the relatively trouble free movement

of people during the colonial period and the generally lower demand for transport services

then.

Motorized public transport commenced operations in the 1930s with only a few buses, which

were just enough to serve the existing population‘s transport demand. Moreover, most

African residential areas were within walking distance to the CBD, therefore walking was a

predominant mode for the Africans. The need for transport services increased as urbanization

expanded and the number of well to do Africans increased. Within the African residential

zones, motorization levels slowly increased as Africans hired and bought vans mainly to

bring foodstuff from the rural areas to feed the growing population. This led to an emergence

of informal public transport services within these areas and these became very common as

African residential areas grew and travel demand increased. It is during this period that

matatus emerged, especially in the 1950s, when they were mainly used in transporting

residents of Afrian neighborhoods to the nearby rural villages. The word ‗matatu‘ is derived

from the local term ―mang‘otore matatu‖ meaning thirty cents which was the standard fare

charged then (Aduwo, 1990; Obudho, 1988). By 1928, Nairobi city was the most motor-

ridden urban centre in the world proportionately to its European population. This high private

vehicle ownership contributed to the early thinning out of many urban centres in East Africa.

It also presented one of the major transportation problems of the day; other problems being

how to improve road access to the industrial area, and how to accommodate the increasing

motorization which was mainly focused or centred towards the CBD (Obudho, 1992).

Towards independence in 1963, deterioration in the infrastructural facilities began. This was

partly due to the gradual running down of the colonial investment in Kenya, increasing urban

population, and the scarcity of resources in general. As independence approached, more and

more Africans were assimilated into the roles and functions being left vacant by the departing

colonialists. There soon emerged elitist groups who developed values and aspirations so

similar to those of previous colonialists. They aspired, for example, for car ownership while

in the case of some civil servants and private sector employees this was further encouraged

through the provision of loans to assist in motor vehicle purchases. This period saw a further

increase in car ownership levels with a growth rate level of between 8 and 18 per annum

during the period 1960-1970. The Nairobi Metropolitan Growth Strategy Report estimated

that the household car ownership in Nairobi was 0.36 vehicles per household, with each

household generating 6.85 trips (AMV, 1974). The same study showed that 47.2% of the trips

were through non-motorized transport trips, 39.1% through private vehicle and 13.7%

through public transport.



86

The resultant post-independence movement patterns together with the additional travel

demands generated mainly by an increased migration from rural areas exerted pressure on the

urban form and its infrastructure, which was ill-equipped to serve them. A major problem has

been the centralization of activities in the CBD, which by 1980s was estimated to employ

over 75% of commuters. This area has for a long time been a victim of numerous traffic

problems, more so due to lack of space even within its vicinity (Obudho, 1997).

The post-independence period also witnessed a relaxation (not by design) of traffic

regulations, parking restrictions, and land-use control. Therefore, within a few years after

independence much of the previously formalized land-use urban pattern previously

superimposed on the original settlement structure was eroded (Obudho, 1997).

Since the 1970s, a large proportion of the low income transport users live further away from

the CBD, partly due to such factors as introduction of such housing schemes as the site and

service schemes and the general policy of demolishing squatter settlements near the CBD to

give way to other developments (Obudho and Aduwo 1989b; Obudho and Mhalanga 1988).

Apparently, neighbourhoods that were specifically for African settlement and located away

from the CBD are now part of the outer core. Numerous other neighbourhoods have sprung

up in far off places and developed into congested settlements with hundreds of thousands of

residents. Nairobi has also expanded to include peri-urban settlements and suburbs, which are

today undergoing most rapid rates of expansion. This expansion has seen the coming up of

many residential areas/estates in the city area as well as densification of mixed development,

such as the case in most of the areas of zones 3, 4 and 5 of the Old city/Western study area.

This expansion, however, has been unmatched by a similar expansion in the communication

and transport facilities and services.

An indication of the transport services provided by the formal transport operators can be seen

from the following: in Nairobi, the number grew from 4,983 in 1988 to 5,769 in 1991. Given

this level of service provided by the main transport enterprises, the population resorts to

informal transport or to walking—unless they have bicycles ( 1-2%) or they have access to

private vehicles (which are very few) or to transport provided by employers (which also very

few have). In 1987, 20% of the total daily trips were by informal, 30% walked (ILO, 1991).

Given these indications, the importance of re-looking at the transport system cannot be

overemphasized. The hitherto predominantly low density residential areas (such as study

zones 3, 4 and 5) of Old city/Western study area have since become predominantly high

density development areas due to change in development control and land use policies

resulting in high density and intensification of land uses. The policy changes were preceded

by the policy of the Government in the 1980s to sell low density public residential lots then

occupied by civil servants and the public officers. The majority of those who bought the

public lot began a redevelopment process for high density land uses. Mixed land use came in

place of predominantly residential development. The use of private cars by the rapidly

increasing number of households and resident population on same the same transportation

facilities and infrastructure (in terms of sizes, design and capacity) has increasing

compounded transportation problems (such congestion, road crashes/accidents infrastructure



87

deterioration and system inefficiency). These problems have affected almost all the study,

even as more and more traffic also divert from their main routes to seek escape routes

through these zones to their destinations.

The urban transport system in the area of study is exclusively road transport system. There

are significant differences in the relative age of the road sector legal framework and

legislation. The various legal texts represent different stages in official thinking on road

management and financing. The oldest (the Public Roads and Roads of Access Act) reflects

the assumption that roads are public goods managed and financed by the central government

from general tax revenue. The Local Government Act, Cap 265, of 1986(1978) also vests the

powers of managing urban roads with the Nairobi City Council, while the Street Adoption

Act, Cap 406, allows the participation of the private sector in road financing in partnership

with the Council. In 1984, the Public Roads Toll Act introduced alternative revenue sources

for roads by mandating collection of toll revenue by public officers. In 1993, the Road

Maintenance Levy Fund Act gave statutory recognition to the need for a direct link between

road use and pricing through the introduction of the fuel levy. However, this does not take

into account the externalities generated from increased motorization. The Kenya Roads Board

Act of 1999 introduced the concept that private sector road users must have a direct say in

how the monies they pay is utilized on roads. Even with the introduction of the fuel levy and

Kenya Roads Board, the collected revenues are inadequate to meet the infrastructure backlog

of rehabilitation and maintenance of existing roads in the country and within local authorities.

Finances for new road construction and capacity expansion are therefore not available from

the current legal regime in the country. Another challenge posed by inadequacy of the legal

regime in infrastructure financing is scarcity of financing non-motorized infrastructure and

public transport infrastructure. In the phased development of the legislation, relationships

between old and new provisions were not considered and repeal provisions were not always

considered. This contributes to uncertainties in definition of roles, and is not conducive to an

alternative investment environment.

Railway infrastructure and transport service is regulated by the Kenya Railway Corporation

Act Cap 397 {1986 (1979)}. Any private use of the railway by other service providers is

prohibited by the Act, section 19, besides the construction and maintenance of railway

infrastructure.

Within the City Council, the Local Government Act allows for either the provision of public

transport by the Council or through an agreement with a private provider of the service. The

evolution of the Matatu as a form of urban transport through a presidential decree in the

1970s was and has been illegal. There was no agreement between the Council and the

individual operators of Matatus. This also applies to the introduction of the railway commuter

service.

Regulation of transport service is done through the Traffic Act, Cap 403 [1993 (1988)], and

the Transport Licensing Act, Cap 404 [1979 (1962)]. The laws and regulations prohibit

driving under the influence of alcohol and drugs (section 44/45 of Cap 403), emission of

smoke and spark (regulation 27 of Cap 403), maximum driving not more than hours 8 per



88

day, within a twenty four hour period (Section 66A Cap 403), and eye sight issues (driver

must be able to identify motor vehicle plate at a distance of 25 meters away {section 31(i)

(c)}, and finally issues of speed limits are also given (section 42 of Cap 403). The

enforcement of the above has rather been arbitrary and not consistent due to paucity of

measurement tools.

It is imperative therefore to note that that any lasting solution that will revolutionize the urban

transport system for efficient urban and national development must take into consideration

these gaps and problems in the urban transport supply, of which the policy and legal

framework is a critical component. The other relevant legal provisions and statutes for the

transport sector include: The Land Control Act Cap 295, Physical Planning Act Cap 286,

Local authority by laws, Government Land Act Cap 280, Trust Lands Act Cap 288 These

Acts are relevant particularly with respect to land acquisition for the public purpose of

expanding infrastructure; this has not been provided in the legal statutes for the management

of infrastructure. Kenya Railways Corporation has an advantage because the Kenya Railway

Corporations Act allows it to acquire and manage the land. The diversity in and wide range of

road sector related statutes and statutory instruments, government‘s circulars, local authority

bylaws and policies pose a potential for duplication, contradiction and conflict (Transport

Policy, 2009).

A look at the institutional and legal framework reveals a number of issues arising. Many of

the sector-specific laws are outdated and require urgent review to facilitate the effective

operations of the entities they govern and to enhance harmony in the transport sector. Several

transport parastatals are operating under their specific statutes and are also subject to the State

Corporations Act. They therefore experience lack of managerial autonomy and depend on

decision-making by their respective Ministries and are burdened with bureaucracy.

Relevant laws governing transport will require amendment while substantial privatization

needs to be considered for some of the transport parastatals. It is the concern of the

Government over the fragmented nature of the legal and institutional framework for the

transport sector that, with regard to road transport, for instance, it considered that the

establishment of the Kenya Roads Board in 2000 and the enacted the Kenya Roads Act in

2007 which established the Kenya National Highways Authority (KeNHA), the Kenya Urban

Roads Authority (KURA) and the Kenya Rural Roads Authority (KeRRA) in an attempt to

improve the legal and institutional framework for road development and maintenance.

3.7.5 The Planning Area in Context

The study area, the Old city/Western areas of Nairobi, constitutes the zones 3, 4 and 5. The

total area of the three zones is approximately 40,000 hectares. These zones fall within what is

currently known as Westlands constituency and Westlands District of Nairobi city within the

Nairobi Metropolitan region.

The zones 3, 4 and 5 constitute the neighbourhoods including the following: Zone 3 -

Parklands, City Park Estate and Westlands (which includes the Westlands CBD area and the



89

Museum Hill area); zone 4 - Lower Spring Valley, Riverside Drive, Kileleshwa, Kilimani,

Thompson and Woodley/Ngong Road; and zone 4 - Upper Spring Valley, Kyuna, Loresho

and Lavington/Bernard Estate. The last policy intervention undertaken in 1987 in Zones 3, 4

and 5 anticipated a population target of 300,000 people. The construction industry yielded

very low performance due to the economic slump in the 1990s. However, with sustained

economic recovery and progressive growth in the beginning of the year 2000, the zones have

experienced rapid development more than ever before. The development in the area has

mainly been the high rise residential, commercial and office developments.

Major commercial and office developments and residential apartments which generate huge

traffic volumes along arterial routes have been haphazardly located within the general area

thus resulting in traffic congestion and other inconveniences such as inadequate parking,

blockage of access to individual housing, noise and air pollution. The development of high-

rise residential, commercial and office developments results in lack of privacy where these

overlook low density low-rise housing. Ribbon development is also common along main

arteries such as Ngong Road and Waiyaki Way.

The Nairobi Hill area and Westlands have increasingly grown into alternative central

business areas of Nairobi without the necessary infrastructural reconfiguration. Ngong Road,

Lenana and Argwings Kodhek Roads are rapidly growing into lineal office parks/commercial

zones with intermittent nodal and nucleic hubs of shopping malls. Kileleshwa is rapidly

growing into a high density middle class residential neighbourhood without the attendant

infrastructural upgrading.

The maps given in Figures 2 and 3 give the location of the study area within the context of

the Nairobi City and Nairobi Metropolitan Region transportation networks respectively.

The historical overview of the study area with respect to Transportation

In 1927, the colonial administration made a plan for a settler capital with the main guiding

concepts being extensive traffic regularization to match the increased land area, drainage and

swamp clearance, building and density regulation. The plan was also based on racial and

class segregation. In 1948 a master plan for the colonial capital was prepared, also based on

segregation by race and class. The main spatial structure of the plan was the establishment of

neighbourhood units for the working classes, which was segregated for purposes of

surveillance and dominance. The 1927 and 1948 plans were however never fully

implemented (realized), as the amount of capital outlay required for their implementation was

never allocated.

Within this tripartite and segregate configuration, the residential areas of the Europeans,

which were sited on the low density and better side of the urban centre were well-served with

communication and transportation facilities. The facilities also suited the socio-economic

status of the population residing in this area. The households were of high income and owned



90

personal family automobiles for transportation. Therefore, they were relatively trouble free in

terms of movement problems. Obviously there were no need for urban public transport

system in this area and facilities for the same were not necessary. Moreover, the facilities

suited for serving low-density development area and small household sizes were provided.

This is particularly true for the study area zones 3, 4 and 5.

In 1973, the Metropolitan Growth Strategy (MGS) was prepared by the Nairobi Urban Study

Group and funded by the Nairobi City Council (NCC), the Kenya Government, the World

Bank and the United Nations. The Metropolitan growth Strategy was not fully implemented

due to inadequacy of resources. However, it formed the basis of investment in development

of various forms of infrastructure facilities and services. The study area zones 3, 4 and 5 were

all planned for low density residential areas with secondary and neighbourhood commercial

centres to serve the neighbourhoods with low population. Their roads planned and provided

for these zones were for movement of vehicles into and within the low density residential

areas,

Typically, the roads provided for the transport system in the study area were narrow, of

narrow road reserves and were 2-lane 2-way traffic roads. They were of almost one

hierarchical level. No sufficient road reserve space for expansion was left. They were

facilities meant for private car with no bus stops for public transport and no integration with

facilities for non-motorized and intermediate modes of transport (NMIMT) such as pedestrian

paths/walkways and cycle paths.

Following the 1973 Metropolitan Growth Strategy Plan, the City Council prepared a local

zoning plan for the entire city, showing a total of 20 zones which has formed the basis of

development, guidance, facilitation and control. The study zones 3, 4, and 5 are part of these

20 zones,

The last development policy intervention undertaken in 1987 in Zones 3, 4 and 5 anticipated

a population target of 300,000 people. This intervention allowed more relaxed development

control and change of user policies. There has therefore been sustained intensification and

high density development, with many more development applications for the same pouring

in. With economic recovery and progressive growth in the beginning of the year 2000, the

zones have experienced rapid development more than ever before. Yet the transportation

facilities and infrastructure service have by and large remained the same. There has not been

any attempt even to provide suitable facilities and bus stops for public transport system in the

study area, despite the increasing mixed land use and socio-economic characteristics of the

population in the area.

Following the completion of the study on Master Plan for Urban Transport in the Nairobi

Metropolitan Area (NUTRANS) funded by the Government of Kenya, Ministry of Roads and

the Japanese International Cooperation Agency (JICA) carried out by Katahira and Engineers

International in 2006, the Government through the Kenya Urban Roads Transport Authority

(KURA) and the Ministry of Nairobi Metropolitan Development has embarked on

development of the missing road links in the area of study. The construction of three of those



91

roads are underway, namely; the Waiyaki way – Red-Hill link, the UNEP – Ruaka road –

Runda road link and the Lenana road – James Gichuru road link, among others. This

development should make trips wit in the study area zones shorter due do both length of the

routes and the alleviation of congestion. Of interest for the study area also is the development

of the eastern by-pass from JKIA, across Nairobi-Thika highway through the area of study to

Limuru road, leading traffic to Naivasha road.

3.7.6 Spatial Analysis of Transportation System of the Planning Area

The Missing road links in spatial analysis

The study on Master Plan for Urban Transport in the Nairobi Metropolitan Area

(NUTRANS) (Katahira and Engineers International, 2006) identified several missing road

links within the Nairobi Metropolitan region, a number of which are found in the study area.

The missing links 3, 6 and 7, namely, the Turbo road - Lenana road – Kileleshwa ring road –

James Gichuru road links from study zone 4 to zone 5. The construction of the Missing Links

No.3, 6, and 7 is currently underway to connect each separated residential zones and to form

a western part of urban radial and circumferential network system which will increase

accessibility for mitigating traffic congestions.

The other missing road links identified in the study are Missing Links No. 15a, 15b and 15c

from Westlands to Gigiri (within the study zones 3 and 13 and 20B). The Missing Link No.

15a and 15b are under construction while No.15c through Karura Forest will begin after

agreement with the forest authorities is reached. It should, however, be noted that this area is

of difficult and inflexible terrain with a lot of construction constraints, including the Karura

forest. The other missing links being constructed are the UNEP Avenue – Ruaka road –

Kiambu road under passing the Eastern by-pass (in the study zone 13). The other missing

road link under construction is in Parklands (study zone 3).

The Eastern by-pass from Jomo Kenyatta Airport, across Nairobi-Thika highway at Ruiru

passes through the study area zone 13; its completion is however equally important for the

zones 3, 4 and 5 for it will provide efficient traffic connection to other areas outside the study

area.

The completion of the construction of these missing road links to design, fully integrated with

NMIMT facilities, will give some relief to this rapidly developing study area. A transect

survey revealed, however, that the road reserves for the links 3, 6 and 7 are still narrow and it

remains to be seen whether the roads will be fully integrated with NMIMT facilities.

The storm water drainage in spatial analysis

In the transect survey and during the stakeholders forum discussions, it was found that storm

water drainage is a critical problem on the usability of roads in the study area. Drainage

systems are blocked making surface water run-offs to over flow the roads hampering traffic

flow. Maintenance of the drainage system seems to be a problem compromising the



92

efficiency of the functionality of the roads during rains. This also leads to erosion and quick

deterioration of the roads and streets. This always results in poor environmental quality.

During the stakeholders‘ forum, a numbers of examples were given where the drainage

systems are a problem. The widely acknowledged example, however, was the Waiyaki way.

Spatial analysis of congestion and quality of road transportation system

Narrow roads and reserves

A transect survey of the transport network of the road transport system revealed that all the

roads of the study area, with exception of only the Waiyaki way, were narrow with narrow

road reserves, posing a stringent constraint to any form of expansion of the roads in the area

unless good partnerships are built with the residents and lot owners and their associations to

contribute land. This is due to the fact that this is an already built-up and fully developed

area. The other option is conditional approval of development proposals in a strategic

manner.

All the roads in the study area, with exception of the Waiyaki way, are not only narrow but

also 2-lane two-way traffic roads. This increases the occurrences of bottles necks and road

crashes and accidents.

Inadequate integration of the roads with NMMIT and public transport system

All the roads in the study area and/or abutting the study area, with exception of Ngong road,

Waiyaki Way and perhaps Limuru road which has recently developed with narrow walkways,

have all not been integrated with NMIMT and public transport facilities. Cycle and footpaths

and walks are absent. NMIMTs share the same travel way with motorized vehicles. Given the

different speed capacities, NMIMTs slow down motorized traffic, gradually increasing

density, reducing flow and resulting in congestion and traffic jam. This sharing of the travel

way between the motorized traffic and NMIMTs also results in road crashes and accidents as

a result of conflicts among the mixed traffic.

Although most of the roads are being plied by public service vehicles, they are narrow and

have no designated public service vehicle bus stops, only narrow/small makeshift bus stops

are utilized by PSVs. The PSVs thus stop right on the road thereby blocking other traffic that

is moving through to their destinations. This is again a serious cause of congestion and

system inefficiency.

Bottlenecks at junctions

In the study area, both the residential neighbourhoods and commercial centres are structured

with a grid system of road network. The grid network, though good for residential

neighbourhoods, experiences junction dysfunctions as the rate of motorization increases. The

direct linkage of the grid neighbourhoods to various transport corridors or primary roads

creates a lot of unnecessary intersections that interfere with traffic flow, therefore reducing



93

the efficient flow of traffic on arterial roads and other heavy traffic roads. The junctions in

the study area are increasing becoming bottlenecks as traffic volumes traversing these roads

increase. These may necessitate the redesign of these junctions.

Measuring traffic congestion

The volume to capacity (V/C) ratio was used to establish the congestion levels on the various

key roads in the study area. In order to compute the V/C ratio, the assigned volumes on the

road network was divided by the capacity of the corresponding road links. Based on the

analysis and computation of the V/C ratio, the road transport system performance has been

evaluated to determine occurrence of congestion. The results for the year 2010 for a subset of

links in the study area are given in Table 1(as derived from traffic volumes in Appendix 1).

Table 1: The volume/capacity (V/C) ratio congestion measure

Road Name V/Ratio 2010 System operation performance

Ngong Road 4.79 Congested; over capacity

Chiromo Road 2.71 Congested; over capacity

Limuru Road /Muthaiga Road 1.98 Congested; over capacity

Kiambu Road 0.46 Uncongested; below capacity

Waiyaki Way 3.62 Congested; over capacity

Parklands Road 4.42 Congested; over capacity

James Gichuru road 1.98 Congested; over capacity

Lower kabete road 1.29 Congested; over capacity

Arghwsings kodhek 2.75 Congested; over capacity

Chiromo road 2.71 Congested; over capacity

Naivasha road 4.37 Congested; over capacity

Forest Road 8.83 Congested; over capacity

The results for 2010 indicate that majority of the roads under analysis in the study area and

the neighbouring roads were operating above capacity meaning they were experiencing

congestion. The Forest road, neighbouring the study area presents the worst case with a V/C

ratio of 8.83 while Kiambu Road was operating below the capacity with a V/C ratio of 0.46.

The performance of the roads is not satisfactory at all. This means that if nothing is done

about the congestion situation in the study area, the congestion levels are set to continue

rising to unmanageable levels resulting in gridlock.

Diversion of traffic from the congested roads such as Naivasha road, Ngong road, Waiyaki

road and Thika road into the roads within the study area such as James Gichuru road,

Argwings Kodhek road and others (in study zones 3, 4 and 5) and into Ruaka and Runda

roads (in study zones 6, 13 and 20B) are not making matters any better. The trend is only

transferring the congestion being experienced in the city‘s central business district (CBD) and

the neighbouring congested primary distributor roads and highways to the roads in the study

area.



94

3.7.7 Trip Generation in the Planning Area in the City Context

The trip generation modeling makes use of land use and socioeconomic data such as

population, household size, household income, employment, school/college enrolment, and

developed commercial or industrial land area to determine the number of trips produced by

and attracted to analysis zones. The socio economic data is projected into the future based on

existing growth rates derived from census data. The quantities of the trips produced and

attracted to each zone are taken as symmetrical meaning that the total trips attracted should

equal the total trips produced (where fully constrained modeling is used). The explanation for

this is that the basic requirement for travel is produced at one end of the trip, typically the

home, and is then attracted to a particular zone which will meet the purpose of the journey.

This step makes use of regression models or cross classification analysis. For this generation

analysis used the multiple regression models.

Land use and socio economic data required for modeling here included the traffic analysis

zones (TAZs) for the study area; these provided one of the main inputs for the model. Some

of the attributes of interest were population (age 5 years and above), number of students,

number of workers, income, car ownership among others.

Due to the time constraints, the calibration data was sourced from calibration reports of

existing transport modeling studies conducted for Nairobi (NUTRANS) by the Katahira and

Engineers International (2006) as opposed to the standard practice of primary data collection

through household travel surveys. The analysis applied coefficients from the reviewed

models to build a travel demand model which was used to analyze trip generation for the

study area. It should be clear, however, that TAZs used by NUTRANS are at variance with

the zones into which the study area is divided; while the NUTRANS zones followed

administrative boundaries (sub-locations, locations, divisions/constituency), the zones into

which the study area is divided followed closely the zones that were used by the Nairobi

Urban Growth Strategy Study of 1974. The data available from NUTRANS could therefore

not be used for refined and high level detailed analysis of the study area at zonal level; it is

only possible to aggregate the study area zones into one TAZ, Westlands, and carry out

demand modeling of the area a TAZ of the greater Nairobi city. Analysis at this global level

is less accurate but is sufficient for demand analysis purposes for the study area.

The spatial coverage of the TAZs was based on the administrative units of locations in NMR

which made up a total of 97 TAZs. Attribute data for population above the age of 5 years and

for students at school base was derived from the 2009 population census while attribute data

for the workers at office base was derived from the NUTRANS report. All attribute data was

collected at the administrative unit level of sub locations and was later aggregated to location

level for analysis. Forecasts were made to the year 2030 for the three attributes of interest.

Compounded annual growth rates (CAGR) of 3.9% for Nairobi city were used to forecast the

population to the year 2030 (Gachanja, 2011).



95

The trip generation modeling constitutes modeling trip attractions and trip distributions. The

trip productions and attractions for each TAZ were divided into four categories based on

purpose namely:

Home – trips bound for home

Work- work based trips

School- trips to school

Others- other trips such as leisure and shopping

The NUTRANS report provided the estimated linear regression trip generation model and the

parameters are shown in the Table 2 below. The coefficients were operationalised in the

modeling analysis in order to determine the tri generation for the study area and the other

zones of Nairobi city.

Table 2: Trip generation model parameters

Model type

Trip purpose Populaton5&

Above

Worker at

office base

Student at

enrolment base

R-Squared

Trip

production

Home 0.1018 1.0279 1.4670 0.9876

Work 0.5226 - - 0.9447

School 0.2131 - - 0.9402

Others 0.3102 0.1888 - 0.9477

Trip

attraction

Home 1.0317 - - 0.9718

Work - 1.0165 - 0.9922

School - - 0.9476 0.9331

Others 0.2109 0.3341 - 0.8871

Source: NUTRANS report; Katahira and Engineers International, 2006.

Using the above calibrated multiple regression model parameters, the resulting trip generation

models used to calculate the trip productions and attractions were established as given below.

Productions

· Home trip productions = (population age 5 and above*0.1018) + (Workers at office

base*1.0279)+(Student at enrolment base*1.4670) (1)

· Work trip productions = (population age 5 and above*0.0.5226) (2)

· School trip productions = (population age 5 and above*0.2131) (3)

· Others trip productions = (population age 5 and above*0.3102) + (Workers at office

base*0.1888) (4)

Attractions

· Home trip attractions = (population age 5 and above*1.0317) (5)



96

· Work trip attractions = (Workers at office base*1.0165) (6)

· School trip attractions = (Student at enrolment base*0.9476) (7)

· Others trip attractions = (population age 5 and above*0.2109) + (Workers at office

base*0.3341) (8)

The base year 2010 socio economic attributes were projected to the year 2030 and the trip

generation model was applied to the projected TAZs dataset given in Appendix 2 and the

aggregated results for productions and Attractions are given in Table 3 below.

Table 3: Trip generation in administrative areas (TAZs) in Nairobi City-2010 and 2030

Administrative unit (TAZ) 2010 2030 Productions Attractions Productions Attractions

Nairobi city divisions/TAZs Central (CBD) 1453241 1546263 2335156 2460441 Makadara 675129 695742 1334441 1364601 Kasarani 1071024 1059357 2458367 2431462 Embakasi 1827066 1799941 4571884 4556584 Pumwani 605142 607268 1298553 1294941 Westlands (study area) 767425 791212 1612532 1660458 Dagoretti 752200 753716 1724027 1731065 Kibera 694680 684631 1605129 1582373 Total Trips 7845907 7938130 16940089 17081925

The highest number of productions and attractions in Nairobi city were recorded in Embakasi

division followed by Central and Kasarani Divisions. Pumwani Division produced and

attracted the lowest number of trips. The base year production and attraction of the study area

(Westlands) are 9.8% and 10.0% respectively. It should be noted that this area of study was

planned for low density development with far less number of generated trips. The model

forecast shows that if nothing is done, the trip generation is set to rise to 1,660,458 trips. This

level of generation of trips with the transportation system and facilities currently in place, the

situation is simply unsustainable.

3.7.7 Land Use Changes and Implication on Trip Generation

A survey conducted by the study team shows the land use changes in the area of study. The

types of buildings in the study area, coming up as a result of densification of development,

are given in Tables 4.



97

Table 4: Types of building in zones 3, 4 and 5

Building type Zone Total

% within the 3

Zones % within

Zone 3

% within

Zone 4

% within

Zone 5

Bungalow 27.7 43.2 17.9 31.8

Maisonettes 42.8 51.0 38.3 45.1

Storeyed houses 4.0 1.9 14.8 5.3

Apartments/Flats 22.8 1.8 26.7 15.4

Rooms 0.8 0.1 0.9 0.5

Mix 0.3 1.8 1.1 1.0

Multi-Storey Building 0.9 0.1 0.0 0.4

Shade 0.0 0.0 0.0 0.0

Stalls 0.0 0.0 0.0 0.0

Undeveloped Plot 0.5 0.1 0.1 0.3

Under Construction 0.2 0.3 0.1

Total 100.0 100.0 100.0 100.0

The data in Tables 4 shows that these zones, which have been majorly low density residential

areas with bungalow and maisonette housing are now having low rise and high rise buildings.

The intensification/densification of development seems to be increasing in the zones 3, 4 and

5 with 20.7% storeyed houses and apartments/flats. As this trend in development continues,

trip generation within these areas are bound to continue increasing thereby exerting more

pressure and strain on the available transportation and infrastructure services.

The data on activities carried out in the buildings are given in Appendix 3. A look at the

main activities and sub-activities for which the buildings are currently being used reveals that

zones 3, 4and 5 are fast changing from being majorly residential to mixed use including

commercial and office buildings, as well as use for light industries. These activities were

previously found only at their neighbourhood commercial and shopping centres. The

implication of the increase in these socio-economic activities in these zones of the study area

is more attraction of trips by the activities.

3.7.8 Modal Split and Its Implication

Gachanja (2011) carried out modal split modeling in Flowmap (software/programme) with

data from NUTRANS and Metropolitan Rapid Transport Study (MRTS). The flow-file in

data base format (DBF) derived from the trip distribution step was used to share the person

trips into different modes. According to the NUTRANS report, the share of private car mode

was 15 percent and that of public transport was 36 percent for the base year. While in the

year 2030, the share of private mode used was 26 percent while that of public transport was

set at 30 percent. The average occupancy rates and passenger equivalent car units(PCU)

factors for the different vehicle types were derived from the MRTS report (by CES and



98

APEC engineering consultants, 2010) and are given as Table 5; the rates were used to convert

the person trips to vehicle trips.

Table 5: Average occupancy rates and PCU factors for vehicles in Nairobi

Mode Occupancy PCU (passenger car unit)

Car 2.2 1.1

Public transport 12.5 2.5

Source: MRTS report CES and APEC, 2010

Table 6 presents the number of private car trips and public transport trips that are originating

from and that are destined to the respective TAZs. The results are aggregated according to

administrative units of divisions in Nairobi city.

From the results, the largest number of private car O-D flows were recorded in Embakasi

Division followed by Central Division then third was Kasarani Division. The lowest number

of private car flows was recorded in Pumwani Division. In terms of the Public transport, the

largest flows were recorded in Embakasi Division followed by Central Division, third was

Kasarani Division. The lowest public transport flows were found in Pumwani Division.

Although the probability of trip makers using private car mode was 15 percent, it was less

than the probability of using public transport which was 36 percent. The total private car trips

stood at about 592,000 and were more than the public transport trips which totaled 570,000.

The reason for this result is that the public transport modes of transport have a higher mean

vehicle occupancy rates (12.5 person trips) than that of private car modes of transport (2.2

person trips), hence they accommodate more travelers/trips).

Table 6 shows that there are an aggregated private car trips of about 59,000 and public

transport trips of about 57,000 from Westlands. At a higher level of detail (per zone) there are

of course variations with some zones such as Runda and Spring Valley having higher

proportion of private car trips than other zones such as Parklands, Westlands centre, Gigiri

and Kilimani which have higher proportion of public transport trips.

It should be noted, however, that although aggregately the number of car trips almost

balances with the number of public transport trips for Westlands, more than five times the

number of cars are required to transport the same number of commuters moved in public

service vehicles due to the higher average capacity of public service vehicles (12.5 person

trips) compared to the low average capacity of cars (2.2 person trips). With the new policy to

introduce (through licensing) only high capacity public service vehicles which will raise the

capacity to at least 30 person trips, even less number of public service vehicles will be

required to make the same number trips. This is capable of not only appreciably reducing

congestion on the roads and neighbourhood commercial centres in these zones but also

reducing the strain and pressure on transportation facilities and infrastructure. The challenge

is to provide quality and adequate public transport facilities, vehicles and services that will be

attractive to high and middle class citizens living and/or working in these zones of study.



99

There must also be created efficient connections and accessibility to other areas of the city

and the Nairobi Metropolitan Region for efficient and convenient movement with public

transport services.

Table 6: Number of private car and public transport trips by O-D in NMR-2010

Administrative unit (TAZ) Private car trips/flows Public transport trips/flows Originating from Destined to Originating from Destined to

Nairobi city divisions/TAZs Central (CBD) 112679 115970 108172 111331 Makadara 51939 52181 49862 50093 Kasarani 81139 79452 77893 76274 Embakasi 135667 134996 130240 129596 Pumwani 45264 45545 43453 43723 Westlands (study area) 59013 59341 56653 56967 Dagoretti 55631 56529 53406 54268 Kibera 51010 51347 48970 49294

Total Trips

592343

595360

568649

571546

Source: Gachanja, KIPPRA, 2011

The household survey carried out by the study team gives the times when the majority of the

household members leave their residences as Tables 7 and 8. It is clear that the majority

(95.9%) leave between 6.00 and 8.00 hours for zones 3, 4 and 5. The time of coming or

return in the evening is peaked between 18.00 and 20.00 hours with 84.8% for zones 3, 4 and

5. This implies that with high level of car ownership (as shown in Tables 9), the peak hour

congestion and stress and strain on transport facilities in very high and is likely to continue to

increase.

Table 7: Times of Departure for the day

Time of departure/leaving origin Trips leaving for zones 3,4 and 5

Before 6.00 hours 2.1%

6.00 – 8.00 hours 95.9%

After 8.00 hours 2.0%

% Total 100.0%

Table 8: Times of Return after the day

Time of Return/coming in to origin Trips coming in: zones 3,4 and 5

Before 18.00 hours 9.7%

18.00 – 20.00 hours 84.8%

After 20.00 hours 5.5%

% Total 100.0%

The study survey shows that car ownership in the area in very high, as shown in Table 9. This

implies that, as was noted earlier in Table 6, the likelihood of one using his car for travel is

much higher. It therefore must take an effort to provide an efficient, comfortable and

convenient public transport system (with high capacity vehicles) to attract car owners.



100

Table 9: Car Ownership in the study area

Number of cars Proportion of households in car ownership: zones 3,4 and 5

0 1.0%

2 31.0%

3 40.0%

4 21.1%

5 3.5%

Above 5 11.0%

The survey data shows that the car owning households use their cars except when it is not

possible due to varying reasons such as different time of departure, travelling to different

destinations (and yet the number of cars owned is limited) or when there are problems with

the household vehicles. In these cases, the alternative modes of travel that would be used by

household members are as given in Table 10.

Table 10: Alternative modes of travel used by households in the study area

Alternative

modes of travel

%Households using the

alternative mode: zones 3, 4

and 5

%Households using the

alternative mode: zones 8,13, and

20B

Public Transport 98.5 99.8

Private Transport 0.1 0.0

Motorcycles 0.1 0.0

Company

Transport

0.8 0.2

Car Pool 0.2 0.0

Bicycle 0.2 0.0

Walk 0.1 0.0

Total 100.0 100.0

The results in Table 10 give different possibilities and strategies of handling transportation of

households in the study area. The majority obviously use one clear alternative, namely, public

transport system. There are other means of travel that can be explored and encouraged by

developing appropriate facilities and infrastructure (which is currently non-existent or poor in

state); these include facilities for pedestrians and other non-motorized transport modes. There

is also need to streamline the use of motorcycles and bicycles (boda bodas) as modes of

public transport in the city. They are currently being used informally and have been a great

concern, especially due to safety and security reasons.

The households in zones 3, 4, and 5 have explored a number of alternative means of

transport. This presents opportunities for introducing more alternatives of movement and

travel that are likely to be acceptable to the residents, including efficient public transport and

non-motorized transport for short trips.



101

3.7.9 Secondary and Neighbourhood Commercial Centres

The zones of the study area have secondary and neighbourhood commercial centres. Most of

these centres have severe land shortage problems for expanding transport facilities to

accommodate the ever increasing high volumes of traffic. Examples of such centres include

Westlands centre, Hurligham and the neighbouring Dagoretti Corner centre. There is need to

attach approval of development proposals to group surrender of land space for expanding

facilities such as roads/streets, parking silos, bottleneck junctions and road sections.

In order to improve the transport system and traffic in the area, there is need to hierarchically

develop the existing neighbourhood commercial centres and improve their functions as such.

The higher level, secondary commercial centres, should be strategically developed to cater

for a bigger catchment area in terms commercial activities, light industrial activities,

employment and services, among others. This will ensure smart land use planning where the

need to travel is reduced by developing ‗self-contained‘ secondary centres that provide all or

most of the urban services required by the catchment area. The centres should be well

distributed in the study area. The lower level (or local neighbourhood commercial) centres

should be developed to cater for the commercial and communal needs of smaller catchment

areas, namely the local neighbourhoods. This will ensure that residents of the neighbourhoods

will only travel for higher level urban services to the nearest secondary commercial centres,

hence reducing the need for travel thereby reducing trip generation rates.



102

3.8 Water and Sanitation Service Provision

3.8.1 Water Supply

The population of the study area was 166,403 (2009 census). Based on the urban change

process as explained in Part 1 of this report, the population of the study area is expected to

grow at a rate of 1.5% for the first ten (10) years and 1.2 % up to the year of 2030.

The population projections and water demand projections are shown in table 2.1 below.

Table 0-1: Population and Water demand projections for Zones 3,4,5,6,13 and 20B.

Year 2009 2010 2015 2020 2025 2030 2035

Population Growth 1.5% 1.2%

Population Projection 166,403 168,899 181,952 196,014 208,061 220,848 234,420

Gross Water Demand,

m3/day

68,392

69,418

74,782

80,562

85,513

90,768

96,347

During the 2009 census, the main source of water for the households in Westlands division is

as indicated in table 2-2 below.

Table 0-2: Number of Households by water sources in Westlands Division

Water

sources:

Pond

/Dam

Lake Stream Spring

/Well

/

Borehole

NCWSC

Network

Jabia/Rain

Harvesting

Water

Vendors

Other Total

Households 179 7 191 3,890 63,823 153 7,119 65 75,427

Percentage 0.2% 0.01% 0.25% 5.16% 84.6% 0.2% 9.44% 0.09% 100%

According to the table 2-2, 84.6% of Westlands division receive water from Nairobi City

Water and Sewerage Company (NCWSC).

The data collected in the field indicated that NCWSC covers 98% of the western areas of the

old city and 66.5% of the Gigiri and Muthaiga area. Tables 2-3 to 2-6 gives the percentage

sources of water for the zones in the study area.



103

Table 0-3: Main Sources of Water for Zone 3, 4 and 5 of the study area

Main Source of Water Supply (Zone 3,4,5) Percentage

NWSC 98.1

Boreholes 1.9

Underground Reservoir .0

Rain Water .0

Total 100.0

Table 0-4: Other sources of water in areas partially covered by the NCWSC pipelines in

Zone 3,4 and 5 of the study area

Other sources of Water (Zone 3,4,5) Percentage

NWSC 1.8

Boreholes 31.9

Shallow Wells 1.1

Underground Reservoir 8.8

Rain Water 48.5

Water Vendors 7.9

Total 100.0

From the tables it can be deduced that the area if adequately covered by the water supply

pipelines. The current supply of water is approximately 60% of the demand despite the

adequate water pipeline network.

The deficit of the water supply to meet the demand is not lack of pipeline expansion but the

water available. Athi Water services Board is well aware of the deficit and it commissioned a

consultant early 2011 to undertake feasibility study and masterplan for developing new water

sources for Nairobi and its satellite towns. The study was completed in August 2011. The

report has zoned Nairobi city into demand envelopes. According to the master plan and

feasibility study report, the project study area is under Westlands Demand Envelope.

The feasibility study and the water masterplan for the city of Nairobi give an analysis of the

current sources of water and their respective yields. From the water demand and the yield

from the available sources, the report gives the proposed potential future water sources.



104

Table 0-5: Nairobi City Water Demand Projections

Year 2010 2017 2020 2030 2035

Low Scenario 581,912 728,293 802,206 1,053,452 1,198,674

Medium Scenario 582,928 740,870 823,488 1,126,797 1,314,493

High Scenario 583,351 756,322 850,479 1,213,417 1,448,104

Source: Water Sources Options Review Report, AWSB

Tables 2-8 and 2-9 indicate the yield of the existing water sources and the proposed potential

water sources respectively.

Table 0-6: Yield of Existing Water Sources

Source Yield, m3/day

Sasumua Reservoir 57,000

Thika Dam / Chania / Ngethu system 443,200

Ruiru Reservoir 21,000

Kikuyu Springs 4,000

Ground water (Private and NCWSC Boreholes) 45,000

Total 570,200


Table 0-7: Proposed Potential New Water Sources

Source Yield,

m3/day

Implementation

Period

Remarks

Proposed Groundwater Wellfields in Kiunyu and

Ruiru

64,800 2012 - 2015

Proposed Northern

Collector – Phase I

138,240 2012 - 2016 Diversion and transfer from Irati,

Gikire and Maragua Rivers

Proposed Northern

Collector – Phase II

151,200 2017 - 2021 Diversion and transfer from South Mathioya, Hembe, Githugi and North

Mathioya Rivers

Proposed Maragua 4

Reservoir

45,972 2012 - 2018 The yield of Maragua Dam is dependent on cross basin transfer and

varies from different scenarios

Proposed Ndarugu 1

Reservoir

397,440 2021 - 2032 With Chania – Komu River Transfer

Total Potential Yield 797,472




105

The proposed new water sources will provide adequate water for the urban change process in

the study areas.

Unreliable water supply and lack of coverage by the water distribution network in some parts

of the city prompted some private individuals and organizations to drill boreholes.

A report prepared by Rural Focus Ltd and submitted to Water Resources Management

Authority (WARMA) in June 2011, records that above 2, 100 boreholes have been drilled in

Nairobi. In the area of study approximately 462 boreholes has been drilled as indicated

below:

Zone Approximate Number of Boreholes

Zone 3 136

Zone 4 226

Zone 5 100

The yield from the boreholes within the study area is not known but based on the total

recorded yields for Nairobi city, the yield is approximately 9,800 m3/day. This supplements

the water from the NCWSC.

The provision of water in the study area is comes with a lot of challenges which include but

not limited to:

Inadequate water infrastructure such as main water transmission pipelines in the some

parts of the study area.

Unreliable supply due to water shortage and frequent rationing

Low pressures in the pipelines hence insufficient water supply at the consumer point.

Approval of Development Plans without consideration of water supply service

provision at by the City Council

Unclear definition of roles in the areas of development and maintenance of water

infrastructure, management and provision of water

Uncontrolled / laxity in controlling the development of ground water (Boreholes)

3.8.2 Sanitation Provision

In the sanitation masterplan of 1973 by SWECO sewer networks and proposed wastewater

treatment site was proposed. This Masterplan took effect to 1998 when Nairobi Masterplan

for sewer, sanitation, and drainage study, carried out under the Third Nairobi Water Supply

Project, was undertaken to provide a complete record of the existing sewerage and drainage



106

facilities and to identify and propose a phased development schedule for sewerage and

drainage system up to the year 2020.

Approximately 60% of Zones 3, 4 and 5 are covered by the municipal and the remaining 40%

use either septics tanks, conservancy and pit latrines.

In the zones covered by the municipal sewer, the capacity of the existing sewerage network is

outstretched owing to high populations. Some of the area for example around Westgate area,

the sewer lines follow closely the river and that the sewage is leaking into the river. Other

areas within the study area have commercial premises build on the river and sewer lines.

The sewerage system of Nairobi City is of combined type where sewers receive both storm

water and sewage.

Based on the population and the total water demand (excluding UFW), the sewerage

generation (80% of the water demand) of the study area is as follows;

Table 0-8: Projected Sewerage Generation in the area of study of Zone 3,4,5,6 and 20B.

Year 2009 2010 2015 2020 2025 2030 2035

Population

Growth

1.5% 1.2%

Population Projection

166,403

168,899

181,952

196,014

208,061

220,848

234,420

Water

Demand,

m3/day

49,921 50,670 54,586 58,804 62,418 66,254 70,326

Sewerage

Generation,

m3/day

39,937 40,536 43,669 47,043 49,934 53,003 56,261

During the field data collection carried out, table 2-11 shows the percentage coverage of

sewerage network in the area of study.

Table 0-9: Source of Sanitation for Zone 3, 4 and 5

Type of Sanitation Percentage

CCN Mains 89.9

Septic Tanks 10.1

Conservancy .0

Latrines .0



107

Total 100.0

The 1998 Sewerage and Drainage masterplan proposed immediate implementation of trunk

sewers in Nairobi. Athi Water Services Board validated the recommendations of the

masterplan in 2009 – 2010 and awarded a contract to Bhundia Associates (BA) to prepare a

feasibility study report of the Nairobi Rivers Basin Sewerage Improvement Project.

Based on the 1998 masterplan, the validation report, Bhundia Associates recommended the

following sewerage measures in the study area:

Lot 1

- Getathuru river trunk sewer duplication – 5.4km, 825mm diameter - Getathuru river trunk sewer extension - 4km, 600mm diameter

Lot 3

- Nairobi river trunk sewer duplication – 4.3km, 750mm diameter - Kirichwa Dogo Trunk Sewer 5.8km, 675mm diameter

Apart from low area within the study area, the proposed immediate sewerage measures will

cover the study area sufficiently. The low areas will continue to use decentralised approaches

to collection and treatment of wastewater.

A decentralized approach is often employed in the management of most of the wastewater

generated in areas that will not be covered by the proposed immediate measures. These

decentralized applications include the use of septic tanks and small packaged wastewater

treatment plants e.g. the BioBox which uses the aerobic biological processes. Village market,

for instance, has a packaged plant which treats wastewater generated from the premises

before discharging into a natural wetland in the neighborhood.

In the UN Complex, there exist sewage treatment ponds where wastewater from toilets,

showers and taps is collected. There are a total of six treatment ponds within the complex.

The treatment in the ponds is through natural microbial oxidation catalyzed by the solar

energy. The last pond stores recycled water that is used for watering the UN compound.

The challenges encountered during the provision of sewerage services are as follows:

Lack of knowledge on the expansion of sewerage in area of study.

Trunk sewers in some locations of the study area closely follow the river bank and

pose a great danger of environmental pollution in case of leakages

Unclear regulation of number of storeys a developer should go vis –a –vis the sewer

connections.

Lack of appropriate technology for the residence to exercise wastewater recycling and

reuse.

Residence along the riparian area allow flow of wastewater to the rivers.



108

There are many wastewater treatment technologies that can be implemented in the area.

These includes but not limited to:

Rotating biological contactor

Small waste stabilisation ponds

Bioreactors

Pit latrines

Activated sludge system

Trickling filters etc

Decentralized WWTP at Village Market (blue roof) and

Bachelor's quarters of the USA Embassy (in the

background)

Onsite wastewater treatment installed by Biobox in

Kenya

Onsite wastewater treatment plant installed by

BioBox in Tanzanai

Onsite Wastewater Treatment Plant at Bililla Lodge in

Tanzania installed by BioBox



109

Sample of Rotating Biological Contactors (RBC).

Kigali Institute of Science and Technology and

Management use RBC for wastewater

management.

Figure 0-1: Sewerage Facilities in the study area and case studies for onsite sanitation

BioBox has installed onsite wastewater treatment plants in East Africa which are accessible

for case studies and some of the completed projects are as follows:

a. Tanznite one ( TZ) 1х90,000lt & 1х20,000lt

b. Balilla Lodge(TZ) 1х60,000lt

c. Kenya Methodist University ( Meru) 1х90,000lt

d. Kenya Army KRDC ( Embakasi NBI) 1х60,000lt & 1х30,000lt

e. Treelane Domestic(NBI) 2х3,000lt

f. NASA UN Somalia HQ ( NBI) 1х7,000lt

g. Lions Eye Hospital ( NBI) 1х30,000lt

h. Mokoyeti Domestic (NBI) 1х6,000lt

i. Zain HQ Dar Es Salam ( TZ) 1х65,000lt

a. Tamarind Meadows (NBI) 1х135,000lt

b. Zari Business Park ( NBI) 1х25,000lt

c. Brookhouse School (NBI) 1х60,000lt

d. African Wildlife HQ (NBI) 1х10,000lt

e. Shuhmacher 4by 4 Complex (NBI) 1х10,000lt

f. Olaro Lodge ( Mara Kenya) 6хbiorock

3.8.3 Stormwater Drainage

The development of stormwater drainage facilities is dependent on the natural drainage

systems. In areas where storm water drainage facilities are provided, it closely follows the

road and outfalls in the nearest natural water course.

The topography of Gigiri and Muthaiga North, Kilimani, Lavington, Westlands allows good

natural drainage except small pockets of low points where inundation is experienced during

heavy storms. Stormwater in these areas is collected and conveyed in the storm drains on the

roads, the paved surfaces, and parking lots of the individual premises. The presence of grated

inlets on the road gutters implied existence of underground storm drains on some of the

roads. Unlined open channels were also observed on some roads within the study area. The



110

unlined channels are not adequately grassed exposing the road sides to erosion and that they

are aesthetically poor.

The 1998 sewerage and drainage masterplan proposed detailed drainage facilities for the

study area which have not been implemented to date. The piecemeal storm water drainage

facilities undertaken by the City Council of Nairobi closely follow the road construction

implementation programme. This manner of developing stormwater drainage facilities do not

consider the entire drainage catchment and the surface runoff expected from the catchment.

The provision of stormwater drainage facilities requires complete attention and respect of the

wetlands and the riparian laws and regulations.

During field visits, observations were made on the encroachments of the riparian land and

some of the observations include but not limited to the following:

1) The river in the parklands area crossing Ring Road Parklands at the Nakumatt Ukay

has been over encroached. The buildings housing Nakumatt Ukay and the Oshwal

Center are built on the River. The River actually flows by way of culverts beneath the

buildings in this area. The encroachment extends in both the downstream and

upstream of the Nakumatt Ukay from Brookside Drive all the way to Batumbatu

Junction

2) There is encroachment into the wetland by some developments between the village

market and the bachelors' quarters of the US embassy. Oil disposal into this wetland

was also observed.

3) Some stalled buildings at Hill View Estate are in a riparian reserve.

4) Some residential buildings in the Chalbi area accessible through the Convent Drive

are in a riparian reserve. The natural water course is a tributary of Nairobi River. The

perimeter walls of the buildings are built to form the river.

5) There is a new development coming up at Katina area on the Isaac Gathanju Road. A

stream passes through the premises.

6) Perimeter walls of some buildings along the Ole Odume Road are built on the

Kirichwa Kubwa River.

Some of the photographs showing complete disregard of the riparian laws and the protection of

wtelands within the study area.



111

Boundary wall constructed in riparian land

Boundary wall constructed along a river

course

Residential Units constructed in a riparian land at

Chalbi area

Residential units established in the riparian

reserve at Kilimani

Unlined storm drain

Lack of proper stormwater drainage



112

Encroachment of Kirichwa Kubwa River near Olodume

Road

A stream passes through the premises at Katina

area on the Isaac Gathanju Road

Drainage under buildings and crossing of the Ring Road

Parklands

Oshwal Center established on top of drainage

system

Figure 0-2: Photographs of Stormwater drainage status of the study area

The challenges faced by the authorities providing stormwater drainage services includes but

not limited to:

Poor design of drainage systems. Storm design should consider aesthetics

No design of a storm water drainage system causing inundation on the road pavement

during after storm.

Lack of or inadequate way leaves for the construction of storm water drainage

facilities

Buildings established on top of the natural drainage system

Lack of clear understanding on the width of the riparian way leave.



113

To be able to deal with the challenges of stormwater drainage in the area of study,

implementation of the recommendations of the 1998 sewerage and drainage masterplan

should be up to date.

3.8.4 Solid Waste Management

Waste Generation, Collection and Transportation

The study conducted by JICA on Integrated Solid Waste Management in Nairobi City in the

year 2010 records approximately 220 tons / day of solid waste generation in the area of study.

The City council of Nairobi, Community Based Organizations (CBO) and Private waste

collectors are involved in the waste collection, transportation and disposal in the area of

study.

From the records at the Westlands divisional headquarters of the City Council of Naiorobi,

approximately 40% of the study area is covered by the City Council and the remaining 60%

is covered by both CBO‘s and private waste collectors. The council collects about 20

tons/day of the solid waste generated in the area covered by the city council. Waste collection

is executed on daily basis and transported to Dandora Dump site.

The solid waste management services provided by private waste collectors in the study area

are licensed by the NEMA. In Runda (Zone 13) for instance, the Runda residence association

provide solid waste collection services for their members. The collected waste is disposed of

in transfer stations designated by City Council of Nairobi which will then be hauled by the

City Council or the private waste collection trucks and dispose at Dandora Dumpsite.

During the site visit, crude dumping of solid waste was observed near roadside kiosks, retail

stalls and other spot areas. However efforts have been made to collect the waste as observed

on the curbsides in green and blue polythene papers-this is where the private collectors pick

from. This means that solid waste management, especially collection, in the study areas is

considered to be fairly good. However, such inference is limited on the routes that were taken

during the visit.

The amount of waste collected and disposed by CBO‘s and private collectors are not

documented but based on observations, about 60% of the waste generated in the area of study

is collected and disposed on a daily basis.

The data collected from the field indicated that the area sampled had little service provision

of solid waste services by the City Council of Nairobi. Table 2-13 and 2-14 shows the

percentage of solid waste collected and disposed by the City Council and the private

organizations.

Table 0-10: Percentage of Solid Waste Collected by respective waste handlers in Zone 3,

4 and 5 of the study area



114

Organisations / Institutions who handle solid waste( Zone 3,4 and 5) Percentage

CCN Services 5.6


Incinerator .0

Total 100.0

Table 0-11: Percentage of Solid Waste Collected by respective waste handlers in Zone 6,

13 and 20B of the study area

Organisations / Institutions who handle solid waste( Zone 6,13 and 20B) Percentage

CCN Services .0


Total 100.0

The list of Major equipment provided by the City Council

The divisional section of solid waste has two tippers that are available for waste collection

and transportation on a daily basis. The capacities of the trucks are 7 Ton and 12 Ton. These

trucks handle only 40% of the study area.

Inventory of the equipment used by the private waste collectors are not documented in the

divisional office.

Future Solid Waste Plan

The initial development plan for the study area was largely residential. However being

converted into mixed use establishments. Change of land use automatically changes the rate

of waste generation hence the amount of waste generated for the study area.

The Integrated Solid Waste Management in City of Nairobi, 2010 proposed waste ten (10)

solid waste collection zones in Nairobi. Zone 1, 7 and 9 covers the area of study proposed for

the Land use study and policy plan.

Amount of solid waste projected for the study area to the year 2030 are as follows:

Table 0-12: Projection of solid waste in the zones of interest, (ton/day)

Zone 2009 2015 2020 2025 2030

Zone 3,4,5,6, 13 and 20 220 275 330 390 460



115

With the imminent change of land use, these projections may alter the waste collection

systems which were proposed in the Integrated Solid Waste Management in Nairobi City.

Proposed Solid Waste Facilities in the area

According to the Integrated Solid Waste Management Plan, there are two proposed major

waste collection points each handling specific volume of waste.

Waste collection point 1 between Lower Kabete Road and General Mathenge Drive

Near Mamosa road in Kitisuru.

Specific location of the proposed solid waste collection points is shown in the attached solid

waste map.

Challenges faced in the management of solid waste

During the field visits, the residence association expressed the challenges faced in the

management of solid waste. These includes but not limited to the following:

Poor quality of solid waste collection equipment both by the private collectors, CBO‘s

and the City Council of Nairobi.

Lack of clear legislation regulating the private collectors and the CBO‘s

Lack of space for solid waste sorting and recycling

Lack of clear or equal method of charging solid waste collection and disposal

Illegal collectors of solid waste operating in the area of study.

Dumping of corpse in waste collection points

The following are photographs give the general view of solid waste management within the study

area.



116

Solid waste dumped in Kirichwa kubwa river along Ole

Odume road in Kilimani

Illegal dumping in Nairobi River in Lavington along

Convent drive

Solid waste restricting the free flow of Nairobi River in

Lavington

Organized collection of solid Waste from Lake View

Estate – Spring Valley

Figure 0-3: Photographs showing the illegal dumping of solid waste



117

3.9 Housing Sector

Introduction

The term ‗housing‘ is not synonymous with a ‗house‘. A ‗house‘ is a single structure while

‗housing‘ refers to the house with all the supports, i.e., infrastructure and other social

amenities and facilities. The main consumer of urban land is residential use, typically

accounting for about 60% of the total.

3.9.1 The Planning Policy

The planning of Nairobi was based on the neighbourhood concept which was a strong

planning tool adopted by the colonial government. The driving force behind the use of the

concept was the ‗creation of a sense of belonging to the neighbourhood‘. This attribute was

manipulated by the colonists to promote the stratification of residential developments on a

racial basis (Chana, 1974). There were distinct African, Asian and European residential

districts, each with its own supporting facilities, characteristics, density, income groups and

environmental quality (Gatoni and Patel, 1973; Hake, 1977). The residential areas were

planned such that the Europeans occupied the best land in terms of natural features and

amenities characterized by low densities, detached one storey houses with separate servant

quarters and large lots. They were situated to the west and northwest of the central business

district. The Asian residential areas were characterized by medium/high densities, traditional

multi-coloured, flat-topped houses and small lots. They were situated nearer to the central

business district and the industrial area. The African residential areas sprawled eastward,

occupying the poorest land, characterized by housing estates built by the City Council of

Nairobi (CCN) and large employers of the working class. However, after independence, the

dividing line between who stays where was affordability which to date is the main

determining factor. The rich occupy the former European areas while the low income occupy

the areas to the east-lands meant for African workers. The middle income lie in between the

two residential areas.

The planning policy is made of a number of acts including:

a) The Physical Planners Registration Act of 1996

b) The Local Government Act Cap 265

c) The Government Land Act Cap 280

d) The Land Control Act Cap 302

e) The Registered Land Act Cap 300

f) The Trust Land Act Cap 288

g) Registration of Titles Act Cap 281

h) The Land Titles Act Cap 282

i) The Official Secrets Act Cap 187

j) The Antiquities and Monuments Act Cap 215



118

k) The Public Roads and Roads Access Act Cap 399

l) The Street Adoption Act Cap 406

m) Public Health Act Cap 242

n) Water Act No. 8 of 2002

o) Environmental Management and Coordination Act (EMCA) No. 8 of 1999

The Physical Planning Act of 1996 of the Laws of Kenya, Cap 286, Sec 29, part V,

Development Control is a preserve of the local authorities, City Council of Nairobi being one

of them. Development Control ensures that development applications comply with policy

guidelines, planning regulations, standards, approved physical development plans and the

local authority by-laws among other statutes that guide urban development with the

objectives of ensuring growth of a healthy economy and a safe and secure build environment

among others.

The first by-laws were introduced by Nairobi Town Council in 1926. These were replaced by

City Council of Nairobi (CCN) By-laws (Building) in 1948 and which then included Town

Planning Zoning requirements. The Kenyan building legislation took place during the British

colonial rule. It is therefore natural that this legislation was based upon the then existing

British legislation modified and amended to attempt to accommodate local climatic and social

conditions. Currently requirements for erection of buildings in Kenya are contained in the

Local Government (Adoptive By-laws) building order 1968 (Grade I By-laws) and (Adoptive

By-laws grade II) order 1968.

3.9.2 Zoning Regulations

This is the separation of land uses in order to avoid mixed development that can course harm

to human life. It is the physical division of urban community into districts or zones for the

purpose of regulating the use of land and buildings, height and bulk buildings, plot coverage

and density population. The main purpose of zoning is therefore to direct and regulate

development or redevelopment of a town in appropriate directions and ensure proper uses of

land and buildings with a view to creating a healthy, efficient and stimulating living

environment. The city of Nairobi is divided into 21 zones.

CCN carries out Development Control against set out standards on housing, infrastructure

(building code, plot ratios and coverage, building lines, materials); requirements for

development applications(PPA); and zoning regulations(existing physical plans).

3.9.3 Development Issues

The area covered by these three zones is 4,000 hectares. The last policy intervention

undertaken in 1987 in Zones 3, 4, and 5 anticipated a population target of 300,000 people.

However, due to high economic growth from the year 2000, these zones have experienced

high development more than ever before. A rapid scan indicates that development has by far

outpaced forward planning intervention measures. The developments have mainly been

driven by the demand for housing, commercial and office developments.



119

ZONE 3

Zone 3 covers Parklands, City Park Estate/Upper Parklands Westlands/Museum hill and

Westlands CBD as indicated in the Table 2 below. The zone was initially developed as a

residential neighbourhood with specific commercial centres including Parklands and

Westlands being the main commercial nodal points. The predominant land use is residential

which occupies over 80 percent of the land. The population density in this zone has

increased threefold due to the high demand for housing and proximity of the area to the city‘s

CBD. However, the zone is becoming a mixed urban development due its location within the

city. Westlands is basically a commercial centre and is expanding outwards into the

residential areas. Some of the residential facilities have been converted into other uses

(offices, restaurants/hotels, car bazaars, etc).

Table 2: Zone 3 Planning Policy


(%)

PR

(%)

Types of

Development

Allowed

Min

Area

(Ha)

3

Parklands Commercial 50 100 Commercial/

Residential (High

Rise Flats)

0.05 Residential 35 75

City Park Estate/ Upper Parklands 35 75

West-

lands

West-lands CBD -x- -x-

Commercial/

Residential (High

Rise Flats)

0.05

West-

lands/

Museum

Hill

Block 1

Commercial 80 200

Block 2&3

Offices &

Residential

35 80

Block 4

Offices 80 200

Housing

The housing developed in this zone was mixture of typologies including single dwelling

houses and multiple dwelling apartments which were mainly medium rise. The revision of

the planning policy as in table 2 above, the commercial buildings had enhanced plot ratios in

west-lands CBD to 200 percent while the residential and offices in the same area were

restricted to PR of 80 percent and GR of 35%.. This changed the skyline of the building

heights in the CBD to as high as 10 storeys and above. The residential and commercial

(offices) in the same CBD sub-zones has a GC of 35% and PR of 80%. Residential typology

was mainly single dwelling units before the PR was enhanced. The current predominant

typology for residential is high rise multiple dwellings units. Parklands, City Park

estate/Upper Parklands sub zones are basically residential and commercial with GC and PR

of 35% and 75% for residential and 50% and 100% for commercial resulting in residential

multiple units typology and high rise commercial buildings.



120

The minimum plot size allowed in this zone is 0.05 hectares. This works out to 20 plots per

hectare gross (100% plots) and 16 plots/hectare net (80% plots). It is a requirement that car

parking for residential areas (at least 2 cars per flat) should be provided on site. In addition,

all plots must be built respecting the set back requirements. The residential land use is the

predominant and generates a large resident population which requires attention to the

problems being experienced now and in the future growth.

ZONE 4

The original owners of these estates were Europeans as an exclusive residential areas for the

whites. Most of the development was low density and high income residential estates.

These were the main estates in the immediate vicinity of the township.

Table 3: Zone 4 Planning Policy.

Zone Areas

Covered

GC

(%)

PR


Min Area

(Ha)

4

Spring Valley

35(s)

25(u)

100

(s)

25(u)

Residential (Apartments allowed on

sewer only) – Four Storey max. 0.05

Riverside

Kileleshwa

Kilimani

Thompson

Woodley

The housing developments in this zone was characterized by single dwelling units. However

due to population increase in the city, there is a high demand for housing in this area. The

planning policy for this area as shown in table 3 remains quite conservative on the plot ratio.

However, the scenario on the ground is quite different with developments of apartments and

office blocks beyond the stipulated policy. Kilimani and Kileleshwa estates have apartments

and office blocks that are beyond four storeys. The typologies are mixed including

maisonettes, apartments (flats) single dwelling houses and offices developed randomly

without any consideration of the different and sometimes contrasting uses.

Some of the estates, especially spring valley and riverside have no sewer line hence the low

PR (25%) and GC (25%). The allowed minimum plot size is 0.05 hectares. There are ten

sub-zones within this zone.

ZONE 5

This zone is basically a residential area typically low residential one family houses.

Maisonnettes are allowed on sewered areas. Residential houses are being converted to other



121

uses mainly offices. Based on the GC (25%) and the PC (25%), the zone has low density and

still maintains to some extend the character of the colonial settlements. Sub-divisions of

plots is allowed to the policy lower limits of 0.2ha for unsewered and 0.1ha for sewered

areas.

Table4: Zone 5 Planning Policy.


(%)

PR


Min Area

(Ha)

5

Upper Spring

Valley 25 25

Low-Residential One-Family

House

Maisonnettes Allowed on

Sewered Areas.

0.2(u)

0.1(s) Kyuna

Loresho

Zone 5 is further sub-divided into three sub-zones. The subdivision depicts the typology and

density of the sub-zone.



122

3.10 Growth Trends

3.10.1 Analysis of Planning Zone 3

Westland commercial area covers Westland CBD, lower parklands and up to Museum hill

and is rapidly changing to commercial. The only suburbs of housing remaining in the area are

in the process of conversion to commercial and office development

It is also surrounded by major institutional establishments (health, educational, Religious). It

is a major node of commercial development.

The expansion of the node is towards the museum hill into Ngara area, along the Upper

Parklands, along Peponi road, Mpaka road, and along Wayiaki way up to James Gichuru

Junction. There is a mixture of residential, commercial and institutional developments. The

plots fronting the highway are rapidly changing to office and commercial developments.

Outer sections of the zone three beyond the main commercial area remain predominantly

residential with some parts of commercial developments. This extends into zone 4 lower

Spring Valley and zone 5 Upper Spring Valley. They have pockets of commercial and

professional offices while the rest remain purely residential. Light industrial development is

concentrated in the area of Ngara towards the CBD.

High ridge shopping centre situated on 3rd

Parklands Avenue, which is now growing rapidly.

MP Shah area extending to the police station is converting commercial developments and

particularly at the roundabout. Much of lower zone 3 around Ngara has residential

developments of medium density for middle income, The high ridge Aga Khan area has

residential of high and middle income with medium density. The area is undergoing rapid

redevelopment with increased density apartments. From Chiromo Campus up to Consolata,

there are high cost residential apartments.


A long riverside drive, there are relatively lower densities of high income. It is undergoing

rapid change attracting embassies, offices and commercial developmnts. It creates a

wonderful environment at the back of the plots fronting the valley due to the ridge. It is

experiencing pressure of redevelopment through creation of high cost apartments.

Kileleshwa is predominantly residential but rapidly redeveloping into medium densities from

lower density. It has attracted high cost high rise apartments for high income. It has limited

provision of commercial and community facilities and services. Kasuku centre near the

Police station is growing into a commercial node. It has been underprovided with commercial

and community facilitates. It has previously been served by Lavington, Valley Arcade, and

Wetlands on the assumption of car ownership of the residents in this area.

Likely impacts of the missing link road from Langata, through Kibera, Kilimani to Westlands

will create a corridor of transport with some impacts. Kilimani-Lenana road, -Dennis Pritt



123

raod and Argwings Kodek has undergone rapid re development with some changing to

offices, and commercial. The planned commercial nodes are Hurling ham, Caledonia, Valley

Arcade, Adams Arcade, and Dagoretti. Currently commercial developments (Office,

Commercial, and Car Bazaars) are concentrated on Argwings Kodek from Hurling ham to

Yahya Centre. It was predominantly high income low residential single dwelling units on

relatively large plots. Lenana and Argwings Kodek roads are attracting a lot of office and

commercial developments. Real challenge is to consolidate commercial developments from

Hurling ham node to Yahya to enhance functional efficiency in view of the fact that the main

road serving this developments is uneven in some parts with respect to width and road

reserve.

Another strip of commercial developments (Offices, Commercial. and Car Bazaars) is along

Ngong road from Baptist Church to Dagoretti Corner. A long Ole Odume and ElGeyo-

Marakwet roads, there is a change towards high cost apartments of medium density for high

income. Some of the developments near Adams Arcade on Ngong road are hotels and

hospitals. The planned centre had stagnated in growth but is slowly picking up. A long

Ngong road there is no clear node but only ribbon development. The resurgence of Adams

Arcade can play a role of reinforcing it as a node along the road. Along Riara road, there is a

trend of high costs residential apartments for high income, and also the dominance of

educational institutions.

At Kingara/ Ngong road junctions there are intensive commercial developments while the

opposite side has Dagoretti centre or market. There is a heavy presence of institutions such as

Kenya Science University College, and Meteorological Station. The Dagoretti Centre was

intended by the 1973 plan to be a major employment centre/node attracting both commercial

and industrial investments. Although this policy has not been formally implemented, there is

evidence that the area is gradually developing into a major development node. This is

ecpected to operate at a much higher level than those planned nodes in the vicinity. With

proper planning this area seems to have prospects to counter balance Westlands at the other

end of James Gichuru. It could be developed to the same degree of functional diversification

as is found in greater westlands commercial node.

The immediate areas around this centre extending backwards towards Lavington remain

predominantly residential in nature of low density high income. It is also changing rapidly

towards high rise high income apartments. The area has attracted private educational

institutions such as Rusinga, Riara, and Makini Schools). The new commercial developments

around Dagoretti corner are known to generate and attract high traffic volumes seriously

constraining traffic flow and accessibility in the area along Ngong road.

West of Ngong road is predominantly residential, including Woodley, Jamhuri and Joseph

Kangethe. It is dominantly public housing of middle income and neighbor Kibera slums. On

Kabaranet road there is a trend of rapid redevelopment to high-rise high income residential

apartments. It has notable public schools, religious and recreational facilities. Valley Arcade

centre/ node on Gitanga road has remained stagnant for a long time. On othaya road into



124

Kaputei Gardens, there is intensification of residential developments into flats of medium

density.

West of Wayiaki way there is a trend of office and commercial developments and inner areas

to Rhapta road remain residential. The area between the highway (Wayiaki Way) and

Riverside contains important public institutions.


Coverage (Bernard, Upper Spring Valley, Loresho, Lavington, Muthangari, Kuna, Kianda,

and Kianda Triangle)

Along Wayiaki Way east is dominated by public institutions, while on the upper part it has

remained mostly residential of low density high income. They depend on Westland as the

main shopping area. Spring Valley centre has not grown as expected. Residential units in

some places have converted into professional offices. There is intensification of

developments in the area of single dwelling but of high value at low densities. It is poorly

provided with commercial and community facilities. It is extensive and highly dissected with

ridges. Lavington and Muthangari had originally green open spaces. It has undergone

intensive subdivisions and redevelopment in terms of infills and developments.

Developments have remained as was stipulated in the 1973 plan. But the area has not

received investments in infrastructure and there has been little control and regulation of

development in the area.

The recommendation of 1973 favoured more development in the area on the assumption that

more infrastructure facilities would be put in place.

Drainage of river systems flows from Aberdare North west to the South East along narrow

and parallel ridges. The river valleys formed are fairly deep and make provision of

infrastructure fairly difficult. Where there is gentle landscape, there is a tendency towards a

grid network system of roads/plan layout-Kilimani, Thompson, Parklands, Woodley

3.10.4 Development Constraints and Challenges in the Planning Zones

Zone 3

This zone is fairly complicated being influenced by west lands commercial node that belongs

to two zones. Most of Ngara and Parklands is rapidly commercializing with residential land

use diminishing. It is undergoing intensive subdivision and redevelopment. A long the

Highway from Museum to Westlands the buildings have converted to high rise mostly office

blocks. Existing recreation facilities are the Old Asian sports facilities with diversified

participation.

The Museum, Highway, Parklands road and Ojijo road is rapidly commercializing. It is

receiving the overspill of commercial developments from the Westland node. Area above the



125

Museum on the high way side is occupied by hotels, professional offices, and Casino, and a

long Parklands road, there are a number of hotels. The area below Westland node bounded by

Parklands road is of mixed development with declining residential land use.

Tarifa road and Ojijo road block formally railway land and housing has undergone rapid

redevelopment into apartments. Property should not open to the highway that is currently

being constructed. Parklands road, Tarifa and the highway is mainly institutional area

containing some residential.

The Ngara area/block is of mixed use and undergoing intensive change from residential to

commercial. It is neighbouring the museum hill area that is mainly institutional, has also the

boulevard hotel and Norfolk towers. The Ngara side has a commercial element while the

river valley has the potential of being developed for recreational use. It has not been planned

for organized recreational use by the public with conservation and protection at the forefront.

If left in its current state, it will be difficult to control and manage it. Commercial

developments should be restricted a long Kijabe road.

The Limuru road Forest road block or UPPER part of Ngara is basically institutional while

the lower part has mixed developments of residential and commercial. Residential is rapidly

declining. Most developments on forest road have gone high rise of middle income

residential and there is a presence of old Asian housing typologies. Beyond Muranga road, on

the Ngara side there is residential comprising government housing quarter where there were

earlier government offices. The developments between Forest road and Muranga road will be

affected by the construction on Muranga raod and the Limuru road link particularly the inter

change junction moving up to Ngara road area.

Main Parklands bounded by Mpaka road, sixth Parklands Avenue, Parklands road and

Limuru road, is still dominantly residential but densities have increased from single

dwelling, double storey to apartments. It is for both high and middle income, and contains a

number of institutions within it. Besides the University of Nairobi Law School, there opposite

side of Parklands road has Kenyatta University School of law. The high ridge shopping

centre has been maintained at a central place. It has not attracted a lot of expansion. It seems

not to have the direct commercial influence of Westlands node. There are spots of

commercial within the area and intensification of land is towards maisonettes, and

apartments/flats from bungalows and double storey. The Asian organize their housing as a

grouped community with business interests. This is the original Parklands where the

landscape begins to change from the dissected to more open land. It has the grid layout

structure with avenues and some crossroads with some loops.

They exit to one side and particularly to Limuru road leading to congestion hence the traffic

problem on Limuru road. The grid structure guarantees easier subdivision of plots and high

accessibility. Without proper planning it lead to a very monotonous system. Community and

social facilities are well distributed in the area. The connection of the area with the rest of the

City is through Limuru road and Wayiaki way.



126

Westlands lies between two zones, three and four and is rapidly expanding commercial centre

with dense developments. It has a highly mixed functional land use character in terms of the

mixture of commercial, residential and office development facilities. The main part has

concentrated in the area defined by Mpaka road, Wayiaki Way Parklands Road, Lower

Kabete road and Karuna road. It is expanding Northward between Ring road Parklands,

Peponi road, and Parklands road and the whole area between Parklands road and Ojijo road

and the Highway is undergoing rapid commercial development. There is also expansion of

the centre towards South West across the highway towards Sports road, and also along the

Highway on both sides up to the junction with James Gichuru It has become a major

competitor in terms of business operation to the main CBD. The problem experienced is the

lack of a plan to guide the development of the node. The development of the commercial

centre appears to be piecemeal and haphazard lacking in any control. Much of the original

residential units have been converted rapidly into commercial.

One of the problems of rapid growth is the control on building heights; some professionals

have questioned on the expected heights of buildings. The lack of control is leading to the

risk of a distorted image of the centre as a major node of urban development. Maximum

heights are supposed to be at the centre and tapper off away.

There should be a limit as to how far Westland should accommodate growth to avoid

becoming uncontrollable and costly due to negative externalities (congestion, lack of parking,

pollution,etc.). Rapid growth is taking place without regard to infrastructure capacity: roads,

mobility, water and sewerage.

Zone 4

The connections across the rivers Nairobi, Kirichwa Ndogo and Kubwa are non existent

leading to connection and traffic flow problems. The plan of 1948, organized the layout on a

tree model structured by the ridges and valleys hence no connections. Utility networks tend to

follow the same layout. It did not benefit from the 1973 plan. It was predominantly

residential of single dwelling but has changed rapidly into multiple dwelling either through

subdivision or apartments. There is also sporadic establishment of commercial areas hence

need for a proper land use plan to regulate development. The intensification is moving

outwards from the centre. What was preserved as riparian has been allocated and intensive

development is taking place in very low density areas. Riparian reserve control is weak in the

entire planning area.

The sporadic spread of commercial areas is devoid of market catchment analysis such that

some businesses operate in very close proximity limiting profitability of the investments.

Community and social facilities particularly schools in the area are inadequate (primary and

pre-primary). Those available are high cost and mostly private which are not accessible to

those who earn less income. Even for the high income, there is no enough schools owing to

the increasing demand due to intensification of land use towards residential. Distribution of

health and schools according to the population is very essential. The increased densification

is taking place without commensurate expansion of infrastructure capacity. Westland node



127

cannot just be allowed to sprawl, it should be regulated. This implies alternatives of

secondary nodes such as Dagoretti, Village Market, and immediate lower ones. This will

inject some level of spatial equitability to avoid getting into diseconomies in future.

In the upper part of Zone 4 there is intensive development but no commensurate community,

social, and commercial facilities. This upper part has more connectivity than the lower part.

The lower part between the river and the highway is isolated as all traffic is channeled back

to Wayiaki way leading to congestion. It has a tree like road network hence poorly connected.

Lack of connectivity across the ridges exaggerates the traffic leading to congestion.

Kileleshwa is undergoing rapid redevelopment and increasing densities with no

commensurate plans to increase the community and social services and facilities. In another

5-10 years it will be a place of lower of community and social facilities and services. It will

therefore tend towards the slum conditions. The release of public land to private sector has

played a role in increasing the development densities in this area. The present programmes

for redevelopment do nopt incorporate the plans for community and social facilities besides

the upgrading of physical infrastructure. It will become a very inefficient neighbourhood for

community life. It lacks any specific commercial neighbourhood centre. The current

haphazard location of commercial facilities along the traffic routes is not sustainable. It

increases and exaggerates the problem of traffic.

The development of apartments in the area is against a background of inadequate capacity of

infrastructure capacity. This could lead to poor living conditions in future. Densification is

through subdivision and development of multiple dwelling units (apartments/flats). Typology

of housing is changing from single dwelling to multiple dwelling leading to increase in

population. This is leading to environmental stress manifested in increases surface run off,

and destruction of greenery. The riparian reserve has been abused in this area. Although the

area has a number of rivers they have not been used for recreation. A move in the direction of

using them for recreation with compatible uses will enhance the protection of the riparian.

The developments around Kirichwa Kubwa area and Denis Pritt road are also isolated having

fewer exit options. This results in congestions on the roads. The upper Kileleshwa behind

Lavington is undergoing a lot of redevelopment through high rise and subdivision. The

available commercial area are in Valley Arcade and Lavington.

Moving towards Kilimani the lower part of Lenana road there are military installations,

embassies as well as state house. There is need to regulate developments in this area. From

Rose Avenue westwards the intensity of development picks up of deluxe apartments. The

area a long Lenana road, Denis Prit road and Argwings Kodek is rapidly commercializing

and also redeveloping into high rise apartments and offices. Kilimani area is characterized a

much broader ridge landscape that is more gentle. This goes on to link with the other broader

ridge on which Ngong road is located tapering gently towards Kibera.

The community and social services in the western end of zone 4 are inadequate and this

could lead to a much lower standard of living. While intensification is taking place and

diversification of land use the physical infrastructure remains inadequate in terms of capacity,



128

efficient operation and connectivity. The area is inadequately provided with community and

social facilities. Although there has been an increase in private sector provision of social

services, education, health, including recreation, they are not planned in relation to the rapid

redevelopment taking place in the area. Originally the area was low density high income

single dwelling, but has changed into apartments for both middle and high income. Due to

focus on high cost developments (residential, commercial and offices, land values have shot

up beyond the resident population capacity. Rental values are among the highest in the City

ranging from 50,000 to over 100,000. It is dominated by walk up apartments. The

developments are basically for economic gain and speculation. Apartments are basically for

sale and not for rental. The influx of the Somali Money has also led to the high property

values in the area besides remittances. This poses the question whether this can be sustained

in the long run. Purchase of the units is likely to experience market freeze and hence less

demand for residential units. It is impossible to purchase the units on mortgage. The

speculative forces are likely to hit a crisis leading to serious economic problems. This tends

to perpetuate housing demand shortfall especially for the majority. The housing provided

does not respond to the needs of the lower income workers in the area.

Argwings Kodek cannot be sustained as a corrider of commercial development. There is need

for the development of a node that is more viable and accessible to the inner areas of zone 4.

Institutions are scattered in some places which requires consolidation and exit and entry

along the major primary roads becomes difficult. Enhancement of linkage can be enhanced

by connecting Olenguruone road to Dennis Pritt road. Argwings Kodek and Ole Odume road

has been the main public transport spine. Kileleshwa and the upper parts require connection

to the City as well as connection between the ridges. The speculative behavior of the growth

of the City has denied the most parts of the City of a proper road hierarchy. Below the Impala

club there is public housing of middle income. There are isolated strings of commercial

development on the major highway of Ngong. These development efforts require

consolidation in one node.

Ole Odume road, Gitanga road and Riara road, there are increasing redevelopment of

increased density for both residential and commercial. Within this area there is no community

and social facilities. Within certain subzones residents have put in place regulations to control

development.

Zone 5

The commercial node in Lavington is quite central but has not shown any prospects of

growth. It lacks capacity to satisfy the demands of residents within the area. People access

commercial services from other surrounding nodes. Lavington node requires expansion.

Gitanga road spine, link to Ole Dume and Argwings is key link to the city centre for public

transport vehicles and private motorists. To increase alternatives there is need for another

particularly from Lavington through parts of zone 4 to in Kileleshwa to City Centre. Bernard

estate and Lavington are undergoing intense redevelopment of higher densities through

subdivisions into smaller plots but for single dwelling. High way and Manyani road west



129

Comprises high class residential buildings or developments. There is a presence of

institutions at Ewaso Nyiro Park.

The landscape has quite a number of streams and is quite dissected. There is increasing

density of housing of double storey. Plot sizes range from 1 acre to a quarter an acre

depending on availability of services. The area below the highway has scarcity of community

and social services and experiences poor connectivity. The scale of population growth is not

commensurate with the available community and social facilities. There is a high presence of

private schools in the area. Public schools within zone 4 and 5 are not serving the local

community within. The area of Strathmore linking riverside is undergoing redevelopment.

There is also conflict of redevelopment with riparian areas. The connectivity of the ridges

should be explored to ease movement of vehicle and people. ABC area has very high values

and contains single dwelling residential development and some professional offices. The

Kianda triangle has some serene environment that is attractive to high class residential units

mostly of low density single dwelling. Increased redevelopment is taking place on Chalbi

drive through subdivision. Initially Lavington had large plot sizes but has transformed into

smaller plots. Typology of units has changed due to introduction of double units and smaller

plot sizes as well as a number of units put on a single plot. It has aspects of gated

communities taking place without upgrading infrastructure facilities and services as well as

community and social facilities and services. On the upper part of Wayiaki way there is

public institutions. Beyond the subzone, there is Kiuna public housing scheme of medium

and low density. The upper areas of zone five have low density high cost residential

developments. Some have converted into professional offices while plot sizes remain large of

over half acre. The connectivity of the upper zone is poor showing the piecemeal approach to

planning and development. Cross linkage is poor for both roads and water and sewerage.

Community and social facilities are scanty in this area and commercial nodes are scarce or

the available have stagnated in growth and few for the vast area. Planning of this area should

incorporate commercial nodes, community and social facilities and also apply to zone 13.

Useful linkages should be created across the valley ridges to make it more effective in terms

of mobility. A hierarchy of neighbourhoods should be identified to be used as a basis of

provision of a variety of nodes, and particularly a local commercial node. It also lacks a

public transport system making it difficult for those who work in this area. There is no

provision for the low income earners in this place in terms of housing, affordable commercial

facilities, community and social services. It explains the presence of slums, kiosks within and

proximity of the areas to the informal settlement areas of Kangemi, Dagoretti, Mathare and

Kibera.

Cross Cutting Issues

Riparian reserve weakly considered in planning and development. It is a common

resource area that has been privatized.

Intensification of developments without upgrading of infrastructure capacity (roads,

water, and sewer)



130

Diminishing tree cover in all the zones

No commensurate growth in community, and social facilities and services as

redevelopment towards high densities goes on.

Patchwork approach to the development of zone 5 based on piece meal isolated

comprehensive planning has a lot of inadequacies.

Overall spatial framework of reorganization based on the following

Nodal system of reorganization to redistribute the concentration of developments

based on a hierarchy-Higher level (Westland, Dagoretti, and Village Market), Second

level (lavington, Yaya, Hurlingham) and lower level.

Transport and infrastructure linkages (to the nodes and hierarchies, public transport

systems, links to the rest of city,

Drainage and riparian system which is the heritage of the City

Enhanced institutional capacity in terms of personnel, and resources to implement and

enforce planned development in collaboration with the city residents.



131

3.11 Institutional and Capacity Building

3.11.1 Overview

The City Council of Nairobi, like any other local authority, is responsible for the provision of

public services critical to its citizens and business sector as defined by the Local Government

Act. The services include provision of water, garbage collection, local road maintenance,

street cleaning and lighting, health and education. In addition, the council is expected to

provide an important channel of enhancing citizen participation in the improvement of their

socio-economic status, governance and accountability.

Indeed in their 2006 – 2012 Strategic Plan, the council declares that its mission is ―To

facilitate coordinated development and improved service delivery to stimulate economic

activity, high quality of life and become one of the most attractive cities of the world‖ (P. 27).

In order to achieve this, the council requires having a viable institutional framework, a

conducive environment and a competent as well as committed Human Resource Capital.

The situation on the ground, however, is far from ideal. Available evidence show that the

council has a lot of problems related to both institutional and human capital capacity. The

unfortunate thing is that this has been the situation for many years. Several studies have been

undertaken to identify the root cause of the council‘s poor performance and measures to

address them have been proposed. Some of these studies include the Strategy for Local

Government Reform in Kenya by the Commission of Inquiry chaired by Dr. William Odongo

Omamo (late) in 1995 (The Omamo Report), Sector Review on Capacity Building for

Metropolitan Governance of Nairobi by T.S. Chana and J.P. Mbogua in 1996 (The Mbogua

Report) and Human Resource Development Strategy for Local Authorities in Kenya by T.S.

Chana and J.P. Mbogua in 1999 (The Mbogua Report). The problem is that recommendations

by these studies have not been implemented by the council. The council in their strategic

plan admits that ―there is little evidence of the implementation of the recommendations

arising from these studies‖ (P. 22).

The City Council of Nairobi, like any other local authority, is responsible for the provision of

public services critical to its citizens and business sector as defined by the Local Government

Act. The services include provision of water, garbage collection, local road maintenance,

street cleaning and lighting, health and education. In addition, the council is expected to

provide an important channel of enhancing citizen participation in the improvement of their

socio-economic status, governance and accountability.

Indeed in their 2006 – 2012 Strategic Plan, the council declares that its mission is “To

facilitate coordinated development and improved service delivery to stimulate economic

activity, high quality of life and become one of the most attractive cities of the world” (P.

27).



132

In order to achieve this, the council requires to have a viable institutional framework, a

conducive environment and a competent as well as committed Human Resource Capital.

The situation on the ground, however, is far from ideal. Available evidence show that the

council has a lot of problems related to both institutional and human capital capacity. The

unfortunate thing is that this has been the situation for many years. Several studies have been

undertaken to identify the root cause of the council‘s poor performance and measures to

address them have been proposed. Some of these studies include the Strategy for Local

Government Reform in Kenya by the Commission of Inquiry chaired by Dr. William

Odongo Omamo (late) in 1995 (The Omamo Report), Sector Review on Capacity Building

for Metropolitan Governance of Nairobi by T.S. Chana and J.P. Mbogua in 1996 (The

Mbogua Report) and Human Resource Development Strategy for Local Authorities in

Kenya by T.S. Chana and J.P. Mbogua in 1999 (The Mbogua Report). The problem is that

recommendations by these studies have not been implemented by the council. The council in

their strategic plan admits that ―there is little evidence of the implementation of the

recommendations arising form these studies‖ (P. 22).

3.11.2 Institutional Framework

Institutional problems facing the City Council of Nairobi are common to all other local

authorities in Kenya. Local authorities in Kenya, including the City Council of Nairobi, are

mostly controlled by the Central Government (see table one). Control is exercised through

the appointment and seconding of chief officers and other management and technical staff by

the central government. Control is also exercised through extensive veto powers of financial,

legislative and many other activities by the Central Government. Although these controls

were intended to restrain excesses and instill financial as well as operational discipline, they

have ended up creating a dependency syndrome seriously affecting the capacity of the local

authorities to become responsible and effective as well as efficient providers of services to

the local residents. The City Council of Nairobi is no exception to this situation.



133

Technical Ministry

President‘s Office

Provincial Dept.

Heads Meeting,

Education,

Agricultural &

Other Boards

Provincial

Commissioner

URBAN

LOCAL

GOV‘TS

District Dept. Heads

Meetings, Dist.

Land, Education &

Other Boards

Division Lands &

Education Boards,

DD & Other Boards

Location

Development

Committee

District

Commissioner

District Officer at

Division

Chief at Location

Assistant Chief at

Sub-Location

Ministry of Local Government/Authorities

City & Municipal

Councils

Town Councils

Urban Wards = rural

locations elect one

councilor each to

the municipal or

town councils

RURAL Local

gov‘ts with many

urban and markets

centres

County

Councils

Rural locations

equivalent to urban

wards elect one

councilor each to

the county councils

TABLE ONE Local Government Structure in Kenya, 2001

=PC/DC/DO is chairman or very influential member

= PC/DC/DO is nominated councillor with veto powers or extra influence.

Source: Extra from a Report prepared by the agency for Development and Communication (ADEC) and

submitted to the Government, January 2002. P. 13.

The second set of institutional problems are related to the way the council is organized. The

affairs of the council are centrally managed with limited devolution to the recently

established Ward Offices. Besides, this centrally managed system is not focused on results

and performance accountability. It would appear that the council is still managed as if it is



134

meant to serve a much smaller population and has not responded to the rapid growth in the

City and overflow from the peri-urban areas. The Wards are manned by a manager who has

no technical staff to support him/her and have no equipment with which they can carry out

minor maintenance activities.

Thirdly the systems that are expected to provide support to the policy leaders and chief

officers have all failed to function and the council itself admits this fact in their Strategic Plan

(P. 24). These support systems are:-

Revenue management;

Financial management including planning and budgeting;

Planning and budgeting;

Procurement and contract management;

Human resource management;

Facilities management and maintenance; and

Enforcement of by-laws

The efficiency of the policy makers and City Council‘s technical departments is greatly

hampered by the failure of these support systems. Consequently the Council appears to have

resigned itself, to poor performance, self interest, and patronage. This tends to encourage

occurrences of corruption.

During the preparation of the 2006 – 2012 strategic plan, a questionnaire was administered by

the council to both internal and external stakeholders seeking their opinion on the

performance of the council. The findings, as indicated in the strategic plan (P.9), were as

follows:-

40% of the internal respondents rated the council‘s performance as good while 60%

rated its performance as unsatisfactory or unacceptable.

10% of the external respondents rated the council‘s performance as good while 80%

rated its performance as unsatisfactory or unacceptable and the remaining 10% had no

comment to make.

This means that it is not only the clients of the council who find its performance

unsatisfactory but a majority of its own staff (60%) also find its performance

unsatisfactory and unacceptable.

Finally, the existence of parallel local structures of the Central Government e.g. Provincial

Administration and other organizations e.g. NGO‘s and CDF, without proper coordination,



135

has created confusion as to who is supposed to provide what services to the local residents.

At the Ward level, for example, chiefs are known to perform the functions of the council and

there is no coordination between the two of them.

3.11.3 Human Resource Capacity

The first comprehensive survey of the establishment of the City Council of Nairobi was

carried out in May 2010. The following findings were outlined in the report:-

a) Out of the total of about 12,000 staff in the council only 773 (6%) officers were in

grades 1-9. This means that the council is bottom heavy consisting mainly of

unskilled labour force.

b) Some officers were holding posts that did not exist in the council‘s establishment e.g.

in the Public Health and Environment Departments.

c) The turnover of officers in the technical cadres was very high.

d) Due to shortage of staff with technical skills, the council had resorted to requesting

ministries to second staff to those departments (P. 16).

Discussions with staff of the Human Resource Division (HRD) confirmed the following

situations:-

a) The Council did not have an induction or structured in-service training programmes.

There used to be an induction programme for newly elected and nominated

councillors but it is no longer being done.

b) The council did not have a training policy.

c) There were departmental training committees but they only meet to discuss requests

for training from staff and select appropriately.

d) There was no skills‘ inventory in the council because training needs assessment is not

carried out in the council.

e) The council provides for training in its annual budget; and

f) There was no staff as well as departmental rationalization in the council. The staff

establishment report of May 2010 show that there were 18,148 established posts in the

council out of which 12,000 were in posts leaving a vacancy situation of 6,148. And

out of the 12,000 in post, 2626 were employed in posts that had not been established

then. Secondly, out of a total of 12,000 staff in the council only 773 (6%) were

officers between grades 1-9. This means that the council heavily relies on its

labourers, who constitute about 94% of the labour force, to provide services to the

local residents.



136

These figures show that the council has very serious problems of inadequate and weak human

resource capital. This is found at all levels of the council but mainly at the policy and

technical levels. At the policy level, the biggest problem is poor leadership, policy and

legislative inefficiency and ineffectiveness. There are similar problems at the professional

and administrative levels. This is caused mainly by lack of a structured in-service training

programme to enable the chief officers and the professional staff update their skills and

understand their respective roles in relation to the mission and vision of the council. The

situation is even worse at the subordinate staff level due to the recruitment of unskilled labour

and lack of induction training programme at this level. These problems manifest themselves

in the following forms:-

a) Lack of understanding of their roles, functions, rights, responsibilities and relations

between them as members of the family of City Council of Nairobi.

b) Poor leadership and management of council activities.

c) Misunderstandings and conflict between councillors and staff, mistruct and suspicion

between departments and misunderstandings between council staff and members of

the public.

d) Failure to understand and appreciate the constraints created by the scarcity of

resources and the need to use the available scarce resources prudently.

e) Misguided policies and poor policy initiatives.

f) Poor or lack of services to the local residents; and

g) Decline or stagnation in socio-economic growth and transformation.

3.11.4 Opportunities and Constraints

The City Council of Nairobi is the capital City of Kenya. This position gives the council

political significance in the management of National Affairs. The council can exploit the

opportunity granted to it by this central position to transform itself and be able to offer

efficient and effective services to its residents as well as its tourists. Being the centre of

National Economic Activities, the council also benefits from the goodwill extended to the

Government by Development Partners as well as by receiving increased financial support

through the Local Government Transfer Funds (LATF) and Road Mainatenance Levy Fund

(RMLF).

Secondly the Government, through the Ministry of Local Authorities, is committed to reform

and empower Local Authorities so that they play a more active role in the social economic

transformation of the country. The Ministry of Local Authorities has itself prepared a

strategic plan in which it has clarified its mission and vision which are both targeted at

transforming local authorities. The mission of the Ministry is ―To facilitate Local



137

Authorities to achieve good governance and improved service delivery for enhanced

socio-economic development‖ The vision of the Ministry is ―To have viable, autonomous,

accountable and responsive Local Authorities by the year 2025‖. This provides a

commitment, on the part of the Government, which can be exploited by the council to

achieve its own mission and vision.

Thirdly, the council is rich in physical resources including schools, houses, health facilities,

social and sports facilities, parking facilities and land. If properly managed, these resources

could provide the council with the much needed revenue to enable it provide quality services

to the residents.

Finally the council has, within it, a small team of committed people who have maintained a

sense of professionalism. It is this small team of people, both at policy and technical levels,

that has produced some of the improvements that the City Council of Nairobi has been able to

demonstrate. This team could be identified and be motivated to serve as champions in the

transformation of the council.

The City Council of Nairobi has numerous weaknesses that act as constraints and limit its

ability to transform itself into an effective agent of delivering economic development to its

residents. First the leadership of the council, both at policy and technical levels, is weak.

Secondly the failure of its support systems, especially revenue management, human resource

management, financial management and procurement, has resulted not only to the failure to

collect all the revenues due but also considerable waste and leakages of those revenues.

Thirdly, the council‘s large and unproductive labour force is a major weakness. This not only

continues to consume significant resources that would otherwise be directed towards service

delivery but also contributes to the lethargy and malaise within the council and the resulting

poor image. This situation is worsened by an ingrained culture of corruption and patronage

that has pervaded the council.

Finally during the stakeholders‘ forum held on 13th July, 2011 a number of problems were

identified. They included the following:-

a) Low capacity in terms of institutional structure and human resource capital both in the

city council and at the residents‘ association‘s levels.

b) Over- centralization of the delivery of services by the City Council of Nairobi.

c) Lack of coordination of the agencies involved in the provision of services to the

residents to its residents.

d) Lack of legal backing of the Residents Associations leading to poor participatory

governance; and

e) Weak and outdated legal framework governing development in the City Council of

Nairobi.



138

3.11.5 Urban Management Issues

Background

A quick impression that one gets about these areas under this study is that they were reserved

for the well to do in the colonial times and this continued even after Kenya‘s independence.

Some of the old buildings which were classic in the early 1960s are however changing for

very modern and expensive residential and commercial buildings, in some instances dwarfing

the aesthetic value of the remaining old buildings had.

Within this area are also low and middle class residential apartments and kiosks which have

sprung up in the last 15 years.

In some of the areas, there are inferior and haphazard developments that have been

constructed in the recent past that do not flow with the areas envisaged development control

which hosts the highest class of citizens including State House, United Nations Headquarters

and majority of the Embassies.

Since the early 1990s, the area has recorded progressive human settlement and densification

that has also meant more land subdivisions. Land uses has in the process greatly changed and

so are the non compliance with City Hall development zoning policies which have

unfortunately not changed with the supply and demand forces, hence the mushrooming of

unauthorized development.

The social infrastructure that was meant for the smaller population is now overstretched.

Traffic jams especially early in the morning and late evening are a common happening. Low

income pedestrians usually traverse in this area on the edges of the paved roads along non-

existent walkways from the neighborhoods such as Kibera, Kawangware, Kangemi, Gachie,

Mathare either to come to work in these areas or to and from the city.

The council has not been able to effectively handle these upcoming developments. This is

partly because they happen at a much faster rate than the council can approve them. But the

underlying reasons include centralized City Hall management where planning among other

services are not provided at the wards, weak and inadequate institutional capacity, disconnect

between plan preparation, implementation and development control and the fact that there is

poor coordination and working relation between City Hall and other government agencies on

the one hand and the other interested stakeholders and developers.

Major decisions are made in City Hall and this information and interactions with the intended

communities take quite some while to reach them.

A summary of what therefore now happens is that in the recent past, many developers in this

area have constructed without approved development plans or councils supervision. One of

the claims has been that it takes much longer than the stipulated 30 days in the Building Code



139

within which a building plan once is presented to the council should be approved. On the

other hand, there are no technical staffs at the wards to supervise. Furthermore, City Hall

management style tends to practice top down approach such that even the few junior staff at

the ward level, including the ward manager has limited latitude in decision making.

The senior staff occasionally traverses the area to check out those putting up development

without council approval. We were informed that some apartments were being constructed at

night to escape the council enforcement.

This time lag between City Hall and developers interacting and the fact that there is no

elaborate management information system, city hall may not know what the developers are

doing in real time unless the officers make physical checks.

This has led in many instances to non adherence on zoning policies. Investors have also

raised complaints that the planning standards and regulations are outdated. Developers are

keen on returns on investment but the zoning and development control and such tools as the

building code are claimed to be not realistic and a disincentive. Some of the contentious

regulations the developers also raise concern are whether the current requirement of

maximum 4 storey building where there are no lift and the demand for development not

exceeding about 70% of plot coverage, leaving the rest as open space are economical.

Arising from these unplanned land-use developments, it was observed that in some instances,

some of the upcoming high rise buildings are devaluing the adjacent one dwelling unit

properties.

Existing Situation

The common observation in this area of study is that zoning and land use regulations have not

been flexible.

The development control has been rather restrictive whereas the investors are innovative and

wish to seize economic opportunities to maximize their incomes without necessarily

compromising the quality of life.

Developers have therefore constructed where the council would not have wished or

construction had not been done according to the specifications. Although there were no

reported cases of collapsed buildings, as has lately been experienced in the East lands, the

council still needs to investigate whether the rapid high rise buildings especially, meet the

building code standards and other relevant council regulations.

The other quick observation is that the economic relationship between place of residence,

place of work and place of social activities was by and by becoming inefficient and

ineffective.



140

It is usually this defect that the developers try to shorten and equalize the distances these

three interactive relationships bear in everyday life. For example the shopping centers

planned in the 1970s are quite far from the neighborhoods and also cannot supply the

residents‘ needs. This has seen the emergence of supermarkets and kiosks. There are very few

offices located here as was planned then, which increase transport costs and traffic jams as

residents travel outside the area to place of work. In an ideal planning matrix, the triangular

distance relationship between place of residence, work and social facilities should be similar.

Some of these development initiatives arise from the fact that the council has not provided

them, or investors cash in on the rapid demand. For example, there are no well established

retail markets in the areas under study. Residents are utilizing open spaces or road reserves as

the open markets for foodstuff. Super markets that are being established are supplying fresh

foods retail among other shopping needs.

Most of residential houses are privately owned. The council owns a few and has not

developed more houses in this area since the 1970s. Other government agencies in the

provision of housing such as Ministry of Housing, National Housing Corporation and

Housing Finance Corporation of Kenya are cooperating with donors and financial institutions

to develop. The annual demand for habitable houses in the entire Nairobi City Council is in

excess of 150,000 units. This is usually not met and the demand to supply this backlog has

spilled over to this area, hence the increased construction of high rise apartments.

Decentralization

It does seem very clear that more staffing at the wards would help to enforce development

regulations.

The council started a decentralization programme in 2003. Skeleton staff were transferred to

the wards and basic offices constructed to house the Ward Manager and area Councillor. The

respective departments were to be represented in the ward so that more and more basic day to

day responsibilities are conducted by the ward officers such as the enforcement of

development control.

Effective decentralization is still inadequate and members of the public still go to City Hall

for many issues that could efficiently be handled at the ward offices. This is however likely to

change once County Government becomes operational in 2013 since it shall be mandatory to

have structures and devolve governance up to the neighborhood level.

As at now, resolving and enforcing planning issues take a rather long time. This encourages

illegal development.

Communication system from City Hall to the wards and other interested stakeholders is

usually vertical and rarely consultative. A horizontal communication would place the



141

interested stakeholders in an interactive pedestal and take less time to resolve issues such as

having building plans approved faster.

To improve adherence to the spatial planning that shall be recommended in this report, a

consortial urban operation would seem the better approach in communication.

This approach would involve a totality of interventions and measures coordinated by the

council, with the participation of property owners, residents, permanent users and private

investors with the objective of undertaking structural urban transformations, social

improvements and environmental benefits in the area under this study.

This shall include review of rate-able and fiscal contributions to the council budget and

review of the annual budgetary allocations for social infrastructure investments.

It does seem there shall be need to review character of land subdivisions, use and occupation

as well as the alterations of building norms, but consider the environmental impacts that arise

from the densification.

Still, it does seem there shall be need for regularization of existing construction, reform or

expansion executed in violation of existing planning legislation.

The outcome of this study advocates for developers to prepare Neghbourhood Impact Study

(as well as Environmental Impact Assessment which is currently mandatory for certain

development threshold) so that land-use trends has majority approval from the communities

in that neighborhoods.

Currently, the developer is usually supposed to place a notice in the local dailies informing of

intended development and any one with dissenting opinion to make objections to the council.

There is however scanty information what it entails and forum for the public scrutinize the

proposals. Furthermore, there have been incidences where unscrupulous developers place

change of user advertisements without the councils consent, then go ahead to construct.



142

PART FOUR: PROPOSALS

4.1 Social Development Strategy

4.1.1 Educational Facilities

There are 5 kindergartens, 29 pre-schools, 55 primary schools, and 36 secondary schools in

the planning area. Table 9 presents the projected growth in the number of educational

institutions during the period 2015 – 2035, the development plan period. Guided by the

established planning standards of kindergarten independent of primary school for every 3 000

persons in the population, one pre-school (nursery school) per 3 500 persons, a primary

school for every 5 000 persons, and one secondary school for every 20 000 persons in the

population, by 2015, a total of 49 kindergartens, 42 pre-primary schools, 29 primary schools

and 7 secondary schools will be required in the planning area. This means that there will be a

deficit of 44 kindergartens and 13 pre-schools but no additional primary and secondary

schools will be required; the number of exiting primary and secondary schools will continue

to surpass the thresholds required for the different periods throughout then development

plan‘s lifespan.

For the projected demand for educational institutions for 2020 to be met, an additional four

(4) kindergartens and three (3) pre-schools will be required; the existing primary and

secondary schools will exceed the 2020 threshold. For 2025, three (3) additional

kindergartens as well as pre-schools will be required. A similar number of additional

institutions will be required for the two categories for 2030. Finally, by 2035 an additional

four (4) kindergartens and three (3) pre-school will be required in the planning area.

Table 9: Projected Total Number of Educational Institutions, 2015-2035

Type of

Institutions

Existing

Institutions

Additional Institutions Required

2015 2020 2025 2030 2035

Kindergartens 5 44

[49]

4

[53]

3

[56]

3

[59]

4

[63]

Pre-schools 29 13

[42]

3

[45]

3

[48]

3

[51]

3

[54]

Primary Schools 55 0

[29]

0

[32]

0

[34]

0

[36]

0

[38]

Secondary

Schools

36 0

[7]

0

[8]

0

[8]

0

[9]

0

[9]

Note: The bracketed figures represent the total number of institutions required during that

year.



143

Other major challenges facing the provision of education in planning area are aging buildings

and overcrowding in classrooms especially in public schools. To arrest this situation, it is

proposed that the Nairobi City Council invests in the renewal (renovation) and the expansion

of existing schools. However, the overcrowding problem could easily be addressed through

the provision of more public schools; the planning area is currently dominated by private

schools which tend to cater for students from outside the planning area. Not to forget that the

few public schools found in the area tend to attract students from neighbouring middle and

high density residential areas because they are considered to be of better quality and also

because the residents of the planning area tend to send their children mainly to private

schools. This raises the issue as to whether; additional public schools should be located here

or in the neighbouring middle- and high-density residential areas from which students are

drawn.

Land Requirements

Existing planning standards recommend 0.15 - 0.25 hectares of land for a kindergarten and

pre-school. The standards also prescribe 3.25 hectares and 4.0 hectares as the required plot

size for (3 stream) primary and secondary schools, respectively. Table 10 presents the

projected land required to accommodate the additional educational institutions during the

plan period, 2015 - 2035. As evident from the table, the total of 20.75 hectares of land will be

required by the end of the plan period for additional educational institutions. Of this total

14.50 hectares will be for kindergartens while the remaining 6.25 hectares will be for pre-

schools.

Table 10: Land (in Hectares) Required for Additional Educational Institutions, 2015-

2035

Year Kindergartens Pre-schools Primary School Secondary School Total

2015 11.0 3.25 0 0 14.25

2020 1.0 0.75 0 0 1.75

2025 0.75 0.75 0 0 1.50

2030 0.75 0.75 0 0 1.50

2035 1.0 0.75 0 0 1.75

Total 14.50 6.25 0 0 20.75



144

4.1.2 Health Facilities

The major challenges facing healthcare delivery in the planning area include:

Inadequate healthcare facilities.

Inadequate funding: The budget for healthcare is 7% instead of the 15% as per the

Bamako conference of 1978.

Inadequate healthcare personnel; doctors, clinical officers, nurses, midwives etc.

The solution to the first challenge lies in the provision of additional healthcare facilities

during the plan period. As can be deduced from Table 11, the planning area has a total of nine

(9) health centres, excluding the privately run hospitals like MP Shah hospital, Aga Khan

hospital, and Nairobi Women‘s hospital; there exists no District hospital in the area.

Planning standards prescribe one health centre and one District hospital for every 20 000 and

50 000 persons in the population, respectively. Table 12 presents the projected growth in the

number of health centres and district hospitals in the planning area during the development

plan period, 2015 - 2035. As can be deduced from the table, the area not requires any

additional health centres but will require six (6) new district hospitals during the plan period.

Table 12: Projected Total Number of Healthcare Facilities, 2012-2035

Type of

Institutions

Existing

Facilities


2015 2020 2025 2030 2035

Health Centres 9 0

[7]

0

[8]

0

[8]

0

[9]

0

[9]

District Hospitals 0 5

[3]

0

[3]

0

[3

1

[4]

0

[4]


year.

Land Requirements

Based on the existing planning standards, 0.4 hectares of land is required per health centre

while a district hospital requires 8 hectares of land. Table 13 presents the projected land

required to accommodate the additional health care facilities for the plan period, 2015 - 2035.



145

The table shows that to provide new district hospitals to the end of the plan period will

require a total of 48 hectares of land.

Table 13: Land (in Hectares) Required for Additional Healthcare Facilities, 2015-2035

Year Health Centres District Hospitals Total

2015 0.0 40.0 40.0

2020 0.0 0.0 0.0

2025 0.0 0.0 0.0

2030 0.0 8.0 8.0

2035 0.0 0.0 0.0

Total 0.0 48.0 48.0



146

4.1.3 Community and Social Amenities

Existing planning standards recommend the provision of one (1) church for every 20 000

persons in the population, a police station for every 20 000 persons, one (1) post office per 50

0004 persons, a community centre for every 20 000 persons, a library facility per 20 000

persons, and a fire station for every 100 000 in the population. As evident from Table 15, the

planning area will continue to have more than adequate churches and police posts but is

deficient with regard to post offices, community centres, fire stations and libraries.

Specifically, the area will require the provision an additional three (3) post offices and seven

(7) community centres as well the development of nine (9) new libraries and two (2) fire

stations by the end of the plan period.

Table 15: Projected Number of Selected Social Amenities, 2015-2035

Type of Institutions Existing

Institutions


2015 2020 2025 2030 2035

Churches 28 0

[7]

0

[8]

0

[8]

0

[9]

0

[9]

Police stations 10 0

[3]

0

[3]

0

[3]

0

[4]

0

[4]

Post Offices 1 2

[3]

0

[3]

0

[3]

1

[4]

0

[4]

Community Centres 2 5

[7]

1

[8]

0

[8]

1

[9]

0

[9]

Libraries 0 7

[7]

1

[8]

0

[8]

1

[9]

0

[9]

Fire Stations 0 1

[1]

1

[2]

0

[2]

0

[2]

0

[2]


year

Land Requirements

The land required to accommodate the additional social amenities required during the plan

period is presented in Table 16. As evident from the table, a total of 8.4 hectares will be

required as follows: 1.2 hectares for post offices, 2.8 hectares for community centres, 3.6

hectares for libraries, and 0.8 hectares for fire stations.

4 The planning standards require one (1) post office for every 40 0000 persons in the population. However,

because of changes in communication technology (e.g. use of e-mail) the post office is playing a

diminishing role in society and hence the decision to use 50 000 persons in the population.



147

Table 16: Land (in Hectares) Required for „Other‟ Social Amenities, 2015-2035

Year Churches Police

Stations

Post

Offices

Community

Centres

Libraries Fire

Stations

Total

2015 0.0 0.0 0.8 2.0 2.8 0.4 6.0

2020 0.0 0.0 0.0 0.4 0.4 0.4 1.2

2025 0.0 0.0 0.0 0.0 0.0 0.0 0.0

2030 0.0 0.0 0.4 0.4 0.4 0.0 1.2

2035 0.0 0.0 0.0 0.0 0.0 0.0 0.0

Total 0.0 0.0 1.2 2.8 3.6 0.8 8.4



148

4.2 Environmental Management Strategy

4.2.1 Riparian

It is recommended that all concerned and approving authorities make observing of riparian

reserves a condition of any licences issued. WARMA, the lead agency in water resources,

recommend a riparian of between 6 and 30 metres. This should be strictly enforced. The

agreed upon riparian can only be arrived at after a pegging exercise as various considerations

are taken into account, thus making it impossible to arrive at one blanket regulation that is

suitable for all sites. Riparian distances are therefore site-specific.

Water should be used efficiently with localized water supply sources that reduce

demands on main city water supply.

Residents should take advantage of rainwater by installing rainwater harvesting

facilities and storing it. Rainwater, if collected in suitable receptacles, can be potable.

Waste water should be treated and recycled. It is suitable for use in gardening,

cleaning external areas and cars, etc.

Waterways should be kept clean and pollution free to encourage diverse and abundant

ecosystems.

Tree planting along waterway banks should be encouraged for soil stabilization.

Roles and responsibilities of actors:

Neighbourhood Associations,

private residents,

City Council to put conditions on licences that make installation of rain-water

collection and Waste Water Treatment Plants compulsory,

KFS,

Greenbelt Movement and

private residents in tree-planting.

Guidelines for funding: Neighbourhood Associations, City Council, private residents and all

other stake-holders.



149

4.2.2 Green Public Space

Nairobi has retained a limited amount of green space within the city. Apart from Uhuru Park

which is in the CBD, other smaller green public spaces within the study area include:-

the green area off Peponi Road in Zone 5, opposite the up-coming Aga Khan

Graduate School for Media and Communication;

City Park in Parklands in Zone 3, opposite the Aga Khan University Teaching

Hospital.

Green spaces help to maintain biodiversity, filter pollutants from the air and act as minor

water catchment areas within and on the outskirts of the city. Although these green spaces

have been protected, it is evident that natural vegetation is being lost in the city due to

numerous and uncontrolled developments. The few green public spaces within the study

area are overgrown and often pose a security hazard as they are too bushy and are an ideal

hiding place for criminals.

Recommendations

Green spaces are an ideal opportunity for the Local Authority to raise its profile in the eyes of

all city dwellers. It is easier to attract investors to buy-in to this type of project as it is a win-

win situation for all parties involved. There is public gain for the general public who will

have a green space to enjoy. There is added advantage for the investor as they would have an

elevated public profile and enjoy benefits of Corporate Social Responsibility and lastly the

City of Nairobi would benefit from having a green lung that would enhance its aesthetics and

air quality.



150

Roles and responsibilities of actors:

City Council

Investors

Guidelines for funding: PPP

For Air Pollution, Solid Waste Management and Wastewater Management please see the

table Environmental Management Plan (forwarded for ease of reference). It outlines proposal

and assigns roles and responsibilities.

The only thing that was missing is ―Guidelines for funding‖ which are proposed as follows:

1. Air Pollution

a. GOK through NEMA, City Council of Nairobi

b. Industries through the Kenya Association of Manufacturers and individual

industry owners

c. Energy Regulatory Commission

2. Solid Waste Management

a. GOK through the City Council of Nairobi

b. Private waste management companies

3. Wastewater Management

a. GOK through NEMA and Min. of Water

b. Property Developers



151

4.2.3 The General Environmental Management Plan (EMP)

a) Air Pollution from different sources

AIR POLLUTION FROM DIFFERENT SOURCES

Source Recommended Mitigation Measures Responsible Party

Mobile Sources e.g.

Traffic

Strengthen the existing and new vehicle emission standards

Enforce inspection and proper maintenance systems

Coordination with oil companies to provide cleaner fuels

Require that new vehicles should be installed with emission control devices

Implement programmes to combine road safety and emission control under a

centralized system operated by private sector and regulated by Government

Implement roadside enforcement programmes to focus on gross polluting vehicles

Improve and increase existing mode share of public transport, walking and

cycling

Develop cost-effective mass transit system that meet present and future mobility

needs

Restrict demand for private motorized traffic

Improve traffic management to enhance flow of people and goods

Promote and encourage use of non-motorized transport for short distance trips

Ministry of Environment and

mineral resources

National Environment

Management Authority


Energy Regulatory

Commission

Car owners **

Companies, NGO‘s,

Government offices,

parastatals etc.

Stationary Sources e.g. Improve and strengthen emission standards Ministry of Environment and



152

Industries

Promote and encourage adoption of best available technology

Promote adoption of clean technologies and cleaner production

Encourage the adoption of environmental management systems

Review whether environmental impact assessment report/study sufficiently

addresses air quality concerns

Integrate air quality in land use planning to prevent new undesirable industrial

developments

Review ambient air quality monitoring results and source appointment to

ascertain whether there is need for stricter standards for stationary sources

Ensure that land use planning takes into account the need for zoning and

segregation of heavy polluting industries

Review whether adjustments to environmental impact assessment procedures are

required and ensure that mitigating measures are implemented

mineral resources

NEMA

Ministry of industrialization

Kenya Cleaner Production

***


Industry/factory owners

Area Source e.g.

construction & demolition

activities

Enact regulations prohibiting the emissions of excessive construction dust

Enforce implementation of measures to reduce dust from construction sites

Spray of water on bare grounds during construction activities

Building a buffer fence around construction site

Materials drop height to be kept to minimum

Dust sheets over surface of stockpiled materials


NEMA

Developers & constructor



153

Develop road cleaning programmes and ensure linkage with road design and

―greening‖ programs to prevent dust

Open burning of solid

waste

Enact regulations prohibiting open burning of solid waste

Re-use and recycling should be given priority before disposing of solid waste

Avoid burning waste in open and solid waste should be disposed of in the right

manner

A designated sheltered place should be available/provided in all types of

developments (commercial, residential, offices etc.) where solid waste should be

stored before collection by licensed transporters.

NEMA

Residents

Companies

Developers

General:

- Explore and introduce where possible alternative energy sources to reduce emission of greenhouse gases

- Conduct educational campaigns and demonstration workshops for industries, commerce, the community and Government; on improved

air quality and reduction of greenhouse gases

b) Solid Waste Management

SOLID WASTE MANAGEMENT

Source Recommended mitigation measures Responsible party

Households/

domestic,

Put in place a comprehensive waste collection and disposal system and infrastructure

Upgrade and increase waste disposal facilities continually in tandem with increase in

waste generation and tighten pollution control requirement

Implement a system to ensure that the design of buildings incorporates provisions to

facilitate refuse collection


NEMA

Private Sectors

Ministry of Environment



154

All solid waste should be collected regularly for proper disposal. Proper equipment and

vehicles should be used

Polluter-pays principle should be applied

Develop and implement an effective programme to deter and prevent illegal dumping and

open burning of refuse

Enhance public education, awareness and participation

Segregation of waste at source

and mineral resources

Residents

Industries/factories **

Developers

Construction and

demolition activities


Re-use and recycling should be given priority

Regular inspection of construction sites

Developers

Contractors and

construction workers

Local Authority

Industrial and

commercial


Encourage prevention of waste generation, re-use and recycling

Prevent pollution from toxic and hazardous waste

Install facilities for proper disposal of hazardous and toxic waste

Enact and enforce legislation that prohibit illegal dumping and open burning. Conduct

regular review of the legislation and tighten them where necessary

Ensure that sources of hazardous and toxic waste can manage and dispose of their

hazardous and toxic waste safely before starting operation

Occupants

Developers

NEMA



155

Carry out regular inspections to sources that generate hazardous and toxic waste

Promote waste minimization and reduction programmes. e.g.

- Encourage minimal packaging for consumer products to minimize excessive

distribution of plastic bags in shops etc.

- Set refuse-disposal fees that would discourage excessive waste generation

- Consider feasibility of take back-laws e.g. for electrical and electronic appliances

etc.

Promote recycling activities and develop recycling industries

- Implement city (study area)* waste recycling programme, if necessary recycling

laws

- Introduce an efficient and effective scheme to collect recyclables to encourage

recycling in homes

- Introduce recycling bins at strategic public locations

- Introduce and encourage recycling of industrial and commercial waste

- Introduce habit of recycling in the community, schools and across the workforce

through educational programmes

- Set up waste sorting plants to speed up recycling process so as to encourage more

players to enter the recycling market

Shops, super-markets etc. should indicate the price of a shopping plastic bag in the

receipts. (this will discourage the customers to take a new plastic bag every time and will

force them to buy re-usable shopping bags or recycle those already bought)


Shop owners and

individuals



156

General:

- Consumers should change their ‗use and throw‘ mentality

- Promote innovative technologies to reuse waste

- Introduce programs that put value to waste to encourage recycling

- Increase awareness on waste minimization and recycling

- Incorporate waste minimization, recycling and nature appreciation into formal education programme

- In residential, commercial and industrial developments, different waste containers should be provided and labeled for example: bio-

waste, paper, cartons, tin, glass etc. to encourage waste segregation at source.

- Implement public education e.g. through media, to increase awareness on the importance of waste minimization and recycling, green

consumerism and nature conservation

- Conduct education campaigns to increase public awareness on the environmental problems caused by littering and poor solid waste

management

- Facilitate and encourage community/public projects on waste minimization and recycling

- Engage research and development partnerships with private sectors to develop waste minimization, recycling and reuse and nature

conservation technologies

- Include environment subjects into teaching curricula of all school levels

- Strengthen manpower logistics for different components of solid waste management

c) Waste Water Management

WASTE WATER MANAGEMENT

Source Recommended mitigation measures Responsible party

Households/ domestic,

Improvement and provision of infrastructure

Prevent and minimize water pollution at source

- Provide sewerage systems to serve all households.

Segregate/zone land areas for different uses to safeguard


NEMA

Water Resources Management

Authority



157

Industrial and commercial

(sewerage leakages and discharge of

industrial effluent into the environment)

water catchments

Conduct regular checks for sewage pipes blockages, leakages

or damages

Monitor effluent quality regularly to ensure that the

stipulated discharge rules and standards are not violated.

Institute a system/procedure to assess impact of each

development before implementation

Inspect industries to ensure that the best available

technologies are incorporated into its processes/activities

Enforce/require industries to install analysers/meters to

monitor effluent quality before discharge

Prohibit wastewater from polluting activities from

discharging into drains, canals etc.

- Monitor and pretreat effluent before discharge into

sewer or watercourses

Use of best available water pollution control technologies in

industries

Enact and enforce legislation to control water pollution

Adopt polluter-pays principle

Water quality must meet standards for its intended uses

Nairobi Water and Sewerage

Company

Private Sectors

Ministry of Environment and

mineral resources

Residents

Industries/factories **



158

General:

- Monitor water quality of watercourses

- Conduct regular review of water monitoring programmes to ensure that they remain relevant and to ensure that new emerging pollutants

are monitored

- Upgrade water monitoring and assessment capabilities

- Promote integrated water management structure, multi-sectoral and national-local consultations

- Promote Government, public and private partnership

- Encourage reuse and recycling of wastewater. New and existing developments should be encouraged to practice sustainable

development. On-site wastewater treatment systems should be used to ensure recycling of water.

- Upgrade sewerage system and wastewater treatment facilities to meet increasing wastewater generation and minimize water leakages

- Sewerage treatment plants should not be located within water catchment areas



159

4.3 Local Economic Development Strategy

Commercial/employment area proposals are consistent with the goals and objectives of the

City and the country as spelt out in the economic pillar of vision 2030. This is based on the

City‘s current structural context and anticipated growth as relates to present and planned

future growth of employment demand. The authority to oversee the implementation of

commercial developments with respect to nature, size and location is provided by the

Planning Act, and Local Government Act. Others include official plans and zoning by laws.

Basis of employment area provision on a hierarchy is the planned function I relation to the

size covered and population to be served that ensures accessibility by the community by

various modes and equally distributed. This is reinforced by the fact that there is a variety of

service with differentiated demand threshold.

Municipalities and Cities have applied different choice approaches as dictated by the

circumstances. These are the application of the traditional hierarchical approach, using

population threshold, to determine the size of the commercial jurisdiction. It was referred to

as the controlled approach. This was found to be impracticable and inappropriate due to the

fact that retail market changes quickly and policies which tightly control the development of

commercial spaces do not respond well to market changes. Secondly eliminated restrictions

and apply detailed design guidelines to direct the form of development on the assumption that

consumer choices will determine the location and amount of development. This is called

maximum choice approach. This could lead to concentration of development in one area and

leave out others, proliferation of developments as in most cases the investors dictate the type

of investments rather than the consumers. Thirdly, the use of a flexible control approach

which is more strategic and less prescriptive on policies. This reflects a balanced approach

which has the benefit of responding to the market changes but still prescriptive in the

expected level of design and site standards. In the proposals the hierarchy mixed with market

trends has been applied.

One of the key goals for commercial development within a city is to provide a good range

and distribution of retail and service commercial uses to ensure all areas are well served.

Commercial developments should be available to neighbourhoods and communities to ensure

daily and weekly shopping needs are met besides providing local employment. It is important

for the City Council of Nairobi to ensure that in proposing and regulating land use for

commercial purposes the public interest should be served by ensuring that three aspects are

adhered to. These are ensuring convenient access to a wide range of goods and services, the

efficient use of infrastructure (good location, adequate infrastructure, no environmental

disturbance), and avoidance of blight.

Applying the flexible control approach, distribution, access to commercial services, income

levels and level of services three types of commercial nodes are envisaged in the planning

area. The nodes and population thresholds are as indicated in the table below in a three tier

system or hierarchy.



160

Table 1-4: Proposal for Commercial Nodes

Tier/Hierarchy I II III IV V

Population Over 250,000 100,000-250,000 50,000-100,000 20,000 Below 10,000

Distance

Type Main CBD Secondary Commercial Node Neighbourhood

Commercial Node Local Neighbourhood Local Centre

Zone 3 A section of Westland Highridge Centre

Extended Westlands City Park Centre None

Zone 4

A section of Westlands to Karuna Road

Dagoretti Corner Centre

Hurlingham A. Kodhek-Yaya Centre

Adams Arcade

Valley Arcade

Kileleshwa (Mandera-

Laikipia Road)

Lower Spring Valley (Shanzu Lower Kabete

Road Junction)

Kasuku Centre

Zone 5 Lavington Centre

Loresho Centre

ABC Centre

Upper Spring Valley on

Lower Kabete Road

Junction of Lake View

Drive Lower Kabete

Road, Kaptagat Road

Suggested

Activities

All the activities in the lower

nodes in addition

to international

Retail shopping Commercial & all offices (local &

International

Self-contained supermarkets/malls Hotels, Restaurants

Entertainment Petrol Stations Drug Stores Fresh Produce

Market Electronic shops

Bakery, Professional Colleges, Forex Bureaus, All major

Banks, Insurance and Real Estate

Postal & Telephone Exchange, Sub Fire Station, Hostels,

ICT Centre, Termini, and Multi-level Parking, Laundry, Carpet Cleaning, Auto spares, Light Industry Auto repair,

Showrooms, Veterinary, Private Hospitals, Sub District

Public Health centre, Municipal or decentralized Council

offices, Personal services, Light industry, Police station,

Generate employment

Retail shopping, Commercial & all offices

for local agencies

Super market

Petrol station, Restaurant,

Laundry, Carpet Cleaning

Car wash,

Chemist, Private clinics

& Laboratory,

Guest House, Hostels,

Entertainment, Police

Post, Dispensary, Fresh

Produce Market,

Generate employment

Retail shopping, Commercial offices

Laundry & Carpet

cleaning Chemist, Local

health centre, Laboratory

Generate employment

Retail shopping, Local

level service

activities

Generate

employment



161

Introduction of a hierarchy of nodes specified as, secondary (Westland) being shared

by zone 3 & 4, Dagoretti Corner and Hurlingham Argwings Kodhek Yaya Centre

with population catchment shown in the table and level of activities. This is followed

by neighbourhood commercial nodes also illustrated in the table above in zones three,

four and five together with expected level of activities. Another level is that of local

neighbourhood centre in the three zones and the level of activities. The last is a local

centre with its catchment population and level of activities. This will add to the

employment generation of the zones and help in reducing traffic congestion with the

introduction of E-commerce. The areas are shown in Map 2

Dagoretti Corner node will have mixed use developments noting the already available

concentration of institutions. These functions would range from commercial,

institutional, light industrial and particularly location of waste recycling, and ICT

related businesses

All the secondary commercial nodes should have a business ICT centre to tap into

Business Process Outsourcing as a way of generating employment for the youth and

in line with vision 2030

Enhanced linkage of the nodes with enhanced road network (Dagoretti Corner node to

be linked to westlands and eventually CBD, through James Gichuru and Wayiaki

way, Ngong Road Kilimani Ring Road Argwings road Yaya; Gigiri Village Market

via Limuru road to Town, Via Limuru Road, Red Hill Road, Peponi Road Westlands)

In zone 4, creation of a commercial node in Kileleshwa between Laikipia and

Mandera Road

In zone 5, on Kaptagat road, next to welcome, has water front development taking

commercial character which should be enhanced to serve Kiuna and Loresho people

Intensification of the existing nodes in all types and expansion within defined limits

where space allows, In case of space constraints, planning gain to be applied by the

City council besides the use of lease instrument at the time of renewal.

Land ownership factor to be streamlined where it is the constraining element in some

nodes like Adams arcade, and Lavington so that the growth potential of some nodes

can be realized

Council in partnership with private sector to commission comprehensive

commercial/employment policy reviews to generate information required and also

suggest a commercial policy framework for implementation. This entail determining

the commercial area size, activities, sources of supplies, floor space, parking

requirements, service levels in each of the nodes and accessibility. This should be

accompanied by urban design guideline for the commercial nodes



162

Provide incentives for the provision of common essential services like fresh produce

markets in distributed in all the zones

Corridor commercial developments along the Highway (Wayiaki) for their functional

efficiency should be where there are slip roads for acceleration and de-acceleration to

avoid direct access to the highway

Corridor commercial developments on Ngong road for their functional efficiency and

protection of investments should be well located observing the necessary setbacks and

building line regulations to preserve the space for future expansion and avoid

demolitions. Possibility of acceleration and de-acceleration lanes be looked into on

Ngong road

Closer monitoring of the approved plans and construction rates to establish the

measurement of employment generated in the building and construction sector in the

planning area

The City Council in partnership with residents and informal activity owners where

possible to hold consultative meeting towards finding a solution of incorporating them

in the suggested nodes and others areas where there is space. The design and

appearance of the structures to be improved in line with the good appearance of the

area.



163

4.4 Financial and Investment Management Plan

In summary the following are challenges and opportunities observed within the council in so

far as matters financial and investment management are concerned.

Challenges

The amount and timing of payment of CILOR by government against known

assessments are generally unpredictable at the end of each year.

The city council continues to levy a site value rate whose yields are much lower than

the improved property value rate whose yield would be much higher.

The council‘s property tax registers, valuation rolls and physical planning maps and

registers are not linked and cannot be simultaneously up-dated to assist it in

assessments and invoicing of property taxes due.

The categorizations of businesses for purposes of levying a SBP are too broad to

conveniently accommodate the many different and unique characteristics of

businesses in the city.

There is no register of businesses operating in the city

Complaint that the Ministry takes unusually long to approve or decide otherwise on

the council‘s proposals to revise its user charge fees and rate struck.

There are no transparent and accountable mechanisms to ensure for utilization of

development funds (Resource Envelope) that is determined annually and allocated to

elected councillors who together with the Ward Committee oversee its use for

financing implementation of activities and projects identified and prioritized through

the LASDAP process for their respective electoral wards.

The council‘s revenue and expenditure estimates are based on the preceding year‘s

actual levels and therefore project likely outcomes under existing circumstances as

opposed to outcomes based on the highest possible revenue of the base can yield.

The council‘s accounting, reporting and other financial management operations are

not fully computerized and inter-linked.

Opportunities

The amounts of LATF, RMLF and other inter-governmental transfer grants to the city

council have been increasing annually and are likely to become the principle and most

reliable source of revenue for the council.



164

The laws empowering the council to raise revenue are in place and it has formulated

by-laws, policies and regulations to ensure collection of revenue due and to guide use

of available resources on planned activities.

The council comprises very enlightened membership and has in place a professionally

qualified workforce.

The Stakeholder including the private sector, NGOs, CBOs, faith-based organisations

and residents (individually or in groups) are keen for opportunity to be positively

involved in council operations.

The basic infrastructure and equipment necessary for provision of local authority

services are in place (although poorly maintained)

The LASDAP, through the performance contracts and through the budgetary review

processes, the council has installed elaborate procedures to continuously monitor and

evaluate all its activities.

Detailed analyses of the council‘s revenues and expenditure highlighted operational problems

for which solutions were prescribed and principal actors identified as outlined in table 9

below:-



165

Table10: Revenue mobilisation and Investment problems, proposed solutions and actors

Observed problem Proposed roles Actors

Most of available resources are spent on staff costs

leaving very little for services provision and for

increasing and servicing productive capacity

Reduce proportion of resources used on staff emoluments through Job

evaluations to rationalize employee jobs content and determine optimum staff

positions per service/activity/cost centre

NCC, MOLG,

Regular training programmes for councilors, senior and other staff to ensure increased positive contributions to overall operating results by a reduced staff.

NCC, MOLG

Low computerization Implement the LAIFOMS software NCC, KLGRP

Ministry takes unusually long to approve or decide otherwise on the council‘s proposals to revise its

user charge rates

Consider fixing: -

The time the Ministry should take to act on specific requests of councils, or the time after which and even in the absence of response from the ministry, the

council should assume its requests have been granted

NCC, MOLG,

Stakeholders,

Council levies the unimproved site value (USVR) rate based on land value only and whose yields are

much lower than tax based on developed property

values (land plus all developments)

The council should levy a tax rate based on the developed (i.e. land plus

developments) value of properties

Residents, NCC,

MOLG, Dept. of

Physical Planning

The councils property tax registers, valuation rolls and physical planning registers are neither linked

nor simultaneously up-dated to assist it in

assessments and invoicing of property taxes due

Spatial data on the cadastral base maps of the city area can be integrated with details in the valuation rolls and tax registers and stored in digitized

Geographical Information System (GIS) to provide essential geo-data base for

fixing tax rate, assessing tax due and generating tax invoices.

NCC, Valuers,

MOLG, Physical Planners

Levels of fees and charges are too low compared to those charged by private providers and do not

reflect the market cost of providing the services. Provide mechanism for regular revision of tariffs to approach the level of private providers.

NCC, MOLG

Tariffs / rates for fees and taxes are often out of date

NCC, MOLG



166

Observed problem Proposed roles Actors

Rates registers are based on property valuations in the

valuation rolls which are not up to date, regarding changes affecting use, ownership, subdivision, and contact or

physical address of owners of properties.

Pass supplementary valuation rolls to charge rates on new or

subdivided properties before valuation roll is revised

NCC, Valuers, Physical Planners

The amount and timing of payment of CILR by government

against known assessments at the end of each year are generally unpredictable

The Govt. to pay contribution in lieu of rates in full and regularly MOLG/ Ministry of

Finance

Collection of outstanding rates revenue through civil debt

collection procedures is cumbersome Make default to pay rates a criminal offence

NCC, MOLG,

Stakeholders, Attorney General’s chambers

Multiple, uncoordinated and competing public funds for

financing activities and projects at local level is wasteful

ways.

Multiple channels of central funds flowing to local areas, (LATF,

Bursary Fund, RMLF and CDF) should be rationalized,

transparently managed, targeted and better coordinated.

NCC, Nairobi County Govt.

Council regarded as the only authority to finance public developments at the local level

Arrange Public Private Partnership financing for some public

services and infrastructure

Stakeholders, NCC,

MOLG.

Council to consider use of loan funds to finance income

generating/self financing investments

NCC, Financial

Institutions, Banks, Capital markets

Inadequate residents input to local authority strategic

planning, budget preparation and revenue enhancement

planning

All projects funding should be aligned with local strategic planning

and organized through the LASDAP consultative process with

stakeholder forums contributions.

MOLG, Stakeholders

The council relies on the list of permits issued in any year as

a register of businesses operating in the city. This is

unrealistic as there could be other businesses operating

Maintain up to date and computerized registers showing location

and contact addresses of individuals and businesses. Relevant data

can be derived from surveys or lists of users or properties

NCC, Consul tats,

KLGRP, MOLG



167

without seeking licenses. maintained by the Planning Department.

The council lacks capacity to deal with cases of delayed or

evasion or even refusal to pay SBPs and User charges Law courts, MOLG



168

Proposed Revenue Mobilization & Investment Strategy

Funding of recurrent and development operations

The continue relying on revenue derived from its traditional sources, the administrative

component of LATF grant, the entire amount of RMLF grant, property rates, SBPs,

market fees and user charges to finance its recurrent expenditure including staff costs,

operating costs, maintenance costs and debt servicing. If the council adopts improvement

rating, it is expected that the council will be able to raise enough revenue to pay for all its

operating expenses and remain with a substantial surplus for capital investment.

Computerization

The council is installing a computerized accounting and financial reporting programme

through adoption of the Local Authority Integrated Financial Operational and

Management System (LAIFOMS), accounting software being developed by the KLGRP

to address the unique accounting and other information needs of local authorities in

Kenya. The council should ensure implementation of all accounting modules of the

programme.

The council should also attend to the following issues in order to reduce the level of its

operating expenses and increase its revenue generating capacity:

Geographical Information System (GIS)

The council needs to implement a property taxation system, up-to-date land information

database that records all the properties in a city, e.g. structure‘s location, owner, size,

usage and occupancy needs to be developed. Such a database can be integrated with data

collected by classical surveys of the area into digitized geo-referenced a maps showing all

the properties identified and their sizes, number and levels of buildings, number of

occupants buildings and other features such as roads, rivers, schools, recreational

grounds, etc. Details on the map can be stored in a Geographical Information System

(GIS) for quick retrieval and provide essential geo-data base for fixing tax rate and

generating tax invoices

Public Private Partnerships (PPPs) & Investments in commercial undertakings

The law allows councils to engage in and promote trading activities like hotels, lodges,

hostels, restaurants, public transport, etc. These are activities must be operated purely on

commercial terms, individual or joint venture and with a view to generate profits to

ensure and justify their sustainability. (ACTORS: NCC, Private Sector, Public Private

Partnerships)



169

Cost Recovery arrangements

The council should ensure that revenue generated by user charge facilities such as

markets, ambulance service, and public conveniences, fully cover related staff, operating,

and maintenance expenses and realizes reasonable savings contribution towards a fund

for expansion of the scale and coverage of the service as well as for eventual renewal or

replacement of the capital assets used.

The council is empowered by law to regulate and control the location and operation of

certain persons, matters, premises, trades and occupations. The purpose of the SBP fees it

collects for the permits it issues is to facilitate regulation and control regulation and

control. For this reason it is desirable that nominal fees are charged to ensure recovery of

the cost of regulating and controlling businesses. (ACTORS: NCC, Minister for Local

Govt, residents, business community)

Special development rates levy

Borrowed funds are best suited for financing the development of bankable projects e.g.

markets, bus-parks, slaughter houses) whose expected returns are sufficient to service the

loan.

Where both the residents and the council do not have resources to immediately satisfy a

genuine need for an access road or sewer connection, the council may negotiate and

secure the loan, apply it on development of the required facility, apportion the total cost

of the facility to properties served by it, and recover the cost in form of a special rate

loaded onto rates normally charged). The council can the use the proceeds to service the

loan and to manage the use and maintenance of the facility. (ACTORS: NCC, property

owners/rate payers)

Grants and donor funds

The purpose and use grant and donor funds may not change significantly in the future.

The RMLF grant is given to the council for roads maintenance and nothing else. The

Education Bursary grant finances the provision of education to bright children from poor

backgrounds. The National Aids Control Council grants fund advocacy against spread of

HIV-AIDS among the youth and support to HIV-AIDS patients. These are examples of

grants and donations availed to the council to finance specific operations and maintenance

programmes.

The council may also receive grants and donations to finance the development or

acquisition of long-tern investments. The Government, in FY 2010/11 and through the

Economic Stimulus Fund provided a one off grant of about Kshs. 1million for

development of a fresh produce market for the council in each of the eight constituencies

of Nairobi. Development grants and donations may be given in cash with conditions

requiring that they be used for development or acquisition of specific capital assets.



170

Alternatively the donor may develop or acquire the assets and pass them over to the

council in kind. (ACTORS: NCC, NGO‘s GoK, Stakeholders, development partners)

Privatization & services contacting arrangements

Where the city is not in a position to provide a service, it may contract it to private sector

operators to provide the service with such conditions as will ensure sustained availability

of the service at an affordable cost to all who need it. Services that can be privatized

include water supply, solid waste management, slaughter houses, rental housing, nursery

schools, markets, hotels, lodges and restaurants. (ACTORS: NCC, Residents,

Stakeholders, Private sector)



171

4.5 Transportation Sector

Expansion and integrating transport facilities

Generally, given the current level of traffic in the study area (for all the six zones), there is

need to expand the roads and integrate them with non-motorized and intermediate transport

facilities such as pedestrian and bicycle paths. The population living in this area is now mixed

in terms of socio-economic characteristics. The expansion must inevitably also consider the

provision of facilities sufficient to sustainably support public transport system.

This programme will require acquisition of land; this is only possible by making use of

public-private partnerships (PPPs) as well as imposing conditional approval of development

proposals in groups of plots to allow appreciable sizes of land that meet a threshold that can

allow expansion and integration of transport facilities and infrastructure.

Construction of missing links and by-passes

The Nairobi Transport Study (NUTRANS) proposed construction of a number of missing

links and the Nairobi by-passes. This process is on-going, being undertaken by Urban Roads

Authority (KURA) in partnership with the City Council of Nairobi (CNN) and the Ministry

of Nairobi Metropolitan Development. The programme should be given priority by CNN as it

will improve both connectivity and accessibility with the city region and also open up

channels for traffic flow to the peri-urban areas and to the other urban centres in the greater

Nairobi Metropolitan Region. This will not only disperse the congestion in the area of study,

but also help divert through traffic from the busy city CBD.

Construction of some of the missing links and improvements connecting zones 3,4 and 5 to

zones 6, 13 and 20B may be seen as long time due to the nature of terrain in the area and the

existence of Karura forest in the area. This requires more planning, resources and

consultations. However, this is a critical transport system improvement undertaking for the

study area as it gives an efficient linkage to the northern and eastern by-passes.

Expansion of the key arterial and primary roads neighbouring the study area zones such as

Ngong road, Waiyaki way and Limuru road, and connecting them to the key roads serving

the Nairobi Metropolitan Region should be given priority for efficient connections. Ngong

road expansion should involve both dualling it as well increase the lanes for each carriage

way. Limuru road should be expanded to 4 lanes.

Redesigning the roads to reflect a new functional road hierarchy order and arrangement

Considering the analysis in section 4.5 and in the light of proposals 5.1 and 5.2, there is need

to integrate the expansion of the roads in the area with redesign of the roads to reflect new

functional arrangement in a systematic urban road hierarchy.

A report by the Ministry of Roads and Public Works (2008), Republic of Kenya, on Road

Network Classification Study gives a summary of recommended classification of urban roads



172

as given in Appendix 3. Following this recommendation, the following roads linking the

proposed secondary commercial centres (Dagoreti Corner, Westlands Centre, and Gigiri and

Highridge) should be considered for hierarchical upgrading: James Gichuru road, Gitanga

and Argwings Kodhek roads, Limuru road and Lower Kabete road. The hierarchical

upgrading should aim at expanding public transport facilities.

The missing links should all be fully integrated with public transport facilities and non-

motorized transport facilities, the roads being not less than four lanes. They will help improve

traffic circulation, creating direct connection, for example from Kilimani to Kileleshwa,

Riverside road to Westlands, Waiyaki way to Gigiri area, and the primary urban roads to the

by-passes.

Improvement of junctions

Most of the junctions in the study area are at-grade intersections with high levels of

inefficiency, causing bottlenecks. The junctions need improvement by introducing

roundabouts with installation of current generation traffic lights of advanced technology.

Other traffic management measures

The other measures that could be considered, especially for Westlands centre, include

premium pricing where roads entering such centres are tolled to discourage non-essential

traffic from accessing the centres.

Parking issues and traffic management in various proposed Secondary Commercial

Centres in the study area

Parking is already an issue in a number of neighbourhood commercial centres, and therefore

requires proper planning, location and design. The worst cases are Westlands centre and

Highridge commercial centre. There is need for participatory approach to handing the issue

just as in the case of expansion of roads. Stakeholders should be engaged by CNN with a

view to implementing conditional group approval of development proposals to allow

surrender of sufficient land space for facilities.

For effective implementation of this strategy, there is need to carry out detailed local traffic

management study for actual location and design of facilities and key parking and bus park

areas and traffic management system. This is particularly critical for the proposed Secondary

Commercial Centres (Dagoreti Corner, Westlands, Haligham, Gigiri and Highridge), for

detailed plans and design.

Westlands Commercial Centre case

This centre, especially its CBD, presents a very unique planning problem. The bus park for

Westland should be relocated away from the key Waiyaki road. Moreover, there need to

urgently improve the roundabouts by expanding them. The junction of Chiromo road-Ring

road Westlands should be removed through grade separation.



173

Ring road Westlands as well the roads it is connecting, Ring road Kileleshwa (missing link 3)

and Lower Kabete road should be expanded and fully integrated with NMT and public

transport facilities.

Parklands road also currently carries a lot of traffic including public transport service

vehicles. Yet it is narrow with small roundabouts that present frequent bottlenecks. It requires

urgent expansion and improvement of its junctions.

Control of Development abutting Primary roads

The proposals for development fronting the key primary roads such as Ngong road and

Waiyaki way should only be approved with stringent conditions and utmost care. Sufficient

space between the building line and the road reserves should be allowed. No direct access to

these primary roads should be allowed at all; this does not seems to be the case now for both

Ngong road and Waiyaki way. Violation of this requirement compromises the hierarchical

class functions of these roads resulting in serious problems.



174

4.7 Water and Sanitation Strategy

In general;

Provision of water, sewerage, stormwater and solid waste services in the study areas

cannot be done in isolation. The growth of the Nairobi City as a whole affects the

areas of study and projections of service provision should be considered

wholesomely.

It is important to note that the proposed enhancement of density and vision of the

study areas should be shared with the concerned authorities who are in charge of

service provision.

The economy of the study areas are relatively middle to high income and the level of

service provision is relatively high. The strategies proposed takes cognizance of the

economic status of the

The institutions mandated to develop the requisite infrastructure should fast track the

implementation of the programmed work or master plans. In addition, the institutions

that regulate and enforce service provision should be passionate in their work to

ensure compliances with relevant laws and regulations.

The immediate institutions and associations that should work closely to in

harmonizing proposed plans and ensure adequate service provision in the areas of

study are:

o Athi Water Services Board (AWSB)

o City Council of Nairobi (CCN)

o Nairobi City Water and Sewerage Company (NCWSC)

o Runda Water Company

o Water Resources Management Authority (WRMA)

o National Environmental Management Authority (NEMA)

o Roads Authorities particularly Kenya Urban Roads Authority (KURA)

o Respective Residence Association

o Ministry of Nairobi Metropolitan and

o Ministry of Local Government



175

a) The City Council of Nairobi should implement the provisions of the Integrated Solid

Waste Management Plan prepared by JICA in 2010.

b) Nairobi City Water and Sewerage Company should take inventory of the aged water

pipelines and sewerage network in the study area and prioritize rehabilitation by

replacing or increasing the capacity of the pipelines and sewers.

c) There should be a proper coordination between the City Council of Nairobi and

Nairobi City Water and Sanitation Company on the provision of water and sewerage

services.

d) The City council of Nairobi should also coordinate with NEMA and WRMA on the

protection of natural water courses.

e) Nairobi City Water and Sewerage Company should closely liaise with the relevant

roads authorities during road rehabilitations and expansions so that sufficient time is

allowed for relocation of the services along the road reserves or those service lines

that are close to the road.

4.7.1 Water Supply Strategy

Water supply provision in the area of study is undertaken by Nairobi City Water and

Sewerage Company (NCWSC) and Runda Water Company. About 98% of zone 3, 4 and 5 of

the study area is covered by NCWSC while zone 6, 13 and 20B is covered by NCWSC and

Runda Water Company at 66.5% and 33.5% respectively.

In areas where is partially covered by NCWSC and Runda Water Company, borehole water

and rainwater harvesting remains to be the main sources of water. This demonstrates that

rainwater harvesting should be emphasized in the areas of study as one of the sources of

water supply to supplement the surface and ground water quantities of water.

Approximately 92% of Nairobi City‘s water supply is surface water while 8% is ground

water. In the year 2010, the unaccounted for water was approximately 35% of the total water

supply to Nairobi City making the total deficit of water to about 190,000m3/day.

Implementation Programme for additional Water Sources for the study area

Surface and Well Water

Athi Water Services Board prepared a Nairobi Water Supply Masterplan in August 2011 and

proposed various additional water sources to the City of Nairobi up to the year 2035 as shown

on Table 3-1 below.



176

Table 0-1: Implementation Programme for Additional Water for Nairobi City

Nairobi City Water Supply Master Plan 2011

Projected Water Demand for Nairobi City and Proposed Additional Water Sources and

Expected Supply.

Year

2010 2015 2017 2020 2025 2030 2035

Project Water Demand for

Nairobi City, m3/day

583,000 695,700 740,900 823,500 975,200 1,126,800 1,314,500

Available Water Resources

(Surface and Ground), m3/day

570,200 570,200 570,200 570,200 570,200 570,200 570,200

Expected Deficit, m3/day -12,800 -125,500 -170,700 -253,300 -405,000 -556,600 -744,300

Proposed Additional Water Resources and expected

yield, m3/day

Wellfield in Kiunyu (2014) 0 34,600 34,600 34,600 34,600 34,600 34,600

Wellfield in Ruiru (2015) 0 30,200 30,200 30,200 30,200 30,200 30,200

Northern Collector Phase I

(2016)

138,200 138,200 138,200 138,200 138,200

Maragua Dam (2018) 28,500 28,500 28,500 28,500

South Mathioya Transfer to

Maragua Dam (2018)

28,500 28,500 28,500 28,500

Northern Collector Phase I

(2021)

133,000 133,000 133,000

Ndaragu Dam ( 2026) 216,000 216,000

Ndaragu Dam + Chania-

Komu Transfer ( 2032)

181,400

Surplus / Deficit , m3/day -12,800 -60,700 32,300 6,700 -12,000 52,400 46,100

Athi Water Service Board should fast track the development of the additional water sources

so that by 2014 at least one of the planned projects will be operational. Also, Nairobi City

Water and Sewerage Company need to put more effort and reduce the Unaccounted for Water

to manageable levels.

NCWSC should undertake validation of the inventory of existing water pipelines and

undertake rehabilitations and extensions based on the density enhancement of the study area.

Table 3-2 below shows the proposed implementation programme for scope of work required

to increase the capacity of water supply pipelines in the area of study.



177

Table 0-2: Implementation Programme for Water Supply Pipeline Rehabilitation and Extension

Rehabilitation and Extension of Water Supply Network

Item

No.

Description Year

2012 2013 2014 2015

1 Validation of the Network Inventory and Scoping the rehabilitation

and extension work

2 Proposals for financing and obtaining funds

3 Rehabilitation and Extension to meet increased water demand

Borehole Water

A report prepared by Rural Focus Ltd and submitted to Water Resources Management

Authority (WARMA) in June 2011, records that above 2, 100 boreholes have been drilled in

Nairobi. In the area of study approximately 562 boreholes have been drilled. The City

Council of Nairobi should liaise with WRMA, NCWSC and residence association and come

up with a programme of sharing borehole water within a given radius of neighborhood.

Table 0-3: Implementation Plan for Sharing Borehole Water

Implementation Plan for Sharing Borehole Water

Activity

No.

Item Description Year

2012 - 2013 2014- 2015 2015 - 2020

1 Validation of the Number of

Boreholes in the study area by

WRMA, NCWSC and CCN

2 Strategy Meetings with Residence

Association on the possibility of

sharing borehole water.

3 Neighborhood Water Pipeline

construction and connection

Rainwater Harvesting

The study area partly covered by NCWSC and Runda Water Company use rain water as an

additional source of water. Approximately 48.5% and 33.3% of the residence of zone 3, 4, 5

and 6, 13 20B respectively indicated the use of rain water as alternative source of water. This

demonstrates that rain water harvesting is an important source of augmenting water supply in

the study area.



178

Existing buildings need to device methods of harvesting and storage of rain water while new

buildings should package methods of rain water harvesting and submit during approval of

building plans. Parking lots can be utilized by constructing underground rainwater storage

tanks.

Water Supply Policies

Adequate wayleaves for the construction of water supply pipelines to be secured and

protected by the relevant authorities. These include, City Council of Nairobi, Nairobi

City Water and Sewerage Company, Residence Association and Kenya Urban Roads

Authority. Any rehabilitation or expansion of roads in Nairobi interferes with water

pipelines which were laid close to the road and across the road.

Approval of building plans by the mandated authorities must be accompanied with the

layout of water supply and communication from service supplying authority

consenting to the layouts of the water supply. This layout will plan will give an

indication of the population to be served in the proposed premise and the capacity of

the water pipelines.

Residence association to be familiarizing themselves with the water facilities

improvements planned by the service provider in their respective areas. Athi Water

Services Board through Nairobi City Water and Sewerage Company prepares water

facilities improvement plans for their area of jurisdiction. The residence association

should share their vision with the service provision and update themselves on the

planned activities for their areas. This information can be obtained from the regional

offices of Nairobi City Water and Sewerage Company.

Routine inspection by the residence association and the service provider of the

pipeline network to control illegal tapping and identify leakages at early stages.

Sensitization of consumers on water saving tips. Nairobi City Water and Sewerage

Company should invest on frequent interactions with the residence association to

facilitate the sharing of information on water saving tips at the consumer level.

Residence association to embrace water storage at consumer point.

Strong regulation by Water Resources and Management Authority (WRMA) on the

sinking of boreholes. The City Council of Nairobi, Residence Association, and

WRMA should prepare a regulation on the sharing of borehole water at the

neighbourhood level. The number of households to share one borehole will depend on

the yield of the borehole.

All the existing and new developments should harvest rain water. New developers

should submit methods of rainwater harvesting to the approval committee of the City

Council of Nairobi for approval.



179

4.7.2 Wastewater Strategy

Implementation Plan for Wastewater Facilities

In the sanitation masterplan of 1973 by SWECO sewer networks and proposed wastewater treatment

site was proposed. This Masterplan expired in 1998 when Nairobi Masterplan for sewer, sanitation,

and drainage study, carried out under the Third Nairobi Water Supply Project, was undertaken to

provide a complete record of the existing sewerage and drainage facilities and to identify and propose

a phased development schedule for sewerage and drainage system up to the year 2020.

Field study carried out indicated that Zone 3, 4 and 5 are substantially covered by municipal sewer

network about 90% while the remaining is covered by on site sanitation. Zone 6, 13 and 20B is

approximately 60% covered by municipal sewer system.

Table 3-4 and 3-5 shows the percentage coverage of sewerage network in the areas of studies.

Table 0-4: Source of Sanitation for Zone 3, 4 and 5

Type of Sanitation Percentage Coverage

CCN Mains 89.9

Septic Tanks 10.1

Conservancy 0.0

Latrines 0.0

Total 100.0

In the zones covered by the municipal sewer, the capacity of the existing sewerage network is

outstretched owing to high populations and requires urgent enhancement of capacity.

Based on the population and the total water demand (excluding UFW), the sewerage

generation (80% of the water demand) of the study area (Zone 3, 4,and 5) is as follows;

Table 0-5: Projected Sewerage Generation in the area of study

Year 2009 2010 2015 2020 2025 2030 2035

Population Growth 1.5% 1.2%

Population Projection

166,403

168,899

181,952

196,014

208,061

220,848

234,420

Water Demand, m3/day 49,921 50,670 54,586 58,804 62,418 66,254 70,326

Sewerage Generation,

m3/day

39,937 40,536 43,669 47,043 49,934 53,003 56,261



180

Municipal Sewer Implementation Plan

Based on the 1998 masterplan, the validation report, Bhundia Associates recommended the

following sewerage measures in the study area:

Lot 1

Getathuru river trunk sewer duplication – 5.4km, 825mm diameter

Getathuru river trunk sewer extension - 4km, 600mm diameter

Lot 3

Nairobi river trunk sewer duplication – 4.3km, 750mm diameter

Kirichwa Dogo Trunk Sewer 5.8km, 675mm diameter

These recommendations are under construction.

Athi Water Services Board should continue planning for long term sewerage service

provision in the study area. Immediate measures proposed for the area are shown on the table

below.

Table 0-6: Proposed Implementation Plan for Off Site Sanitation

Rehabilitation and Extension of Sewerage Network for the Study Area

Item

No.

Description Year

2012 2013 - 2015 2015 - 2020 2020 - 2030

1 Validation of the Network Inventory and

Scoping the rehabilitation and extension work

by NCWSC

2 Proposals for financing the rehabilitation works

3 Rehabilitations to meet increased sewerage

generation

4 Feasibility studies for Sewerage Extensions to

Unserved areas

5 Detailed studies for Sewerage Extension and

Phased Implementation Plan

Onsite Sanitation Measures

The low areas and those that are not covered by the municipal sewer interventions will

continue to use decentralised approaches for collection and treatment of wastewater.

There are many on site wastewater treatment technologies that can be implemented in areas

not covered by the Municipal sewer. Table 3-7 below gives the basic characteristics of the

onsite treatment facilities.



181

Table 0-7: Proposed Measures for On-site sanitation in the study area

Type of Onsite WWT Area

coverage, m2

Served Population Frequency of

Sludge Management Sample Picture

Rotating biological contactor

Minimum of 35m

2

Can be installed in housing complexes, hotels, institutions, and commercial buildings. They are available in wide range of sizes to

serve up to one (1) million people.

Minimum of six

months

BioBox-

AquaSimplex Pioneer Model

15 – 40 m2

16 – 50 individuals

Every Six (6) months

Biobox -

AquaSimplex Turbo

Model

30 – 60 m2


Every Six (6)

months

BioBox - ClearWater

Model

60 – 400 m2


Every two (2)

months

Decentralized WWTP at

Village Market < 100m

2 commercial buildings

Every Six (6)

months



182

Other technologies employed in on site wastewater treatment plant includes but not limited

to:

Small waste stabilisation ponds

Pit latrines

Septic tanks

Activated sludge system

Trickling filters

It is important to note that during approval of building plans, a developer is required to

submit wastewater treatment facility it intends to use for treating wastewater.

Wastewater Management Policies

Adequate wayleaves for the construction of sewer lines to be secured by the relevant

authorities. These include, City Council of Nairobi, Nairobi City Water and Sewerage

Company, Residence Association and Kenya Urban Roads Authority. Any

rehabilitation or expansion of roads in Nairobi interferes with sewer lines which were

laid close to the road and across the road.

Improvement or extension of wastewater facilities to be implemented as per the

developed masterplans. In the zones already covered by sewerage network, the

capacity of the sewer lines should be improved by constructing parallel lines.

In areas where it is not feasible to construct municipal sewers, the developers should

embrace the new and available technologies in wastewater treatment. The developer

should submit a proposal for handling wastewater and also arrange for visits to

developed areas where similar technology has been used. The approval committee of

building plans should ensure that the proposed onsite wastewater is environmentally

sensitive and hygienically acceptable.

Encourage reuse and recycling of wastewater. New and existing developments should

be encouraged to practice sustainable development. On-site wastewater treatment

systems should be used to ensure recycling of water.

Separation of stormwater drainage and wastewater pipe networks.

4.7.3 Storm water Strategy

Storm water Management Plan



183

Surface runoff in the entire City of Nairobi is a nightmare. The study area is not an exception

even though the topography of Gigiri and Muthaiga North, Kilimani, Lavington, Westlands

allows good natural drainage except small pockets of low points where inundation is

experienced during heavy storms.

One of the mandates of the City Council of Nairobi through the Local Government Act CAP

265 is to manage stormwater within its area of jurisdiction.

To be able to deal with the challenges of stormwater drainage in the area of study, the City

Council of Nairobi should validate the recommendations of the 1998 drainage masterplan,

amend / modify and implement the proposals.

The table below gives the proposals of undertaking the drainage measures in the study area.

Table 0-8: Proposals for Storm Drainage Measures

Validation , Improvement and Extension of Stormwater Drainage in the Study areas

Item

No.

Description Year

2012 2013 - 2015 2015 - 2020 2020 - 2030

1 Validation of the 1998 Drainage Master plan and

proposals for making improvements and

extensions

2 Feasibility studies for Drainage Extensions to Un-

served areas

3 Proposals for Financing of the Drainage Improvements and Extensions

4 Demolition of structures constructed across and

close to drainage way leaves and natural courses

5 Implementation of Improvement and Extension

Measures

Kenya National Water Policy, 2009 requires harvesting of storm water at the sources. It states

that every developer must put measures to harvest rain water to supplement the water

requirement needs in a household, institution or a commercial premise.

To table below gives proposals towards the implementation of the National Water Policy.



184

Table 0-9: Proposed Plan for Rain Water Harvesting Implementation

Rain Water Harvesting in the Study Area

Item

No.

Description Year

2012 2013 2014 2015

1 Public Notice to all developers on Rainwater Harvesting

and the intention to undertake inventory of buildings

with / without rainwater harvesting facilities

2 Inventory of Buildings with / without Rain Harvesting

Facilities

3 Notice to all owners / developers of premises ,

institutions to undertake rainwater harvesting

4 Inventory of Buildings/ premises/institutions that have

implemented rainwater harvesting

5 Imposing Penalties Non-compliant Property Owners

Storm water Policies

Adequate wayleaves for the construction of storm water drainage structures to be

secured by the relevant authorities. The ministry of lands, the urban roads authority

and the city council of Nairobi should work closely in ensuring that adequate way

leaves for establishment of drainage structures are provided and gazetted.

Design of stormwater drainage structures to embrace aesthetics. The City Council of

Nairobi should ensure that designers engaged in the design and improvement of

drainage infrastructure should give a lot of emphasize on the aesthetics of the

proposed drainage systems.

Clear regulation on the width of the natural water courses to be protected from

unplanned settlement.

Clear separation of stormwater and wastewater pipeline networks

Huge penalties for those establishing structures on above stormwater drainage

structures.

Presentation of method of harnessing stormwater by any developer before approval of

building plans.

Adequate coordination between the Urban Roads Authority and the City Council of

Nairobi during construction of road drainage structures.



185

4.7.4 Solid Waste Management Strategy

Solid Waste Management Proposals in the Study Area

From the records at the Westlands divisional headquarters of the City Council of Nairobi,

approximately 40% of the study area is covered by the City Council and the remaining 60%

is covered by both CBO‘s and private waste collectors. It is important to note that substantial

percentage of the waste in the study areas are handled by the private waste collectors and

strong regulation and enforcement is required to protect the interest of the residence.

Due to weak regulation on the standard of operation of the private waste collectors in the

area, there are high chances of mishandling the waste generators and also unregulated solid

waste transportation and disposal. In addition, the City Council of Nairobi may not have

adequate teeth to imposing penalties for solid waste mishandling by the private solid waste

collectors.

The table below gives proposals on measures to handling solid waste in the study areas.

Table 0-10: Implementation Plan for Solid Waste Management in the Study Area

Proposed Measures to Handling Solid Waste in the Study Area

Item

No.

Description Year

2012 2013 2014 2015 - 2020

1 Preparation of Laws to Regulate Services provided by Private

Waste Collectors and CBO's

2 Registration and Gazettement of Private Solid Waste Collectors

3 Increasing the Capacity of Westland Division - Staff and Equipments as proposed in the JICA Integrated Solid Waste

Management

4 Provision of land for establishing Solid Waste Mini transfer

Stations for Zone 3, 4, 5,6,13 and 20B.

5 Enforcement of Laws and Regulations on the operations of the

Private Waste Collectors

Solid Waste Management Policies

Put in place a comprehensive waste collection and disposal system and manual

Continuous improvement of the waste collection and disposal equipment

Upgrade and increase waste disposal facilities continually in tandem with increase in

waste generation and tighten pollution control requirement



186

In areas where normal transport is affected, waste transportation routes should be

designed and time based dedicated for solid waste.

Landfill management of solid waste to be implemented as per the integrated solid

waste masterplan

Implement a system to ensure that the design of buildings incorporates provisions to

facilitate refuse collection and sorting.

Enact and enforce legislation that prohibit illegal dumping and open burning.

Conduct regular review of the legislation and tighten them where necessary



187

4.8 Growth Nodes

Two major nodal developments proposed for relieving concentration of development in the

CBD and associated traffic movement and service the population. Lower level scale of nodes,

linkages of the nodes, enhancement of road network as well as the developments in the

former coffee areas are proposed.

Dagoretti Commercial Node developed to the level of westlands

There is no secondary commercial node for the expansive zone 4 and lower zone 5

Re-direct the traffic from going to the City centre and westlands

It was proposed in the 1973 as a major commercial centre with light industry (district

commercial centre)

In relation to the CBD it is a reasonable distance for important nodal development for

decongestion, Hurlingham is too close to the CBD.

It is surrounded by major government institutions providing the effective demand and

nucleus around which commercial activities can be organized

Accessible and can halt the movement from the Kikuyu area towards CBD

Westland Node

Expansion in various direction noted earlier is not tenable or feasible

It requires consolidation and containment

Corridor growth along the highway to be restricted

Below the above 2 nodes

Hurlingham Node

Intermediate between the secondary nodes and the lower level of Lavington type

Serves a rich institutional area which also limits its expansion

It can only expand along Argwings Kodek towards Yaya forming a commercial

corridor

Yaya should be the limit of its expansion

Middle Zone five along the highway ABC node

In an institutional area



188

Some expansion so that it can serve the intermediate areas around it (Slightly lower

than Lavington)

Lavington shopping centre to serve the intervening areas

Neighbourhood node

Kileleshwa shopping centre along the road from Kasuku Centre

Neighbourhood node

Adams Arcade

Neighbourhood node

To consolidate commercial developments along Ngong road

Yaya Centre or node

Neighbourhood node

Loresho Node at the police station

Neighbourhood node

Enhance connectivity across the ridges

Spring Valley Shopping Centre

Neighbourhood node

Linkages

The two nodes require to be linked to the CBD and also among themselves as well as

to the population threshold areas serving them

Dagoretti linked to the CBD via Ngong road and Westland via James Gichuru road

and the Highway



189

4.9 Institutional Structures for the Implementation of the Proposed Physical

Development Plan

4.9.1 Institutional Re-alignment

During the stakeholders‘ forum questions concerning decentralizing the provision of services

to the Ward level and good governance were raised especially by the residents of the study

area. It should be noted that these concerns are compatible with the spirit of the new

constitution concerning devolved governance. Article 176 (2) of the new constitution says:

―Every county Government shall decentralize its functions and the provision of its

services to the extent that is efficient to do so‖ The Urban Areas Cities Bill 2011 that is

being debated in parliament proposes that every electoral Ward be strengthened. Besides, the

new constitution now gives more importance to participatory planning as a requirement to

good governance. It states under article 184 (1b) that county government shall ―facilitate

public participation and involvement in the legislative and other business of the

assembly and its committees‖. Under article 184 (1, b, c) the constitution emphasizes that

urban areas and cities be required to ―establish the principles of governance and

management of urban areas and cities and provide for the participation of residents in

the governance of urban areas and cities‖. In keeping with these legal requirements, and

in order for the City Council to be able to implement the proposed physical plan, we

recommend that:-

a) The City Council of Nairobi decentralizes its functions and responsibilities to the

Ward level. The council started a decentralization programme in 2003 when skeleton

staff were transferred to the Wards and basic offices constructed to house the Ward

Manager and area councillor. What is needed now is to have officers from key

departments deployed at the ward level to carry out more basic day to day

responsibilities such as the enforcement of development codes at that level. This will

also help to reduce the number of people going to city hall to have their problems

solved and give senior of officers, at the city hall, time to concentrate on policy issues.

b) Institute committees at the Ward level comprising of council officers, residents

representatives and other stakeholders to handle local issues related to the

development of their area. For example issues related to change of user should,

initially, be discussed and approved by those committees before an application is sent

to the City Council for approval; and

c) Institutionalize the existence and participation of Residents‘ Associations. This will

ensure that residents are constructively involved in the planning and plan

implementation of their areas. Enforcement of agreed regulations becomes a lot

easier than regulations where interested parties did not have a majority decision.



190

During our discussion with stakeholders and study of relevant documents we have seen that

there are a number of institutional problems at the level of City Hall. We saw that the

council‘s leadership both at policy and technical levels, were weak. We also saw that key

support systems, especially revenue management, financial management, human resource

management, and procurement, had failed to function as expected of them. Thirdly, we saw

that the council has a large and unproductive labour force. Fourthly, we saw that there was

low capacity in terms of institutional structures and human resource capital. Finally, we saw

that there was lack of coordination of the agencies involved in the provision of services to the

residents. We, therefore, recommend as follows:

a) That the council should computerize all its operations to rid itself of inefficiency and

temptation to corruption. We were informed that the council is in the process of

installing an information centre. This proposal should be implemented urgently.

Connectivity both within the council and to the rest of the world will greatly enhance

efficiency in service delivery. Besides, Nairobi being a capital city and seat of

Government as well as one that is fast gaining importance as a hub of transportation,

trade, and finance for the East African region, such connectivity is quite critical.

b) The budget preparation process should be rationalized to reflect the needs of the

residents. For example the council‘s 2011/2012 budget is about Kshs. 14 billion. Out

of this only Kshs. 3 billion or 12% is allocated for capital development. This shows

that almost the entire budget goes to Recurrent Expenditure. And what is worse is

that, it goes to pay unskilled labour force. What is needed is a rationalized budgeting

process whereby capital development is given a sizeable share, at least 40%, of the

entire budget.

One of the most critical findings of our study is that systems that are expected to provide

critical support to the policy leaders and chief officers have failed to function. The council

admits to this fact in their 2006 – 2012 Strategic Plan (P.24). These systems include the very

critical systems such as:-

a) Revenue management;

b) Financial management including planning and budgeting.

c) Procurement and contract management;

d) Human Resource Management;

e) Assets management and maintenance; and

f) Enforcement of by-laws.

In our discussions with staff of the City Council as well as those of the Ministry of Local

authorities we asked the question. Why do you think these vital systems have failed to

function? A majority of them responded that it is due to a long period of neglect (on the part



191

of the council) leading to high turn-over of key staff in the relevant departments. They argue

that staff in these departments have, for a long time, not been motivated adequately and so

they go for greener pastures leaving the departments depleted and hence unable to function.

Another group of staff, while agreeing with this view, go further to state that this neglect is

done deliberately inorder to encourage corruption. The council itself agrees with this when in

their 2006 – 2013 strategic plan they say that ―the malaise manifesting itself in the form of

poor work ethic, rampant corruption and resistance to change are key issued that the

council needs to address‖ (p.25).

Given the above observations we propose as follows:-

a) The City Council liaises with the Ministry of Local Authorities and Ministry of State

for Public Service to:

a. Review terms and conditions of service for all cadres of staff in the council

with a view to improving them; and

b. Increase the autonomy of the council in terms of management of its own staff,

and

c. Strengthen the Human Resource Department.

b) The council should introduce new management system in order to instill a new sense

of purpose guided by the mission, vision and core values of the council;

4.9.2 Human Resource Capacity Building

We have already noted that the council has a very serious problem of inadequate and weak

Human Resource Capital. This is found at all levels but mainly at the policy and technical

levels. These problems apply to the professional and technical levels as well. Our proposal

to address these problems is divided into two categories.

First is at the policy level. We recommend that, as a long term strategy, the City Council

should:-

a) Liaise with the Ministry of State for Public Service and carry out a comprehensive

departmental and staff rationalization exercise. This exercise should address the

question of creating departments that will deal with the coordination of socio-

economic development for residents of Nairobi including those of the study area. It

should also address the question of having an optimal size of staff both at City Hall

and at the Ward levels.

b) Put in place a training policy both for staff and policy makers. In this policy for

example, it must be made compulsory that:-

a. All new entrants to the council, including councillors, must undergo an

induction training programme upon joining the council;



192

b. All professional and technical staff must undertake at least one in-service

training programme after every three years of service; and

c. That at least 2% of the money received from Local Authority Transfer Fund

(LAFT) be committed to funding those training programmes.

c) The Local Government Act (Chap. 265) should be amended inorder to raise the

minimum qualifications for those intending to be councillors, especially for the City

Council of Nairobi. Fortunately, the Urban Areas and Cities Bill addresses this

concern.

The second, level of our recommendations is the proposed training programmes for selected

target groups. This is meant to provide short and mid-term solutions. Most of these training

programmes should be held in-house causing minimum interruptions to the normal services.

These proposed training programmes are based on the identified training needs. The training

needs were identified after having discussed with key officers of the council and the Ministry

of Local Authorities. The aim of these discussions was to verify information obtained from

the study of the relevant documents.

Training needs of the City Council can be divided into six (6) general clusters. These are:-

a. Institutional management and Governance related training needs;

b. Resource mobilization and resource use related training needs;

c. Financial management related training needs;

d. Land use, Physical Planning and Environmental related training needs;

e. Service Delivery related training needs; and

f. Attitude related training needs.

It is, therefore, recommended that the training programmes contained in the following tables

be implemented as a short and mid-term measure.

Finally, we recommend that the Council introduces an annual award to be given to the best

worker as an incentive to the staff. This will boost morale and help to improve the overall

performance of the council.



193

TABLE TWO PROPOSED TRAINING PROGRAMMES FOR THE CITY COUNCIL

No. Type of Training Target Group Duration Estimated Cost

Workshops

1 Workshop on good

Governance and management

Councillors, Chief, Officers,

Departmental Heads, stakeholder representatives

and Ward Managers

Four

Days

Kshs. 800,000.00

NB: On the basic of 40 participants

residing in a hotel or

public institution

2 Resource Mobilization and Service Delivery

Workshop.

―

―

―

3 Local Economic Development and

Poverty alleviation

Workshop.

―

―

―

4 Workshop on Supervisory and

Enforcement Approaches

Enforcement officers, supervisors and

neighbourhood

representatives

―

―

5 Workshop on Integrated

Urban Investment,

Planning and

Development

Chief officers, planners,

stakeholders and members of

the planning committee

―

―

6 Workshop on project

cycle and participatory

planning

Councillors, Chief Officers,

and Stakeholder

representatives.

―

―

7 Workshop on law of meetings

Chief Officers, and Committee Staff

―

―

8 Environment and

Sustainable Development Workshop


Stakeholder representatives and Ward Managers.

―

―

9 Workshop on Designing

Urban Planning Policies

Councillors, chief, officers,

and Stakeholder

Representatives

―

―

10 Workshop on Budgeting

and Budgetary Control

All Council of staff

―

―

11 Workshop on Tourism

Promotion in the City Council


Stakeholder representative and Ward Managers.

―

―

12 Workshop on Branding

Nairobi

All Council Staff, Stakeholder

Representatives and Ward

Managers.

―

―

13 Workshop on Public

Private Sector

Partnership

―

―

―

14. Workshop on Inter departmental relations

Chief Officers, Committee Chairmen and Ward

Managers

―

―

15. Workshop on conflict and conflict resolution

― ― ―

16. Workshop on

communication skills

Councillors, all council staff

and Ward Managers.

―

―



194

TABLE THREE SHORT COURSE

No. Type of Training Target Group Duration Estimated Cost

Short Courses (bold)

1 Introductory course on

Devolved Government

Management

Chief Officers and Ward

Managers

One

Week

NB: Depends on

the institution

offering the course.

2 Course on Project

Development and Management

Chief Officers, Councillors and

Stakeholder representatives

―

―

3 Course on Revenue

mobilization and revenue

use

Revenue collectors, Auditors,

Members of Finance Committee

and Representative of Business Community

―

―

4 Course on Economic and

infrastructure investment

Committee Chairmen,

councillors, Chief Officers and

Ward Managers.

―

―

5 Course on ways and

means of promoting

Housing Development


Committee, Chairmen and Ward

Managers

―

―

6. Course on Promoting Social Services

―

―

―

7 Course on Formalization

of the information sector


Ward Chairmen and Stakeholder

Representatives

―

―

8 Leadership Skills Course Chief Officers and Chairmen of

the Committees of the Council

Four

Weeks

NB: Depends on

the Institution

offering the

course.

9 Resource mobilization,

revenue generation and

financial management course

Councillors, All Council Staff

and Stakeholder Representatives

One

Weeks

―

10 Valuation Technician‘s

Course

Valuation Technicians ―

―

11 Course on rating and roll Chief Officers, Supervisory Staff

and Ward Manager

―

―

12 Course on Information Management System

Chief Officers, Supervisors, Ward Managers and all

Secretaries

―

―

Conclusion

We are aware that the area under study does not cover the entire City Council of Nairobi.

However, when it comes to Institutional and Capacity Building the focus is on the entire City

Council and other stakeholders. The issue to address here is whether or not the council has

the capacity in terms of institutional structures and human resource capital, to implement the

proposed land use and policy plan. To underline this concern, the Terms of Reference

included the fact that the study would: ―Examine the existing institutional set up for the



195

management of development in the proposed area, its strengths and weaknesses and

opportunities in terms of institutional structures and human resources‖.

In our study we have established that the City Council of Nairobi has a number of problems

and constraints in terms of structural and human resource capacity. We have also established

that there are a lot of potential opportunities that, if properly exploited, could enable the

council to improve on its performance in terms of providing services to its residents and other

visitors which include international organizations.

We have also established that a lot of studies have been undertaken focusing on institutional

structures and human resource capacity of the City Council of Nairobi. These studies

recommended a number of measures to be taken if the council wanted to improve on its

performance. The problem is that the council has not implemented these recommendations.

The City Council was established to serve a relatively small population of people. Its

structures and type of management style was geared to serve this small population of people.

Our study indicates that these structures and style of management have not been restructured

and expanded to respond to the large expansion of the city. Fortunately, the new

constitutional dispensation, if implemented properly, will ensure that this situation is

corrected as it lays emphasis on devolved and participatory governance.

We have made several recommendations including the following three (3) fundamental

proposals. The first is that the City Council should implement a devolved and participatory

governance system. We recommend that the Ward be strengthened and empowered to

provide services to the residents of Nairobi, including those living in the study area.

Secondly, we propose that the council puts in place a clear policy regarding the development

and utilization of its human resources. This should be accompanied by rationalization of its

staff to ensure that all the systems of the council function to their optimum capacity. Lastly,

as short-term measure, we recommend a number of workshop and short courses to be

mounted in order to address the identified training needs.



196

4.9.3 Urban Management Strategy for Planning and Development Control

Good Governance

The question of good governance is usually severally raised concerning Nairobi City Council.

The problem seems to stem from the institution set up. Critical matters such as local

economic development for example are not dealt with. There tends to be more emphasis on

enforcement of regulations than championing innovations and welfare of the residents.

These shortcomings start from Ministry of Local Government that determines which

departments and committees local authorities should form to local authorities themselves not

placing welfare matters high in their governance agenda.

A department for instance that would deal with management information system and ensure

there is connectivity from the wards to City Hall and that all required information is timely

and gotten with ease would definitely go a long way in managing City Hall. We were

informed that the council is in the process of forming a Media Center where among other

benefits, Kenyans could access relevant information about services the council is offering and

even make payments online.

The new Kenya constitution has greatly routed for devolved government for efficient and

effective service delivery. Article 176(2) reads: ―Every County Government shall

decentralize its functions and the provision of its services to the extent that is efficient to do

so‖. The Urban Areas and Cities Bill 2011 that is currently under discussion is proposing that

every constituency shall become a Sub County with definite decentralized responsibilities

under the County Government. Electoral wards shall be strengthened. The law emphasizes

creation of Neighbourhood Committees which shall hold at least quarterly meetings in their

neighbourhoods or villages and inform the council their about concerns.

Furthermore, the constitution now gives great importance to participatory planning as a

requirement to good governance. It states under article 196(1b) that county government shall

―facilitate public participation and involvement in the legislative and other business of the

assembly and its committees‖. Under article 184(1, b, c) the constitution emphasizes that

urban areas and cities are required to ―establish the principles of governance and management

of urban areas and cities and provide for participation by residents in the governance of urban

areas and cities‖. The proposed Urban Areas and Cities Bill provides for mechanisms to

address this among other provisions. For example, one way of implementing the spirit of

above constitutional requirements means it would be necessary for the councils to establish a

Working Committee- representing the stakeholders of the respective planning areas and be

involved in the implementation of the spatial plans among other councils Action Plans.

In order for City Hall to institute good governance and in readiness for County government, it

needs to make more efforts in capacity building needs at the wards. This includes more staff

and senior ones, working tools and equipments. More and more basic services should be

provided cascading upwards from the wards, sub counties and city hall.



197

There are many benefits of assigning functions and fiscal responsibilities to the lower levels

of governance.

The public collective choice by a certain critical mass membership of residents to have a

demanded service provided usually maximizes welfare benefits. This is because where the

residents have similar wants, the expenditure shall be shared and the unit costs lowered but

up to the point where individual wants are not diminished by overcrowding members. Any

additional member beyond a certain size brings in congestion and overcrowding costs to rise.

The individual level of influence at this point starts declining and so is the quality of

enjoyment. This is very visible in neighbourhood associations where a certain size is

manageable and may quickly agree on a lot of things since they have majority interests while

a large population of neighbourhoods that are not homogenous may not be managed

effectively.

In most of the areas under this study, majority of neighbourhood communities with similar

interests and abilities are almost clustered together. Self-governance is therefore easier.

The notion of urban functional region may be applied with ease. That means areas with

homogenous structure of economic activities can be zoned together.

And even within this zone, different areas can be planned for different levels of income. This

is however likely to be interrupted by migrations of the low income groups especially in the

immediate neighbourhoods of Kibera, Kawangware, Kangemi, Gachie and Mathare bringing

in externalities or additional costs.

This then means that as the spatial development plan for this area is prepared, due regard for

these immediate surrounding low income areas need be internalized in the plan especially for

purposes of income generating activities and employment. After all, these low income areas

provide most of the labour for the affluent in the area under this study.

These fundamental issues have been brought out to demonstrate that the council would be

managed better when the lowest possible unit of governance is assigned commensurate

functional and fiscal responsibilities.

The human resources department will have to evaluate exactly what needs to be done at the

sub counties and wards and hence which cadre of staff shall be posted there. In addition, the

council would be expected to structure the departments such that it efficiently and effectively

manages the wards without compromising authority.

Elaborate management information systems need be designed in the ongoing set up of

Information Center so that there is one stop shop transactions connectivity between city hall

and the wards as just as banks branches and head office are intra and inter connected and

personal accounts held in city hall can be done at any council counter. Liberating financial

transactions and adopting the fastest mode of receiving payment e.g. M-Pesa would greatly

enhance timely cash flow and substantially reduce default rate as well as pilferage.



198

Managing Nairobi City Council is usually compounded by the fact that most of the operations

are manual and senior officers spend a lot of their quality time doing non-managerial and

routine duties. This leaves them with little time to deal with policy issues. Computerization

and information technology has not taken major strides as would be expected and usually

intra and inter communication among city hall fraternity on the one hand and city hall with

the members of the public on the other is inefficient.

In order to implement the proposed spatial development plan and other policies arising from

this study, it is necessary to come up with best practice Urban Policies that would help the

council to re organize how it manages its affairs. Some policies do currently exist and need

emphasis while many others may not have been taken into perspective.

Some of these insights of good urban policies may be gotten from the recent national

Sessional Paper No. 3 of 2009 on National Land Policy that was compiled by the Ministry of

Lands through exhaustive consultations with Kenyans and other interested stakeholders and

those policies contributed heavily to Chapter 5 of the constitution that is deals with Land and

Environment.

Tools of Urban Policy

1. Proposed Spatial planning for this area or for any other area of Nairobi city should

conform to national planning policies and attendant policies such as housing and land

policies. It needs to be for the national good.

The National Land Policy for example advocates that there should be equitable access

to land for economic and various lands uses and in doing so strive to achieve a

sustainable balance between these uses:

a. Intra and inter generational equity

b. Gender equity

c. Secure land rights

d. Effective regulation of land development

e. Sustainable land use

f. Access to land information

g. Efficient land management

h. Vibrant land markets

i. Transparent and good democratic governance of land



199

2. The proposed spatial planning of this area needs to fit in the overall vision planning of

Nairobi city. It does seem this area is the area zoned for high income communities,

State House, United Nations offices and lately is becoming area for embassies and

high end banks and offices. Any new forms of approved development should maintain

this status.

3. The proposed spatial plan should fit in the councils Master Plan. The council master

plan has however not been updated since 2002. It is critical therefore to view this

spatial plan preparation as a process of updating the council Master Plan in piecemeal.

In the proposed Urban Areas and Cities Bill 2011, it shall be mandatory for every

urban authority to prepare an Integrated Urban Development Plans and Action Plans

(sectoral plans, programmes and projects)that need be undertaken say annually, in

three years, five to long term ones. There is need to emphasize that such Urban Plans

need to include envisaged Investments so that budgetary allocations are made and

availed. The council therefore needs implement the proposed Integrated Urban

Investment Development Plan for this area which is one of the outputs of this study.

This study can be used as a pilot and process rolled out to other segments of Nairobi

City as the council progresses to update their respective spatial plans.

4. Ensure Sustainable land use, development and management. Land is a finite resource

and major factor of economic production and should be utilized sustainably. The

National Land Policy and the constitution has advocated for a National Land

Commission that shall coordinate land use as a national resource whether privately,

communally or public owned. Environmental conservation should be in built in

national and counties development regulatory provisions so that even private land

owners view their development activities as investments in protecting the

environment.

On the other hand, the constitution under article 68(1, c, ii) demands that parliament

shall enact legislation on the most economical land sizes and minimum plots size for

urban and agricultural uses and this proviso shall be considered when designing plot

sizes in this area.

The council needs to encourage development of underutilized land in this area. Next

would be to project the likely population that this area can efficiently hold without

compromising the existing life style quality by setting development standards and

regulations to respect majority interests and investments.

It cannot be lost that land in Kenya is also a cultural heritage and should be utilized

for the common good whether privately owned. Punitive taxes need to be imposed

where land owners hoard land for speculative purposes. This is because the council

shall have spent public funds to construct social infrastructure, thus raising the value

of land though not benefiting the wider public. To underscore the importance of this,

the constitution in article 66(2) imposes parliament to enact a legislation to ensure that



200

investments in property benefit local communities and their economies. This is

actually a hallmark in good urban planning and management.

5. Budgeting and budgetary control should be need based that has arisen from the

majority collective choice of the communities and that the communities are involved

in the budgeting process and it‘s spending respectively.

Nairobi city council could further improve on its revenue capacity by working closely

with the other development agencies such as the central government ministries,

Constituency Development Fund committees of the respective constituencies, Non

Governmental Organizations, Community Based Organizations and Neighbourhood

Associations, Private Developers and even Foreign Donor Agencies and Countries. It

was evident that currently there is very little coordination between the annual council

plans and actions and what the other development actors does within the city. Added

together, huge financial capital is spent in Nairobi but this is not utilized efficiently.

For example, we noted instances where in the same neighbourhood, there are

duplication of similar Action Plans such as street lighting where the council has

proposals to erect them while Ministry of Nairobi Metropolitan, Ministry of Roads,

area Constituency Development Fund committee and private advertising agencies

have similar proposals in the same area. A look at the 2008-2012 Development Plans

for Nairobi districts can attest to this.

An even worse example is where the council and Brand Kenya Authority spend

money to plant trees and almost in the same year the Ministry of Roads uproot them

to construct roads.

If all the monies spent by the different financiers mentioned earlier was accounted for

and a consultative and coordinated approach taken on what Action Plans that would

be spent on, this is a very huge capital that would go a long way in supporting Nairobi

City Council‘s perennial own revenue budgetary constraints.

6. Participatory planning so that the communities are constructively engaged in the

entire management of the council. Enforcement of agreed regulations becomes a lot

easier to implement than regulations where interested parties did not have majority

decision in their making. Furthermore, institutionalization of working groups and

neighbourhood associations in the council management would make a sustainable

forum to achieve this.

7. Disciplining of land use, sub divisions and occupation. Areas need to be zoned and

agreed that only certain purpose can be carried out in those zones on certain plot size

and plot coverage. After construction, the council should issue Occupation Certificate

which is more less an approval that the developer has conformed to the regulations

and the building is habitable.



201

Land marking and numbering of every building to show physical address should be a

requirement. There are lots of benefits for doing this such as utility providers locating

property more easily, preparation of location maps for visitors and tourists, enhancing

security concerns.

8. Environmental zoning so that the fragile areas are conserved and if it must be, they

can only be developed for certain use e.g. Chalbi area, properties fronting the riparian

lands such as rivers and streams and forests in the area.

In order to confront traffic management, some locations such those with inadequate

roads circulation and narrow roads should only be zoned for development that would

minimize traffic congestion.

9. Economic and social development plans. The prime responsibility of government is to

improve the welfare benefits of the communities. There is therefore need for

deliberate planning to enhance local economic development. The current scenario

where City Hall sticks more to enforcement and does minimal to create enabling

environment for private capital undermines the very purpose for its creation. The

informal sector needs to be formalized and more avenues created for them to thrive

even more within planned areas. As the council contributes to the improved

livelihoods of communities, this also positively contributes a lot to the national

economic, political and social pillars.

10. Public private partnership incentives. The private sector has immensely contributed in

housing and commercial development. The council could tap more of this private

capital by luring stakeholders in public private partnerships especially in development

of the inadequate social infrastructure such as retail markets, recreation facilities,

water and sewerage reticulations, non-motorized transport. The private sector

(including existing property owners in the area) is quite likely to avail funds once

confidence is built that their financing will be paid back and they also stand to benefit.

The council could as a way of further promoting this venture design tax incentives

e.g. property owners once they contribute to capital development, they recoup their

expenses from the property taxes they usually pay to the council or from user charges

on a modality that shall be agreed upon. Other incentives could be constructing roads

and street lights and agree on period the developers would recoup their expenses

through advertisement fees.

11. Design equitable taxes on built property and urban land. Property taxation should be

in accordance with property values and the benefits the property is likely to accrue.

Existing valuation method is on unimproved site value, thus not taking valuable and

massive development in Nairobi that usually demand public to finance such facilities

as roads, enhanced water and sewerage reticulation, security. Furthermore,

development creates nuisances such as traffic jams, air and noise pollution, insecurity,

interfere with privacy, population increase and so on.



202

Valuation roll should be reviewed within reasonable time. The law as at now provides

10 years though this is many years in arrears since it was last reviewed. The current

property and land prices in the areas under this study are many times more than what

is in the valuation roll thus the council is losing on much needed revenue. Speculative

and idle land should also attract a punitive tax so that the property owners should

avoid hoarding land which is a finite resource.

There have been back and forth discussions on installation of geographic information

system in order to capture all the properties and also include them real time after

development or subdivisions in the council records. This project however has not

been fully implemented. The National Land Policy is advocating for every local

authority to have land in its jurisdiction planned and captured in the geographic

information system.

12. National interests and conformity to legal requirements. Constitutionally, land

belongs to the people of Kenya collectively as a nation and property owner acquires

secondary rights. Whereas property owners may have legal documents as conferred

by land law and other legal rights, they are bound to use the property in the best

interest of all stakeholders. Such issues as cultural, historical, monuments, intrinsic

values to properties shall be considered so that some properties though privately

owned create a lot of public interests and call for preservation.

The council needs to strictly enforce this through the legal instruments such as zoning,

development control, building plans approval, building code, occupation certificate

and business regulations through issuance of licenses.

On the other hand, there is need to have simplified and efficient council regulations

that make property owner and council fulfill what is required of each without undue

delay. For example development application approval, change of user, transfer of

property from one owner to another, regularization of property ownership or

development, production of site inspection reports from those officials required to

inspect development, occupation certificate, issuance of license etc should be done

within the stipulated timeline. All information concerning regulatory requirements

need to be readily and regularly posted in the council website.

Property owners should not encroach on public accesses. In addition, public agencies

have right of access to private property. In the very extreme case, government has a

right to make compulsory acquisition for the public good and upon making

appropriate compensation. In any case, property owners only hold surface rights to

land. Land below development belongs to Kenyans.

13. Preparations of Neighbourhood Impact Assessment and Environment Impact

Assessment. Preparation of Neighbourhood Impact Assessment by the developer need

be mandatory so that the neighbourhood committees as proposed in the new

constitution can make their contributions informed on the land use plan of the area



203

and the likely effects of proposed development. They may recommend or disapprove

the development but this has to be done freely and fairly before the council approves

the development plans.

Preparation of Environmental Impact Assessment as usually required by National

Environment Management Authority in the Ministry of Environment only relates to

development within a certain threshold and those developers who are not required to

produce this report, many are claimed to put up development without council

approval or against the neighbourhood wish who just find buildings come without

their input. The current requirement where developers put notices in the local media

of intention to change use of land or development proposals do not give neighbours

and other interested stakeholder‘s forums to interrogate this proposal.

These discussions and approvals by all interested stakeholders, as said earlier, need to

be done in the shortest reasonable time and within the set timeline so that developers

get to know the decision in the earliest.

14. Plan for Urban Agriculture and Green Areas. In theory, sustainable development also

advocates that urban areas need to produce food and be self sufficient among the other

economic activities that are carried out in urban areas.

Land that was reserved for agriculture and most of open spaces purposes in Nairobi

has however changed considerably for buildings. In the area under this study, the

agricultural land adjacent to Nyari estate that had coffee plantation is already giving

way to housing. The council, together with the neighbourhood committees however

needs to increase vegetation and promote green areas. Some of these may become

classic recreation centers such as the existing city park and arboretum. Private sector

need further take up the responsibility of planting trees within their property holdings

and in the neighbourhood public places. This needs to be mandatory and enforced by

the neighbourhood committees.

Where possible, urban agriculture and kitchen gardening could be carried out but be

regulated by the council such that only certain types of crops and fruit trees including

domestic animals are allowed in the compound. The National Land Policy advocates

for ―promotion of multi-functional urban land use‖ but within ―an appropriate legal

framework to facilitate and regulate urban agriculture and forestry‖.

Proposals / Recommendations

Nairobi City Council would be expected to use updating of urban plans for Western regions

both as a tool and covenant for effective urban management of the livelihoods of the residents

of those areas.

As a tool, it shall guide the council and set standards and regulations that are agreeable to

both the council and the residents.



204

Once the spatial physical plan is approved by the relevant authorities, it then binds all the

interested stake holders, thus making it easier for the city council to manage the agreed

regulations.

Perhaps the second best solution for the proposed spatial plan would be where the existing

land use sizes do not change fundamentally yet the area becomes an inclusive city, such that

it allows more social amenities the communities living here deserve such as shopping centers,

recreation areas, offices all within reach from the residential areas.

The notable acceptance in terms of planning is that this area should allow co-existence

between the rich and the low class, some of whom are employed in this area. It would be

secure in many ways where exclusionary and predatory urban orders to lower members of the

society are avoided.

The proposed updated spatial plan for the areas under this study shall in the best interests of

the majority be regularizing various already existing developments which have been done

contrary to the existing zoning and development control regulations and allowing emerging

needs whose development would not have been allowed in the past regulations.

Kiosks, garages, and retail markets for example should be allowed in agreed locations by the

neighborhood associations and should also be of certain quality and standards.

At some pre determined areas, vertical development shall be agreed upon to allow

development of shopping malls, offices, or high rise apartments. It seems that this is the trend

in zone 3 which is part of the Old City /Western area that includes Parklands, Westlands, up

to Museum Hill. Quite a number of old type Indian dwelling units have already changed to

either commercial or residential storey buildings. The trend is the same in some areas of zone

4 which includes Lower Spring Valley, Riverside, Kileleshwa, Kilimani, Thomson, Woodley

and Ngong Road neighbourhoods.

Along Riverside Road, most of the residential plots fronting the road have been converted to

high end offices, embassies and banks.

Most of the inner Kileleshwa which in the early years was dominated by government houses

have now been converted to high-rise residences. This trend is the same in Kilimani,

Woodley and Ngong Road where vertical developments for commercial and residential

buildings are a common feature.

Once the physical plan and land use are agreed upon, the next phase will be for the city

council to institutionalize this. Among the proposals to achieve this include the following.

1 Adopt the Tools of Urban Policy

These have already been explained earlier. City Hall shall formulate how every case fits into

the council management and how to implement them. It is useful wherever necessary, to

work closely with the relevant stakeholders.



205

2 Re-organization of Departments

Some of the community needs are not given due regard in the current structure of the

departments. Cities are engines of economic development and their importance in improving

citizens‘ livelihoods and quality of life can only be emphasized. These intentions are usually

carried through the departments.

Some of the shortcomings from the existing departments set up include non promotion of

local economic development and adequate social infrastructure. Any city need to be viewed

as a basket full of business opportunities. The responsibility of the council is then to institute

good governance practices so that the opportunities are maximized sustainably.

Examples of new departments that would go a long way in focusing on peoples‘ needs as

well as improve financial capacities include Economic and Business Entrepreneurship

department, Communication and Information Technology department, Infrastructure

department (which will deal with all construction), Tourism and Cultural department,

Strategic and Investment Planning department (city planning department currently

concentrates in spatial planning and enforcement of planning regulations and does minimal in

strategic and investment planning).

Planning for small business enterprises such as hawking, jua kali artisans, kiosks at vantage

points and other livelihood ventures such as sale of trees and flowers seedlings would go a

long way in improving governance and economic empowerment of the low income group.

Currently, the council views most of these small businesses when conducted in private or

open public areas as a menace and is a source of constant confrontation between the council

and the entrepreneurs.

City planning department need to take up other critical planning responsibilities of planning

and identifying areas that are fit for gentrification, urban renewal, historical and conservation

buildings/sites and creating artifact sites. And more importantly, the department needs to

make this area a ―living‖ city and attractive to all including tourists.

3 Decentralize Urban Management to the Electoral Wards

Every department in City Hall would require quality representation in the wards. This would

include skilled and senior staff that can make decisions.

An administrative mechanism is then put in place on how managers in City Hall shall relate

with the field officers.

Delayed approval of building plans for example has been a bottleneck to development and a

disaster in waiting as many developers construct without approved building plans or councils

supervision. We were informed of instances where construction was being done at night to

evade the council. So illegal and disastrous construction is not limited to Eastlands where

unauthorized high rise buildings have of late collapsed in succession.



206

Approval time lines and observance of regulations should be respected by all.

The daily administrative activities should mostly be conducted at the wards, thus giving the

City Hall managers latitude to deal with policy issues.

4 Institute Integrated Management Information System

We were informed that the council is in the process of installing information technology

center and that most of the current shortcomings would be resolved. This proposal to

computerize and integrate information is long overdue project which has had internal

challenges to implement. The council for now usually manages through meetings and

manual verifications which are time consuming.

Connectivity both within the council and to the rest of the world would greatly enhance

efficiency in service delivery. Nairobi city which is also the capital and seat of Kenya

government is fast gaining importance as hub of transportation, trade, finance, information

and innovations especially in the east and central Africa and the council need to be play a

bigger role as it continues to reap the benefits of private capital and more revenue from

taxes.

5 Budget Rationalization

Annual budget preparation should be a translation of needs and priorities of the communities.

There is also need for a rationale and consistency in the process. The needs are then

translated to Investment Action Plans. Most of these Action Plans needs to be carried out in

the wards as this would be more efficient and effective.

The councils 2011/2012 budget is about Kshs 14 billion. Only about Kshs 3 billion will be

for capital expenditure and a similar amount for operations. The rest is on recurrent

expenditure.

A rationalized budgetary process would vote more for capital expenditure by cutting on non-

core expenditure.

Looked at again but from spatial planning perspective, and as a long term strategy, there is

need to integrate fiscal policies, urban planning and city hall management in order to

democratize local decision making process and relate land planning to budget preparation so

as to legitimize a new socially oriented urban-legal order.

6 Institutionalize Stakeholders Participation

Among the frequent public complaints is that City Hall rarely consorts them and whenever it

happens, it is actually to inform them what they have to comply with though it was not a

majority decision.

The council can build the culture of participatory planning through regular consultations at

the wards and upwards, these views get ratification by City Hall. Public will then support



207

regulations they have participated in their formulation. It also informs City Hall on the need

for flexibility in planning as public desires and choices usually change with the times and

needs.

The proposed Working Group members to participate in investment action plans

implementation should be voluntary members that are a representative of the residents and

should come in to also synergize the council‘s capacity and never should the members be

another challenge to the councils operations.

The Working Group members who shall be elected from among the membership

organizations in the area under this study such as neighbourhood associations, community

based organizations, fellowship based organizations and other development agencies play an

advisory role and in no way are they to engage in the day to day management of the council

or local politics.

Harness capital through public private partnership initiatives. The council budgetary

investment plans requirements are way below the councils funding abilities. This backlog of

investments of desired social infrastructure over the years is the inadequacies the stakeholders

complained about during the stakeholders‘ consultative meetings that were held in the

process of preparing this report.

Major developers that have a stake in benefiting from adequate social infrastructure in this

area would be quite interested in partnering with the council to finance projects. Super

markets putting up their shopping outlets in this area are already improving transport and

street lighting infrastructure in the surrounding neighbourhood.

Included in this list of possible private partners are voluntary organizations that have done

credible charity work such as Lions Club, Round Table, Aga Khan Foundation, Amref and so

on.

The council needs to approach the likely partners or find a mechanism of dealing with these

likely partners through a credible consultancy firm that shall enlist as many and different

ways of partnering to ensure interested partners find their comfortable place.

International agencies such as United Nations which has regional offices in Nairobi,

Embassies and regional banks that have in the recent past opened branches in Nairobi would

be very resourceful partners.

Another way of engaging in partnership is by privatizing and commercializing many of the

projects rather than the council doing it. This invites more capital and even capacity. The

policy issues the council need to develop is how such private implementers would have their

investments paid back.



208

7 Capacity Building

The rule of subsidiarity would best describe how the council staff should be empowered and

do the best at their most competent level. This brings the importance of building capacities all

the way to the wards. Wards and neighbourhoods should be the focal points for good

governance.

The human resources department has a task of rationalizing staff not only to cater for

implementation of this spatial plan but in readiness for the county government which shall be

implemented by 2013.

Taking stock of the current workforce and carrying out job placement would be a good start.

There has been concern that though the council has a large work-force of over 13000 staff,

most of them are in the lowest cadre of the job groups and can only do manual jobs. This

notion however need be revisited. And the way to address this is combining what better use

each staff can do and the basic training they would under-go to be effective in their duties and

responsibilities. Some members of staff though qualified, have stagnated around job groups

10 to 15. The council can develop their careers so that they take up senior responsibilities in

job groups 9 and above.

Having designed training policy, the next step is to commit funding and decide on in house

training and those that can be done with cooperation of government training institutes such as

Kenya Institute of Administration, Government Training Institute, Mombasa among others.

For some time now, the government put a stop to any new staff recruitment and those who

leave through natural attrition are not replaced as a way of reducing the size of staff that was

claimed to be unnecessarily high. In that case, the council has to design how the existing

workforce can fit in the existing professional gaps by improving their career.

As has been discussed in detail elsewhere in this report, the training policy that advocates

tailor made courses among others would come in handy to include training councilors so that

as the policy makers, they may steer the council to greater heights.

Installation of information technology as observed earlier would go a long way in creating

efficient systems which has been the council‘s biggest drawback. Tedious paperwork that is

also prone to abuse has meant many members of staff being deployed to do work that can be

carried out by few and with more transparency and accountability.

The other area the council will address is increasing financial capital and the most efficient

and effective manner to utilize it. Increasing the taxation base without necessarily increasing

the current level would be a feasible start.

The council loses revenue in various ways. There are quite sizeable number of property

owners that are not in the valuation roll, high default rate, high pilferage through collusion

with council staff and other fees and charges that are just not collected. So far, the council‘s

fiscal effort- level of how much at its disposal is collected, is low. About 40% of councils



209

own revenue is not collected or not accounted for. The council needs to regularly review the

valuation after those 10 years and ensure through installation of geographic information

system the properties are netted into council records instantly transactions occur for taxation

purposes.

The even bigger challenge is how that revenue is spent. It has severally been suggested that

best practice accounting standards and systems that would ensure funds are spent in the most

efficient and effective manner are installed. Credible accounting firms can now be hired to

install systems and programmes in the proposed computerization project.

Expansion of social infrastructures that can earn the council revenue such as retail markets

has high potential in this area of study. Again, public private partnership initiatives would

finance in the immediate possible time.

Other ways of raising capital include construction of houses for resale. The council may enter

into partnerships with now too willing developers and financiers to construct houses on

council owned land for sale. The Ministry of Housing, National Housing Corporation and

Housing Finance Corporation of Kenya which are government agencies are constructing

houses in partnership with international and local development financiers and in the process

raising more capital through construction then sale of the houses.

Rental housing as a way of adding housing stock and raising capital has not been successful

as the rent revenue is way below economic rent yet the council is met with political

challenges whenever it wishes to increase the rents.

This report advocates for a mixture of development where quality houses, commercial shops

and offices and business enterprises for the low income are planned for. This has the added

benefit of raising more taxes to the council. Formalization of the informal sector is a surer

way of improving living environment and incomes both to the council and the small scale

entrepreneurs.

Planning is meant to answer to the interests of the majority. So for whom are we planning

this area? According to the 2009 Kenya population census, out of the 3.3 million that is the

population of Nairobi, 91.3% are between the ages of 0 to 44 years.

Some of the implications of this are that there is need for more social amenities such as

schools, play fields, hospitals and shopping centers and close by the residential areas.

The other implication is that their preferred life style is living in smaller plot sizes, possibly

high rise gated apartments rather than in unaffordable expensive single dwelling units. Apart

from demand for high investments returns, this explains the upsurge for high rise buildings

and shopping centers in this area under study. Most dwellers in these high rise apartments are

the middle class and in the above age bracket.



210

The council would be advantaged in supporting the private sector and other development

agencies that are building capacities to cater for the interests of the majority population since

this would have been the council‘s responsibility to do so.

Conclusion

Good urban management is reflected in how best the interests of the majority of the

communities are taken care of and that there is incremental value in their quality of life. In

other words, once some wants are satisfied for now, there are always new wants and that is

the way of confronting sustainable development in the wake to ever improve current

generations wants without compromising the wants of future generations.

City Hall will have to strive to implement the reviewed spatial plans for the Old City/Western

areas of Nairobi because this is only a part of the many other problems in the entire city.

While implementing this spatial plan however, flexibility and innovations would work better

in the process.



211

PART FIVE: PROPOSED ZONAL SPATIAL POLICY FRAMEWORK

The existing zonal spatial policy framework provides us with zonal regulations and

development ordinances since 2006.

The need for rezoning the planning area was necessitated by a number of factors including:

It was noted that there is pressure on the available land and hence there is need to use

the land optimally.

There is pressure to provide space for other land uses including, housing,

commercial/office space

The cost of the land per unit area justifies the need to densify for reasonable economic

gain to be realized by the owners

The current proposals of these zones have given rise to subzones based on the trends that

have been analyzed within the planning area. Therefore zones 3, 4 and 5 have further been

sub-zoned to 5, 17 and 5 subzones respectively. Westlands CBD has now got a zonal status of

its own due to its functional status rivaling the Nairobi CBD.

In proposing these zones a number of factors were considered including infrastructural needs

– water, sewer, transport among others; and environment; they form a precursor to the

implementation of these proposed ordinances. In addition, green design also forms a core

requirement for all the buildings proposals to be erected in the planning area and for the zonal

proposals to bring forth a functioning neighborhood, infrastructure must be improved by the

CCN and therefore, an implementation framework on how this will be done must be in place.

Finally in the implementation of these proposals participation of the Residential

Neighborhoods Associations must be ensured to provide proper checks and balances in the

spirit of stakeholder involvement.



212

ZONES 3, 4 & 5 SPATIAL POLICY FRAMEWORK

ZONE SUB

ZONE

AREA/DESCRIPTION GR PR MIN AREA

(HA)

TYPE OF

DEVELOPMENT

POLICY

ISSUES/REQUIREMENTS

W-

CBD CBD

Wayiaki way, Parklands road, Crossway road, Mpaka rd,

General Mathenge rd, Peponi rd, Lower kabete rd, school

lane, westlands health centre, Waiyaki way.

80

35

4.0

2.5

0.1Ha

0.1 Ha

Commercial/Mixed

Developments

Residential Flats

Use of Solar Energy

Water Recycling

Rain water Harvesting

Separation of Waste

On-site Parking 40M2/Car

Provision of a LIFT.

(If conditions not met-ratios to be lowered)

3

3A

High Ridge Centre: 3rd Parklands Avenue, Arya girls, 4th

parklands ave. Kosla lane, 3rd parklands avenue.

50 2.5 0.1Ha Commercial/Mixed

Developments

Above conditions apply.

3B

Parklands Road, Shivachi rd, 1st Parklands Avenue, Limuru

Road Parklands road.

35

35

2.0

1.0

0.2Ha

0.05Ha

Apartments

Single Dwelling

Use of Solar Energy

Water Recycling

Separation of waste

Rainwater harvesting

Provision of a lift

2 cars per apartment

20% Greenery.

3C

Limuru road, Public utility land, 6th parklands ave, Mpaka

road, Mathare river, Ring road, General Mathenge rd, Mpaka rd, Parklands rd, Shivachi rd, 1st parklands av,

Limuru road.

50

35

2.5

2.0

0.1 Ha

Commercial

Mixed Developments

As above

2 No Car Parks per Flat 20% Greenery for residential

Provision of a lift

3D

Public utility land: 6th Parklands ave., Mpaka rd, Mathare

river, North Highridge Primary school, Parklands road.

-

-

-

Public purpose

Recreation green area, public

facilities- police station, school,

etc.

3E

City Park Estate 35 1.5 0.1Ha Residential

(Apartments/ Single Dwelling)

Use of Solar Energy

Water Recycling Separation of waste


Provision of a lift




213

20% Greenery.

4

4A1

Peponi road, General mathenge rd, General mathenge lane,

canalized stream, brookeside rd, lower kabete rd, peponi

road.

35

35

1.5

1.0

0.2 Ha

0.05 Ha

Apartments,

Single Dwelling

Same conditions as above

4A2

General methenge drive, boundary zones 3 &4, mathare

river, brookeside road, general mathenge drive.

25

2.5

0.2 Ha

Single Dwelling

On site sanitation

4B1

All first row plots fronting Waiyaki way on either side

where there is a slip road to All Africa Confrence of

Churches (AACC).

50

2.5

0.2 Ha

Offices

Discourage spread of commercial

along Waiyaki way

Same conditions of green building

to apply

Observe acceleration and de-

acceleration lanes

4B2

Lower Kabete Rd, Karuna Rd, school lane,

boundary zone 4B1, Muguga green primary,

muguga green rd, brookeside rd, boundary 4&5,

canalized river, brookeside rd.

Ring road, boundary 4B1, St. Micheal road,

boundary 4&5, Nairobi river, ring road.

35

35

1.0

2.00

0.05 Ha

0.2 Ha

Single Dwelling

Apartments

Use of Solar Energy

Water Recycling

Separation of waste


Provision of a lift


20% Greenery.

4C

Nairobi River, Ring rd, Kirichwa Ndogo, Boundary 4&5,

Kirichwa ndogo, ring rd

35

25

35

1.0

2.5

1.5

Town houses

Single dwelling

Apartments

No more Office Developments

along River side drive

Rehabilitation of the riparian.

Green building conditions apply.

4D1

Kirichwa Ndogo, ring road, St. Georges P. School,

Kirichwa Kubwa, Mazeras rd, migoiri rd, Nyeri rd, Gatundu rd, boundary 4&5, Kirichwa ndogo.

35

35

2.00

1.00

0.3 Ha

0.03 Ha

Apartments

Town houses/ Single

dwelling.

Riparian regulation

Above conditions of green building apply.

4D2

Kirichwa Ndogo, Gatundu Rd, Nyeri rd, Gitanga rd,

Muthangari drive, Kirichwa ndogo

35

35

1.0

1.5

0.05 Ha

0.2 Ha

Single Dwelling

Apartments

Above conditions of Green

building

Rehabilitation of riparian

4D3 Gitanga Rd, Boundary 4, , Methodist Guest House, 35 1.0 0.03 Ha Residential As above



214

Kirichwa Kubwa 35 0.2 0.2 Ha Single Dwelling

Apartments


4D4 Bernard Estate 35 0.75 0.3Ha Residential

Single Dwelling

No apartments

4E

Galana Rd, Chania Rd, Chaka Rd, Lenana Rd, Agwings

Kodhek rd, Menelik rd, Chania Ave., Chaka rd, Lennana

rd.

From Chaka rd/argwings kodhek rd junction along argwings road to Hurlingham shopping centre: All plots

fronting the road on both sides.

Hurlingham shopping centre

50

50

50

3.0

2.5

2.5

0.2 Ha

0.2 Ha

0.2 Ha

Commercial

Offices

Commercial

Above conditions for commercial

areas apply

4F

Lenana Rd, Rose Avenue, St Georges schools, Woodland

Ave., Dennis Pritt Road, Zone 4 boundary, State hse Ave.,

Ralph Bunch rd, Lenana rd.

35

50

1.0

0.75

0.2 Ha

0.03 Ha

Single Dwelling

Apartments:(2 Floor

& an attic)

Special planning area: maintain

existing character

4G

Dennis Pritt Rd, St. Georges schools, Kirichwa Kubwa,

Ole Odume Rd, Ngong Rd, city mortuary round about, valley road, Ralph Bunche rd, Denis Pritt rd.

35

35

1.5

1.0

0.2 Ha

0.03 Ha

Apartments

Single dwelling

Above Conditions of Green

Building apply 20% Greenery

Onsite parking


4G1

Ole Odume Rd, Kirichwa Kubwa, Naivasha Rd, Riara Rd,

Sweedish School, Naivasha rd, Ole odume rd

35

35

2.0

1.0

0.2 Ha

0.05 Ha

Apartments

Single dwelling

Above Conditions apply

Maximum 6 levels


4G2

Riara Rd, Naivasha Rd up to the Swedish school boundary,

Riara rd. Includes Dagoretti commercial node.

50

2.5

0.2Ha

Commercial

Need for Detailed Planning of the

Dagoretti Commercial Node.

Conditions of Commercial node

similar to Westlands CBD apply.

4H1

Ngong Rd, Joseph Kangethe, NPC Woodley, Police lines,

Along NCC deport, Joseph Kangethe centre, Along

boundary of Toi primary schl and Moi Girls, Kibera drive,

kabarnet rd, Ngong rd.

35

35

1.5

1.0

0.2 Ha

0.05 Ha

Apartments

Single Dwelling

Maximum 4 levels

Conditions of green buildings

apply.

4H2 Jamhuri Phase II: Ngong rd, Joseph Kangetherd, Police

line, railway line, boundary zone 4, Ngong road.

35 1.5 Existing Plots Residential Maximum 4 levels

4I Kibera drive, Kabarnet Rd, Boundary of zone 4, Kibera 35 1.5 0.2 Ha Apartments -4 levels Maintain existing character



215

drive.

35

0.75

0.05 Ha

maxm.

Single Dwelling

All other conditions apply

5

5A

Loresho Upper Spring Valley:

Brookeside drive, mathare river, boundary of zone 5,

waiyaki way, Aga khan school east boundary, Follow road

to Dcs office up to boundary 5&4, brookside drive.

25

35

0.25

0.75

0.2 Ha (Non

Sewer)

0.1Ha (With

Sewer)

Residential Single

Dwelling

No flats

20% greenery

Recycling of water

Waste separation

Solar energy use Onsite parking 2No

5B1

Wayiaki Way, James Gichuru Rd, msongari rd, muthangari

drive, st Michael rd, boundary 4 &5, Kirichwa Ndogo,

Olenguroini Ave., mugumo rd, ndoto rd, James gichuru

Ave., Nairobi river, boundary zone 5, boundary to the

triangle, musa gitau rd, Waiyaki way.

25

35

25

0.75

0.2 Ha (Un

Sewered)

0.1

Ha(Sewered)

Residential Single

dwelling

As above


All other conditions apply.

5B2

Lavingtone Green Commercial Centre: Ndoto Rd,

Mugumo Rd, Muthangari Drive James Gichuru Rd

50 2.0 0.2 Ha Commercial Solar energy use

Recycling of water

Separating of waste

Onsite parking 1No/ 40m2

Lower ratios for those not meeting

the requirements

5B3

Naiorbi River, James Gichuru Rd, kolo rd, Muthangari Rd, Mugumo Rd, Olenguruone Ave., kirichwa ndogo, James

gichuru rd, Gitanga rd, boundary 4& 5, Nairobi river.

25

35

25

1.0

0.2 Ha (Unsewered)

0.1

Ha(sewered)

Residential

Single Dwelling

As above Rehabilitation of riparian

No flats

5C

Kianda Traingle- Manyani Rd, Wayiaki Way, Hinga Rd 35

35

1.0

1.0

0.2 Ha

0.05 Ha

Apartments

Single dwelling

4 Levels

Maintain existing character .

All other conditions apply



216

REFERENCES

1) Aligula, E., Abiero-Gariy, Z., Mutua, J., Owegi, F., Osengo, C., Olela, R., (2005)

―Urban Public Transport Patterns in Kenya: A Case Study of Nairobi City,‖ Survey

Report, Special Report no 5., Kenya Institute for Public Policy Research and

Analysis, Nairobi

2) Analysis of Local Government Finances in Kenya with Proposals for Reform - IMF,

1976

3) Athi Water Services Board, 2009 – 2010. Sewerage Masterplan Validation Report for

Nairobi City.

4) Bates, J. (2000). ‗History of demand modelling‘, in Handbook of transport modelling,

eds. Hensher, D.A. and Button, K.J., Elsevier Ltd, Oxford, pp.11-33.

5) Bates, J. (2000). ‗History of demand modelling‘, in Handbook of transport modelling,

eds. Hensher, D.A. and Button, K.J., Elsevier Ltd, Oxford, pp.11-33.

6) Bhundia Associates, 2010. Feasibility Study Report of the Nairobi Rivers Basin

Sewerage Improvement Project

7) Consulting Engineering Services (CES) India, Pvt. Ltd, New Delhi, and APEC

Consultants of Nairobi. (2010) ―Feasibility Study for Mass Rapid Transit Systems

(MRTS) in Nairobi Metropolitan Region.‖ Draft report, Ministry of Transport,

Government of Kenya.

8) Egis bceom international, August 2011. Feasibility Study and Masterplan for

Developing new water sources for Nairobi and Satellite Towns; Water sources

Options Review Report

9) Financial Management for Local Government: Managing Performance, UN-

HABITAT, 2007

10) Financial Management for Local Government: Managing the Operating Budget, UN-

HABITAT, 2007

11) Gachanja J.N. (2011): Evaluating the impact of road traffic congestion mitigation

measures in Nairobi Metropolitan Region, KIPPRA, Nairobi

12) Global Environment Outlook (GEO – 4) Environment for development by United

Nations Environment Programme, 2007

13) GoK (2007): Kenya Vision 2030, Government of the Republic of Kenya

14) Government of Kenya (1994), The National Environment Action Plan, Government

printer, Nairobi



217

15) Government of Kenya, 1999. Kenya Population and Housing Census Volume I

16) Government of Kenya, 2009. Kenya Population and Housing Census Volume IA

17) Government of Kenya, 2009. Kenya Population and Housing Census Volume II

18) Government of the Republic of Kenya (2008). Nairobi Metro 2030: A world class

African metropolis, Nairobi.

19) Integrating Population, Health and Environment in Kenya (2007)

20) JICA, 2010. Integrated Solid Waste Management in Nairobi City

21) Katahira and Engineers International (2006). The study on master plan for urban

transport in the Nairobi Metropolitan Area in the Republic of Kenya. Technical

report, Japan International Cooperation Agency (JICA).

22) Kenya gazette supplement Acts 2000, Environmental Management and Coordination

Act Number 8 of 1999. Government printer, Nairobi

23) Kenya gazette supplement Acts, Local Authority Act (Cap.265) Government printer

24) Kenya Local Government Finance Study, World Bank, 1992

25) Kenya National Bureau of Statistics (1980): 1979 Kenya Population and Housing

Census. Nairobi: Government Printers





28) Kenya National Bureau of Statistics (2010a): 2009 Kenya Population and Housing

Census, Volume I A. Nairobi: Government Printers

29) Kenya National Bureau of Statistics (KNBS)(2008), Statistical Abstract 2008,

Government of Kenya (GoK), Nairobi

30) Kenya National Bureau of Statistics (KNBS)(2009), Kenya National Census 2009,

Government of Kenya (GoK), Nairobi

31) Kenya National Bureau of Statistics. 2010b. 2009 Kenya Population and Housing

Census, Volume I B. Nairobi: Government Printers

32) Kenya National Bureau of Statistics. 2010c. 2009 Kenya Population and Housing

Census, Volume II. Nairobi: Government Printers



218

33) Kenya National Bureau of Statistics. 2010d. 2009 Kenya Population and Housing

Census, Volume I C. Nairobi: Government Printers

34) Kenya National Bureau of Statistics. 2010e. Statistical Abstract 2010. Nairobi:

Government Printers

35) Kenya Policy Paper on Local Government Reform Programme (KLGRP)

36) King‘ori, Z.I. (2007) Nairobi Urban Transportation Challenges-Learning from Japan.

JICA Training Course, Comprehensive Urban Transportation Planning and Project,

(JFY2007). Available from< http://www.scribd.com/doc/2369220/Final-Report-

Nairobi-

37) Local Authority Budget Guidelines, Ministry of Local Government, 1995

38) Local Government Act Cap 295 of the Laws of Kenya

39) Management of Resources by Local Authorities: The case of Local Authority

Transfer Fund in Kenya, M. Odhiambo, W.V. Mitullah & K.S. Akivaga, Claripress,

Nairobi, 2005

40) Ministry of Roads and Public Works(2008): Road Network Classification Study

and RICS Pilot Project - Final Classification Guidelines Report, GoK, Nairobi

41) Ministry of Transport (2009). National integrated transport policy: Moving a working

nation, Government of the Republic of Kenya, Nairobi

42) Ministry of Transport (2009). National integrated transport policy: Moving a working

nation, Government of the Republic of Kenya, Nairobi

43) Najma Dharani (2002), Field guide to common trees and shrubs of East Africa. Struik

Publishers, Cape Town, South Africa

44) Otieno Odongo& Partners, Wanjohi and Gath Consultants, 1998. Third Nairobi Water

Supply Project; Nairobi Masterplan for Sewer, Sanitation and Drainage.

45) Participatory Planning in Kenya‘s Local Authorities: A Study of the Budget Day, J.

Mbeya, R Opiyo and M. Odhiambo, CLARION, 2011.

46) Population Reference Bureau: Integrating Population, Health and Environment in

Kenya: Melissa Thaxton. www.prh.org

47) Republic of Kenya (2010): The constitution of Kenya 2010

48) Republic of Kenya (2010): The constitution of Kenya 2010

49) The LATF Act No 8 of 1998 and LATF regulations

http://www.prh.org/



219

50) The Local Authority Financial Management Regulations 2007

51) The Local Government Act (Cap 265)

52) The Rating Act (Cap 267)

53) The Valuation for Rating Act (Cap 266)

54) United Nations (1987), The Rio Declaration on Environment and Development

55) United Nations (2000), World Commission on Environment and Development

56) United Nations Environment Programme, Poverty and Environment Initiative, 2007:

Kenya Profile. www.unep.org.

Websites

www.narobicity.org/departments/default2.asp?search=education. Accessed June 21, 2011

http://www.unep.org/

http://www.narobicity.org/departments/default2.asp?search=education

urban planning nairobi zones 3,4,5

Documents