Konza Local Physical Development Plan - (2012-2030)

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Konza Local Physical Development Plan - (2012-2030)

Prepared by the Centre for Urban and Regional Planning, for the

Ministry of Information and Communication. The Plan is prepared under

supervision by the Director of Physical Planning, in accordance with

provisions of the Physical Planning Act Cap 286, Section 24(1), and

Legal Notice No 109 of 2010.

The Director of Physical Planning

Ministry of Lands

PO Box 45025, Nairobi - 00100, Kenya

Tel: +254 20718050

Fax: +254 41 2224411

http://www.lands.go.ke

The contents of this publication are protected by copyright.

Consequently, no use of this publication may be made for resale or for

any other commercial purpose whatsoever without prior permission in

writing from the copyright holder.

Any reproduction in whole or in part and in any form for educational or

non-profit purposes may be possible with special permission from the

Director of Physical Planning, provided acknowledgement of the source

is made. The KOTDA and the authors would appreciate receiving a copy

of any publication that uses this report as a source.

For bibliographic and reference purposes this publication should be

referred to as: DPP (2010), “Konza LPDP 2012-2030.” Director of

Physical Planning, Nairobi

2013, Director of Physical Planning

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The funding support for this Report was provided by the Government of

Kenya’s Ministry of Information and Communications, through the

International Finance Corporation (IFC).

Ministry of Information and Communications

Teleposta Towers, Koinange St

PO Box 30025, Nairobi 00100, Kenya

Tel: +254 4920000/1

http://www.information.go.ke

The Centre for Urban and Regional Planning (CURP) made available its

diverse expertise (in-house and collaborating) and rich catalogue of

data sets towards the drafting and production of this plan and report.

The Centre for Urban and Regional Planning

Bruce House (Standard Street), 14th floor

PO Box 2908, Nairobi 00100, Kenya

Tel: +254 20 2244463

http://www.curp.or.ke

E-mail: [email protected]

The following organizations collaborated on this Report:

· Government of Kenya (GoK); Line Ministries and Departments

· H R & A Advisors, INC

· SHoP Architects, OZ Architecture, Tetra Tech, Dalberg

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Disclaimer

The views expressed in this publication are not necessarily those of the

agencies cooperating in this project. The designations employed and

the presentations do not imply the expression of any opinion

whatsoever on the part of the Director of Physical Planning, or

cooperating agencies concerning the legal status of any country,

territory, city, or area of its authorities, or the delineation of its frontiers

or boundaries.

Mention of a commercial company or product in this report does not

imply endorsement by the Director of Physical Planning. The use of

information from this publication concerning proprietary products for

publicity or advertising is not permitted. Trademark names and symbols

are used in an editorial fashion with no intention of infringement on

trademark or copyright laws.

We regret any errors or omissions that may have been unwittingly

made.

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List of Figures

Figure 1: ARTISTS’ IMPRESSION OF KONZA ... 1

Figure 2: The Greenfield site for Konza city ... 3

Figure 3: The context of KTC ... 4

Figure 4: Urban Centres around KTC ... 5

Figure 5: KTC in the context of Kenya and Nairobi Metropolitan Region ... 14

Figure 6: Rainfall Distribution in South Eastern Kenya. ... 14

Figure 7: Section of Nairobi-Mombasa road. ... 15

Figure 8: Nairobi-Mombasa Railway line through Konza Station ... 15

Figure 9: Large ranches around KTC ... 17

Figure 10: Land Tenure system in Konza area ... 19

Figure 11: Market in one of the urban centres ... 20

Figure 12 (a & b): Regional Population Dynamics ... 21

Figure 14: Commercial developments in Malili centre ... 22

Figure 14: Semi-permanent house ... 22

Figure 15: Satellite image of the KTC ... 24

Figure 16: Hydrology of Konza and its environs ... 25

Figure 17: The panorama of the site with a hill at the background... 26

Figure 18: Exposed black cotton soil at the site ... 27

Figure 19: Wildebeest at the ranch close to Konza site ... 27

Figure 20: opportunities and challenges of the KTC site ... 28

Figure 21: The Radial corridor model ... 31

Figure 22:Evaluation criteria for alternative one ... 33

Figure 23: The circuit board model ... 34

Figure 24: Illustration of the hard and soft corridors and the combination of the two ... 37

Figure 25: Distribution of Ecological & Open Spaces ... 38

Figure 26: Activities areas connected by the soft corridor ... 40

Figure 27: High density residential together with mix use ... 41

Figure 28: Medium and low density residential in relation to hard and soft corridor ... 42

Figure 29: Park and ride along both the soft and hard corridor ... 43

Figure 30: Utility locations at the site ... 44

Figure 31: Evaluation criteria for alternative two ... 45

Figure 32: The stitch model ... 46

Figure 33: Evaluation criteria for alternative three ... 47

Figure 34: Konza physical development plan ... 50

Figure 35: Structuring elements ... 51

Figure 36: Recreation and open spaces ... 52

Figure 37: Transportation strategy ... 54

Figure 38: Residential zone ... 56

Figure 39: Commercial and Mixed Use ... 57

Figure 40: Education and techno & life science ... 58

Figure 41: Public purpose and utilities ... 59

Figure 42: land budget of entire site ... 60

Figure 43: Land zoning regulations ... 70

Figure 44: Action area for Phase One ... 71

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Acronyms

3Rs Reduce, Recycle, Re-use

ASAL Arid and Semi-Arid Land

BPO Business Processing Offshoring

CURP Centre for Urban and Regional Planning DPP Director of Physical Planning

EBS Elder of Burning Spear

EGH Elder of Golden Heart

EMCA Environmental Management And Coordination Act ICT Information Communication Technology

IFC International Finance Corporation

ILRI International Livestock Research Institute ITES Information Technology Enabling Services JKIA Jomo Kenyatta International Airport KOTDA

KTC Konza Technopolis Development Authority Konza Technology City

KPH Kilometer Per Hour

KWS Kenya Wildlife Service

LPDP Local Physical Development Plan MDP1/2 Master Delivery Partner 1 and 2

MoIC Ministry of Information Communication

MP Member of Parliament

PPA Physical Planning Act

PPP Private Public Partnership

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EXECUTIVE SUMMARY

The preparation of this Plan is informed by the Government’s decision to initiate a technology city at Konza which is located 60 kilometers South East of the capital Nairobi. This is in line with the provisions of the Kenya Vision 2030 which identified Konza Technology City as one of the flagship projects under the Economic pillar in the Medium Term (2015). The Government intends to close the gap between Kenya and other middle income nations by leveraging the growing regional and global ICT sector.

The main objective of this plan is to provide a framework to guide the development of Konza City and form a basis upon which the preparation of the Konza Master Plan will be realized. This has been done by way of appropriately and rationally allocating land for various land uses within the site. The guiding principles in the preparation of this Plan include optimal, efficient and economic use of land as provided for in the National Land Policy, promotion of walkability, health, harmony, safety and efficiency, inclusive and coordinated governance systems and the structuring of urban environmental sustainability.

Three development models were presented and evaluated against preset criteria and presented to the client-Ministry of Information and Communication. The third alternative-Stitch Model was chosen out of the three as the preferred plan to guide the development of Konza.

The report is organized into six broad chapters namely; introduction, planning context, situation analysis, alternative development models, plan proposals and the implementation framework. The first three chapters give the context in terms of the background, planning context and analysis of the site to evaluate its suitability for urban developments. The fourth chapter discusses the three development models while the fifth chapter details the plan proposals of the preferred option. The last chapter gives the implementation framework of the plan.

Finally, it is envisioned that the plan will be implemented to the latter in order to realize its objectives and the Kenya Vision 2030. This will be achieved by adhering to the zoning standards and regulations provided therein and subject to any other law guiding the development of Urban Areas and Cities in Kenya.

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Endorsements, Certifications & Approval

I Certify that this Plan has been prepared and published as per the requirements of the Physical Planning Act Cap 286.

Signed

_______________________________________

Mr. Renson K Mbwagwa

Registered Physical Planner, Principal, CURP

_______________________________________ Date

Certified

_______________________________________

Mr. Augustine K. Masinde, EBS

Director of Physical Planning

_______________________________________ Date

Approved

_______________________________________

Hon. James Orengo, MP, EGH

Minister for Lands

_______________________________________

Date

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CHAPTER ONE: INTRODUCTION

Figure 1: ARTISTS’ IMPRESSION OF KONZA

1.1PREAMBLE

The challenge of planning Konza was to successfully come up with a plan that is legally acceptable in Kenya, responsive to the aspiration of Vision 2030, implementable and formidable enough to attract targeted local and foreign investment. Consequently, the LPDP has responded to all procedural and substantive requirements as provided for in the Physical Planning Act and other legislations. The concerns of the various stakeholders such as the local community, professionals, and the Ministry of Information and Communication have also been incorporated. It is envisioned that the plan will be implemented accordingly to the latter in order to achieve all the aspirations and vision of a technology city

1.2BACKGROUND

This Local Physical Development Plan (LPDP) has been prepared to enhance the realization of Kenya Vision 2030, which is a blue print for the Country’s development for the next 20 years. Konza Technology City (KTC) is one of the flagship projects of the Kenya Vision 2030 that is key to positioning Kenya as a leading information and Communication Technology (ICT) Nation in Africa by leveraging and expanding Kenya’s Information Technology Enabled Services (ITES) sector with emphasis on Business Processing Outsourcing (BPO). This has become one of the national flagship projects to be undertaken within specified timelines.

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2 To realize this objective, the Government purchased a 2,058 Hectares (5,000 acres) piece of green field land located about 60km East of Nairobi along the Nairobi – Mombasa road and 4Km North of Konza Town. The land was previously part of Malili ranch and the government bought the land from shareholders after complete subdivision of Malili ranch was done. The MoIC which is spearheading the project identified and engaged The International Finance Corporation (IFC) as the Transaction Advisor who in turn hired Pell Frischmann Consultants, U.K to prepare a concept master plan to guide the development of KTC. The consultant delivered a Concept Master Plan showing the broad proposals on the development of the city that required to be stepped down to realistic action plans for immediate implementation. Furthermore, together with the Local Physical Development Plan (LPDP), and over a period of six months, an implementation plan for Phase 1 of the project was prepared by Master Delivery Partner 1 (MDP1) based on a business plan and detailed master planning to guide implementation of the subsequent four and a half years of Phase 1 by Master Delivery Partner 2 (MDP2) in support of the Konza Technology City Development Authority (KOTDA).

The new technology city will be implemented by both Government and private sector actors under a Public-Private Partnership (PPP) approach. The Government will bear the cost of public investments in form of strategic infrastructure and initial investments during the first phase. This will then attract private investors, PPPs and multinationals to develop the subsequent phases. MDP1 led by HR&A Advisors was retained by the IFC on behalf of the MoIC to develop an implementation plan for phase 1 of the proposed Konza technology city project.

Given the complexities of the approval process, HR&A Advisors partnered with the Center for Urban and Regional Planning (CURP), a Nairobi-based planning firm with extensive experience in local planning process, to lead the LPDP preparation and approval process. The Team’s assignment was to develop LPDP that provided the necessary framework for a planned economic growth, land-use and environmental management, facilitation and regulation of investment and development initiatives and activities. The LPDP envisages achieving this by providing both the rationale and principles for the effective interpretation of national development policies in terms appropriate to KTC, both in the short and long-term. The plan provides a spatial template for achieving intended actions through formulation of an integrated strategic structure plan, comprehensive area development plans, and detailed plans for thematic sectors such as transport, business, real estate and associated support facilities and services. In addition, the LPDP will set the framework for Phase 1 detailed master plan. This will require the LPDP to be flexible enough not to preclude any options for Phase 1 and to be able to accommodate future phases of growth.

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Figure 2: The Greenfield site for Konza city

1.3SCOPE OF WORK

The LPDP shall cover all the area of green field land registered as LR 9918/13 to create a broad perspective of development that will occur and provide a stable framework on which phased development will occur. This will involve distributing land uses relating directly and indirectly to the development of the techno city. These activities include designated land for;

 Housing;

 Education Institutions

 Commercial development;

 Recreation and open spaces;

The major activities will be integrated by a transportation spine which provides an efficient and safe connectivity for both motorised and non-motorised traffic. In addition to this, the spine will provide major public utility requirements which include; water reticulation, sewerage and sanitation, energy distribution, and communication infrastructure. Furthermore, this plan has taken keen consideration of environmental conservation, protection and enhancement to promote environmental sustainability.

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1.4DESCRIPTION OF KONZA SITE AND ENVIRONS

Konza Technology City is located at the heart of Athi Kapiti plains within borders of the wider planning region of the Nairobi Metropolitan Region (NMR) that comprise Machakos County to the North East, Kajiado County to the West and Nairobi County to its North West. KTC is located to the South-East of Nairobi, 60 kilometers from the city centre and 400 kilometers from Mombasa town. Makueni County is to the East of the technology city.

Figure 3: The context of KTC

The site covers an area of about 5,000 acres. Major landmark neighboring the site include Malili Township to the South, Konza Railway Station centre to the South West, ILRI ranch to the West and Makueni County to the East. The techno city is strategically located with ease of accessibility. It is serviced by two major international roads i.e. the A 104 and A 109 national highways. A 109 is aligned in a North-West to South-East direction and links the port of Mombasa to Uganda, Sudan and the Great Lakes region forming part of the northern corridor.

The main centres around Konza include Malili, Nguluni, Salama. Muumandu, Konza station, Katumani, Kasunguni, Ulu and Ngiini. These centres are not planned and lack basic infrastructure thus only provide low level services. These centres are envisaged to develop as satellite towns to KTC thus the need for proper development control. This will be achieved through preparation of a zoning plan covering the area around KTC.

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Figure 4: Urban Centres around KTC

The immediate surrounding environment presents the following opportunities and among others;

 Protecting the integrity of the Konza city

 Connectivity using A109

 Likely revitalization of the railway line

 Boost of the local economy including increased employment opportunities and increase demand for agricultural produce

Conversely, it poses the following challenges among others;

 Proliferation of unplanned urban development

 Intensification of land subdivision

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1.5THE TERMS OF REFERENCE

The main task in this planning exercise as per the Director of Physical Planning was to develop a detailed LPDP in line with legal requirements to enable implementation of phase 1 of the KTC project. In accordance with the T.O.Rs, the following are the main tasks to be accomplished in the preparation of the LPDP inclusive but not limited to;

 Undertaking all surveys necessary to ensure understanding of the area such as site analysis, suitability analysis, socio-economic analysis and demographic analysis;

 Stakeholder identification, analysis, mobilization and engagement at various levels;

 Divide the area into phases and undertake detailed planning of Phase 1;

 Preparation of plan implementation framework to guide immediate implementation of Phase 1 and subsequent phases;

 Presentation of plan to the stakeholders;

 Plan publishing and circulation in liaison with the DPP;

 Incorporation of comments by stakeholders and finalization of the plan;

 Submission of the plan to the Department of Physical Planning in a defined format for approval;

1.6METHODOLOGY

The main stages/steps followed in the preparation of LPDP for KTC are:

 Reconnaissance: A reconnaissance tour was done on Monday, August 27th,

through the following route; Nairobi –Rongai –Kiserian – Isinya – Kitengela - Arthi River – Kyumvi – Machakos - Malili and Konza. The purpose of the tour was to appreciate the site and its immediate surroundings in order to assess the planning needs including requirement for base map preparation and the data requirements.

 Base map preparation: After reconnaissance, a base map was prepared to represent the actual ground situation of the site and to form a basis for detail site analysis.

 Site analysis: A detail site analysis was undertaken to examine physical, topographical, soils, drainage, hydrological characteristics as a way of determining how the land will be utilised for development proposals.

 Investigation/Data collection: Relevant primary and secondary data was procured with respect to population and demography, land use, socio economic factors and infrastructure among other. The information gathered and analyzed provided the evidence base for formulating strategies and policies.

 Public participation: Stakeholder’s forums were undertaken on September 20th together with NEMA and exclusively on November 28th_{and 29}th₂₀₁₂_involving

meetings with local communities, client ministry, and sectoral ministries such as water, energy, transport, wildlife and local authorities. Meetings were also held with the MDP1 consortium that has been retained by the client to prepare a master plan

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7 for Phase 1. The consultations were held to capture the needs and concerns of the stakeholders and to build consensus with respect to the strategies and proposals.

 Plan formulation: Based on the analysis of the site, the evidence gathered through investigation and consensus build with various stakeholders, an LPDP was prepared containing a broad land use framework, land development policies, general development strategies along thematic areas and action area plan for Phase 1. The plan implementation framework was also incorporated as part of the LPDP.

1.8ENVISIONING KONZA TECHNO CITY

Konza techno city is envisioned as a green, smart, inclusive and vibrant African silicon savannah.

Elements inspiring the vision

Kenya Vision 2030 Aspirations of Konza Residents

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8 Rich cultural heritage of the local communities

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9 Components of the Vision

Green City Vibrant City

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1.9OBJECTIVES

The objectives of the plan that would promote the vision of the city are to:

 Rationally distributing various activities on the land available;

 Assessment of the demand and needs of KTC,

 Formulation of land policy principles for efficiency and sustainability;

 Promote environmental and ecological sustainability by identifying environmental fragile areas and assets for protection, conservation and enhancement;

 To develop a detailed framework for implementation of projects in respect to Phase 1 of the KTC;

 Formulate regulatory guidelines for controlling the use and development of land;

 To propose an appropriate framework for the implementation of the entire plan.

1.10GUIDING PRINCIPLES

The following principles shall promote the realization of the vision and objective of the plan:

 Optimal efficient and economic use of land;

 Health, safety and efficiency;

 Urban environmental sustainability –to be achieved by mixed development, smart growth, green energy solutions, efficient and cost effective public over private transportation system, the 3Rs waste management system;

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CHAPTER TWO: PLANNING CONTEXT

Preamble

This chapter explains the domain within which the preparation of this Local Physical Development Plan was carried out. This mainly entailed policy documents and legislations that guide Urban Planning and development such as Vision 2030, Nairobi Metro Vision 2030 and National Land Policy; Sessional Paper no. 3 as it relates to urban planning. In addition to the above, the national housing policy and geographical contexts have also been discussed.

2.1POLICY CONTEXT

2.1.1 Vision 2030

The Kenya Vision 2030 is the sole government’s developments blue print to guide its development agenda for the next 20 years. KTC is one of the key Vision 2030 flagship economic projects that were identified. The economic pillar of the vision proposes the development of BPO in the medium term (2015) to enable Kenya to quickly become the top BPO destination in Africa. This is to be achieved by attracting at least five major leading Information Technology suppliers, at least 10 large multinational corporations and global BPO players to Kenya. It is estimated this will create jobs. KTC is envisioned to have world class communication infrastructure developed by top international IT suppliers. It also note that Kenya will provide incentive packages for companies to locate in KTC, provide a-one-stop shop for administration and talent and serve as a “show-case” to attract more top foreign IT companies. The vision also directs planning for high quality urban livelihoods. The LPDP preparation has taken into account these provisions.

2.1.2 Nairobi Metropolitan 2030 Strategy

The Nairobi metro 2030 recognizes the need to create BPO jobs, identifies the spatial location within the NMR and the spatial framework required to allow their effective functioning. Also in its desire to deploy the world class infrastructure and utilities for the region, it will focus on among other things, smart city/villages strategy. The location of Konza is strategic in such a manner as to articulate and complement the Nairobi Metropolitan vision.

2.1.3 National Land Policy

The National Land Policy (Sessional Paper No. 3) reconciles the many conflicting laws and mismanagement of land as a resource. The guiding principle is to guide the country towards efficient, sustainable and equitable use of land for prosperity and posterity. The overall objective of the National Land Policy is to secure rights over land and provide for sustainable growth, investment and the reduction of poverty in line with the Government’s overall development objectives. Specifically the policy shall offer a framework of policies and laws designed to ensure the maintenance of a system of land administration and management that will provide: an economically, socially equitable and environmentally sustainable allocation and use of land; and an efficient and effective utilization of land and land-based resources in urban areas. This policy acts in the interest to secure the growth and development of Konza technology city.

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2.1.4 The Housing Policy

Proper housing is one of the key challenges facing urban areas in Kenya. The Housing Policy on the other hand seeks to achieve sustainable human settlement, facilitate the provision of adequate shelter and a healthy living environment at an affordable cost to all socio-economic groups in Kenya. The LPDP has adequate provision for the housing needs of the population of KTC. There will be low density, medium density and high density housing. Mix use residential neighbourhoods have been embraced to cut across the social stratum.

2.2LEGISLATIVE CONTEXT

2.2.1 The Physical Planning Act

The preparation of The LPDP is principally based on the provisions of the Physical Planning Act (PPA) Cap 286) as the principle legislation. This is nevertheless supported by other legal frameworks such as the Local Government Act (Cap 265), Environment Management and Coordination Act (EMCA) No. 8 of 1999 among others. The PPA defines the process of plan preparation, approval, typology, scope and content of the Plan. Along with PPA, the consultant adhered to the provisions of Physical Planning (Procurement of Physical Planning Services) Regulations, 2010; Physical Planners Registration Act (No. 3 of 1996) and other ethical issues related to planning. The consultant also adhered to the provisions of other legislation like Local Government Act (CAP 265), Public Health Act (Cap 242), Environmental Management and Co-ordination Act, and service provision acts such as Water Act (Cap 372), Streets Adoption Act (Cap 406) and any other relevant acts.

As far as PPA is concerned the following procedural aspects were followed: i. Notice of intention to plan

ii. Public participation iii. Publication iv. Circulation

The content of the plan has been guided by section 24 and 25 of PPA and Second and Third Schedules. In addition to the content as indicated in PPA the consultant considered all other aspects to suit knowledge firms requirements as it deemed necessary as long as it is consistent with the spirit and letter of the law and the attendant regulations.

Participation as per the PPA regulations which is also fortified by the constitution 2010 to take care of stakeholder concerns was followed to the letter.

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2.2.2 Environmental Management and Coordination Act

The city’s environmental matters have been dealt with in line with the provisions of the Environmental Management and Coordination Act. This has been widely adhered to by integrating the natural resources (wildlife) into the city fabric through conservation. Ecological concerns have also been incorporated in the plan to ensure that the land use changes are not detrimental to the environment.

2.2.3 The Local Government Act

The Local Government Act provides for the formation and mandates of the local authorities in the country. This is the law that will be enforced to control development and use of land and buildings to achieve an efficient and coordinated development within and outside KTC. The act provisions will be key in ensuring quality development and building standards.

2.2.4 The Urban Areas and Cities Act

This Act gives guidelines on the management and governance of urban areas and cities in the country. Section 12 outlines that management of city or municipality be administered by county government. This can be administered by a board, appointed manager or such other staff or officers as the county public service may determine. This will be adhered to and gazzettement of Konza Technology Development Authority (KOTDA) to oversee the overall management and governance of the city is an indicator of this aim. It also provides for the preparation of Integrated Development Plans as reference tool in the decision making to guide social, economic and spatial development of urban areas and cities.

2.3INSTITUTIONAL FRAMEWORK

Konza Technology City falls within the jurisdictions of three counties (Machakos, Makueni and Ol kejuado). This has implications on cross county administration for the execution of this plan. The DPP office is the institution charged with the mandate for supervision of the LPDP and planning of the 10 KM buffer to secure the quality of developments around the city. The DPP put gazette notice and public notices on the intention to plan and completion of the plan to notify the public on the planning of the KTC from the start to end of the process. The DPP will certify the LPDP whereas the Minister for Lands plays the role of approving the plan. The institution which shall be charged with the responsibility of controlling development of KTC is KOTDA. The MIC is the client institution whose role has been spearheading through coordinating, directing and implementing anchor ICT flagship projects which Konza city project is one.

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2.4GEOGRAPHICAL AND CLIMATIC CONTEXTS

National

,

2.4.1 Climatic Conditions

The physical environment of any given place is determined by various factors. These include but not limited to altitude, soils, climate, vegetation and physiographic to list but a few. Konza lies at an altitude of 600 MASL - 1900 MASL with rainfall ranging annually from 150 mm to 650 mm rendering the place categorized as Arid and Semi-Arid Lands. The average temperature of Konza is about 26o_{C with two rainfall season}

during March-May and October-December for long and short rains respectively. Figure 5: KTC in the context of Kenya and Nairobi Metropolitan Region

Regional: Nairobi Metropolitan

Figure 6: Rainfall Distribution in South Eastern Kenya. Source: Jaetzold Ralp et al 2010

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2.4.2 Locational Advantages

Roads: KTC is located strategically along the A109 and can also be well served by A104 which both Trans African highways are connecting Kenya with the neighbouring countries. The City is situated only 60 km from Nairobi. This positions KTC as a major gateway from the coastal region to Nairobi.

Railway: The state-owned Kenya Railways Corporation manages Kenya's single-track railway system, which runs from Mombasa through Nairobi to the Ugandan border. This railway was built in the last century and is currently being considered for a complete overhaul towards adoption of a modern gauge.

Rail services to KTC will be for both freight and passengers. The railway provided has a design speed of about 180 Km/h. This implies that transit time to Nairobi Central Business District will be approximately 40 minutes and to Jomo Kenyatta International Airport will be 30 minutes. The train will have a frequency of operation up to every 30 minutes. The City will be connected by a 10 kilometres branch line from Konza station. This will be a state of the art passenger station either at grade or underground..

Figure 7: Section of Nairobi-Mombasa road.

Figure 8: Nairobi-Mombasa Railway line through Konza Station Fig 5.4 Proposed Konza city railway station.

Source: Kenya Railways 2012.

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16 Wildlife: The desire to structure an inclusive city is boosted by the fact that there is a wide variety of wildlife on site and a wildlife conservancy in the neighbourhood. In addition, there are scenic features such as mountains and the natural savanna grasslands. This will promote local and international tourism which will improve the city’s economy.

Water: Water is a critical resource for sustaining all forms of life, as well as economic and social activities. Challenges of water provision and sanitation are, therefore, to be reckoned especially with existing resources and facilities, which have continued to deteriorate and fail to meet the demand of the increasing population.

Current water sources within the area are mainly from sunk boreholes and the Nol-tureshi water pipeline. Tanathi Water Board has currently identified eight sites for development of dams. Two dams are under state funding while a third one shall be funded by the African Development Fund. The Ministry of Water has identified Thwake dam (Vision 2030 flagship project) to be developed as a source of water for KTC in three years’ time. The project dam is projected to supply the city and surrounding areas with around 100 million litres per day. Water conveyance will be through pumping to Kilungu Hills and thereafter flow by gravity to the City.

In the meantime, the service providers are in the process of drilling boreholes in Konza aquifer to provide 2 million litres per day which the Ministry considers sufficient for use by investors to set up their facilities. Other potential source of water is rainwater harvesting (rainfall within the larger area average 800 to 1000mm per annum. This makes the area water deficient), which can be used for grey water applications such as toilet flushing or irrigation.

Airports/Airstrips: Kenya has a well-developed international and domestic air transport infrastructure. There are approximately 230 airports in the country. There are three international airports with the largest being the JKIA based in Nairobi. JKIA current capacity and expansion plans will be adequate to serve KTC. In addition, there is potential of development of A private airstrip in the Konza Region.

Power supply: A power gridline of 220 kV and 132 kV transmission lines pass the project site. The Ministry of Energy has also advised that a 400 kV line has been tendered between Mombasa and Nairobi and it is assumed that this line will pass approximately 40km from the site. This power line will be diverted into a Main substation on the proposed route to supply the development. It has also been assumed that this line will be capable of providing the total load required by KTC. The Ministry of Energy is looking at possible means of supply from sustainable sources such as hydro wind turbines, solar power, and ground source heat pumps. This will be established once detailed studies are done to determine the feasibility of the listed projects.

Telecommunication: There are four fibre optic cables passing along the eastern boundary of the city. The cables link Nairobi to Mombasa, which serves as a hub for international sub marine cables. KTC will require advanced ICT infrastructure to serve its business.

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17 The current 3G mobile telephony will be upgraded to (4G) services. High speed IP – based networks will deliver video services such as cable TV, high definition (HD) TV, Interactive TV, video on demand (VoD) and video conferencing over cable and wireless networks. High Speed Internet will be provided over both cabled and wireless access networks, providing readily accessible broadband services throughout KTC.

2.4.3 Locational Challenges

KTC is located approximately 60 km from Nairobi CBD. This is quite a distance from areas of high concentration of infrastructural facilities and services around the city of Nairobi. The virtue of the site being a greenfield with zero developments pose a challenge of lack of infrastructural facilities and services in place. Such include access roads, water, sewer system e.t.c... These have to be sought first and the land serviced in order for development to commence. Land speculation is also rampant around the KTC based on the anticipation for the new city to develop.

The large scale of the project poses a challenge of predicting the future. A detailed plan can be achieved only for the first phase with the later land uses being determined over time after the implementation of the Phase 1. The scale of KTC is three times the CBD of Nairobi, thus posing a challenge in scale of planning.

The site conditions of KTC presents poorly drained black cotton soils and the general poorly drained site. The swamps and marshy patches within the site pose drainage challenge. The fragile ecosystem consisting of variety of wildlife, calls for a balance of interests in the planning of KTC.

2.4.4 Land Use

The LPDP has taken an overarching look at the future of KTC land use based on what is already happening around the proposed City and the land use dynamics that are likely to the future. There is a strong case to develop a strategic approach to protect the proposed development from being surrounded by uncontrolled developments, which could cause a depreciation of land values in KTC.

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18 In 2006 the wider neighborhood, formerly large tracks of land were sub-divided to its shareholders in 7.8 acre plots. These plots started being settled in 2007.

The land uses adjacent to KTC site varies from commercial to the South of the site at Malili Urban Centre, to ranching to the West and East of the site. The land to the West belongs to ILRI who utilize the land for research purposes retaining it as greenfield. It is envisioned that ILRI’s land use will not change with the coming up of KTC as no hard developments are allowed on this land. The land use to the East is likely to change from its initial ranching use to urban use as an impact of development and growth of Konza Techno City. This land has already been highly subdivided; an early indication of land use change.

The L.R. No. 9918/6 will change KTC land from to urban land use incorporating a mix of uses to accommodate all the functions of a city. Details of these land uses are explored and discussed later in this section and illustrated in the spatial template for KTC. This will call for proper planning so as to achieve a coordinated growth and urban pattern..

2.4.5 Land Tenure

The land tenure that currently applies in the wider planning area includes public, private and community uses as stipulated in the Kenya Constitution 2010. The MoIC acquired the 5,000 acre land from Malili Ranch shareholders converting the tenure from private to public land. The adjacent land West of KTC is public and belongs to ILRI who use it as a demonstration farm for livestock research. Community land exists in the immediate lands outside the triangle that shares KTC in form of schools, water points and conservation areas.

Private land under freehold characterizes land ownership patterns outside KTC. This has been a result of the sub division process that has have taken place in Malili and Konza Ranch (refer to figure 10). Individual parcels are given to individual members though the parcels are not registered. The land owners are issued with share certificates either as freehold or leasehold.

The land tenure system in the areas adjacent to KTC is critical since freehold land is not amenable to the planning process as would have been in under leasehold. The implication is no development control, thus the need to formulate zoning ordinances and development control guidelines to achieve a coordinated growth of the outside the city.

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19

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2.5REGIONAL POPULATION DYNAMICS

Figure 11: Market in one of the urban centres

2.5.1 Population structure

The socio-economic study covered Kajiado, Machakos Makueni and Nairobi regions. These are expected to have significant influence on the growth and development of KTC. This analysis provides insights on the dynamics of the population expected to locate in KTC.

Regional population dynamics, show that most likely KTC will have a generally younger population of 40 years and below with a relatively balanced ration between males and females. The age and sex structures will be similar to Kajiado, Nairobi, Makueni and Machakos structures illustrated below.

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Region Male Female Total Growth

rate No. of HH Area Km2 Density Makueni 433,419 451,108 884,5257 2.8% 186,478 7,966 110.4 Machakos 543,139 555,139 1,098,584 3.76% 186,297 6,208 177 Kajiado 345,143 342,169 687,312 4.5% 173,464 21900 31 Nairobi 1,605,230 1,533,139 3,138,369 4.1% 985,016 695 4,515 2.5.2 Peri-urban Settlements

The peri-urban areas of Konza will need a zoning plan due to the risk of unplanned informal development taking place outside KTC. There are already unplanned housing structures coming up especially around Malili, the trend that is expected to continue across the entire area around the City. These structures are in the form of semi-permanent iron sheets structures and poorly constructed concrete houses.

The housing structure shown in the pictures overleaf is characteristic of the low income housing that can be found the area adjacent to KTC where absentee landlords are speculating on land. The tenants in these houses are only stewards of the purchased land parcels on behalf of real owners who are not residents. However, there are also commercial developments especially in the main service centres such as Malili, Konza station, Katumani, Muumandu, Ulu and Nguluni.

Figure 12 (a & b): Regional Population Dynamics

Population Pyramid for Machakos

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2.5.3 Migration Trends

It is envisaged that there will be immigration of population from Machakos, Kajiado, Athi River, Makueni, Mombasa, Kitengela, Nairobi and overseas. This will mainly entail those in search for investment and employment opportunities. Besides, there will also persons in search of alternative residence and services such as ICT, tourism, health and education among others. It is estimated that after the Phase 1 is completed, there will be approximately 5,000 individuals moving into the city per year.

2.5.4 Gender Issues

Gender refers to the socially constructed or determined roles and responsibilities of men and women in society. The success of any development plan objectives depends on how best gender mainstreaming has been done to rightfully position both men and women in the development process.

2.5.5 Synthesis of Population

Zero human population on-site: The fact that the site for the proposed city currently has zero population is an opportunity to carry out elaborate and ideal planning without any limitations such as displacing population, shifting and or rerouting of utility lines and demolitions. This is a common with areas that have already been settled before planning is done.

Regional Population analysis indicates that most of the population expected in the city is youthful with an average age of 40 years and below. This implies that the population of below 20 years will need pre-unit, primary and secondary school institutions. The rate of household formation will be lower with smaller family sizes thus the design of housing units and other recreational facilities must reflect their interests.

Analysis of peri-urban settlements justifies the need for preparation of a zoning plan to cover the area surrounding the city. The foregoing is intended to control haphazard developments outside the boundary of the city.

Migration Trends: Population growth arising from domestic and international will pose the occasional challenges associated with urban settlements such as insecurity, Figure 14 (a): Commercial developments in

Malili centre

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23 overcrowding, traffic jams, unemployment and urban decay if proper management is not done. This requires the creation of employment opportunities, police stations, and patrol investment in proper infrastructure and utilities to serve such population. In addition low income housing should be provided to prevent upcoming of informal settlements.

Gender Issues: Regional gender dynamics illustrate a patriarchal society where the male gender dominates in both decision making, wealth and property ownership. The management and governance structures within the Konza Technology city should be modeled as to enhance effective participation of both male and female gender in order to effectively address urban development challenges.

Corridor Comparison: (Waiyaki way, Thika road, Namanga road) illustrate a likelihood of eruption of urban nucleated settlements along the main routes especially A109 and A104. These settlements are unplanned with various activities spilling onto the main carriageway. This shows therefore that such centres as Ulu, Malili, Katumani, Ngiini, Muumandu among others will develop as unplanned satellite towns of the city.

Konza Culture: The rich cultural practices and values of the original inhabitants of the study area are worth reckoning. Lifestyles and the totality of culture of the local community implies that there is need for deliberate effort to evolve spatial and built design forms that bring forth the historic cultural landscapes and artistry of the local communities. The harmonious and sustainable co-existence between communal pastoral practices and a robust wildlife inhabitation illustrate the principle of the Shared-Steppe thus the concept of a Shared-City. The need for an open air market for the sale of cultural artifacts like the ‘Maasai market’

Cultural centres, theatres and squares should be included in KTC. Konza spaces should cater to all segments of the local population to which they can relate to with ease.

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CHAPTER THREE: SITUATION AND SITE ANALYSIS

Preamble

Situation analysis involved the examination of the site conditions in terms of size, topography, drainage and hydrology, soils and geology, and vegetation. Analysis of the site condition was done to determine land suitability for urban development. Along with site analysis, the situation analysis examined and determined expected population to be domiciled in the site and it needs in terms of;

 Land  Social infrastructure  Trunk infrastructure  Transportation and  Energy requirements 3.1SITE ANALYSIS

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3.1.1 Shape, Size and topography

The Greenfield site provided for the development of KTC is triangular in shape. The southern boundary is broader measuring 4.62km, the eastern edge which runs along A109 measures 6.5 km and the western edge along Konza-Katumani road measures 5.13 km. The eastern and the western edge converge to form an apex like shape thus creating the triangular shape. The whole site measures 2,058 hectares that translate to 5,000 acres of land.

The topography of Konza techno city site is generally flat undulating gently in a south-westerly direction. The general slope percentage is less than 10% except in some areas at the central, northern and southern portion where it rises to 20%. The land therefore drains southwards into Stony Athi River.

3.1.2 Hydrology and Drainage

The Konza site is well drain with two seasonal rivers, (Stoney Athi, Kimutwa and Mukuyuni rivers) cutting through the southern end of the site and the other towards the north of the site. These rivers drain towards the western side of the site. In some parts along the riverbed, the ground is swampy but in most parts it is generally dry river bed inside the site.

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26 Figure 17: The panorama of the site with a hill at the background

3.1.3 Geology and Soil

The underlying basement of an area determines the rock type and eventually the soil type. Konza base is of complex metamorphic, igneous and sedimentary rocks. The dominant soil groups are ferromagnesian gneiss. The hilly areas consist of quartz rich granitoid gneisses-typically black cotton soils. The key characteristic of this soil type is poorl drainage, low fertility, black cracking and swelling firm clay soils.

3.1.4 Vegetation and wildlife

The vegetation is mainly savanna grass cover with the area dotted with trees mostly acacia, thorny ficus and desert pump. Along the river bed where it is mostly marshy, there are shrubs and the vegetation is greener.

Konza techno city site is adjacent to large ranches like like ILRI which are inhabited by wildlife. Konza by extension due to it being within the wildlife corridor is habited by a variety of wildlife. At the time of our field survey, one could spot both the large and small herbivores like Grevys Zebras, Giraffe, Wildebeest, Antelopes, Dik Diks, Impalas, Gazelles, Elands, and Squirrels.

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27 Figure 18: Exposed black cotton soil at the site

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3.1.5 Synthesis of site analysis

The table below shows a synthesis of the site’s opportunities and challenges Figure 20: opportunities and challenges of the KTC site

3.2POPULATION AND LAND REQUIREMENTS

The total population expected to be domiciled in the city based on the expected jobs to be created and availability housing development is projected at 240,000 persons. In the first phase, the city is expected to house a population of 30,000 residents.

Site attribute Opportunities Challenges

Topography Large portion of the site is generally flat thus suitable for urban development

The likelihood of flooding is high thus creating a need for an elaborate drainage system

Drainage The swampy portion can be developed into scenic water features

The swampy portions pose a drainage challenge as they are prone to flooding during rainy season

Vegetation Vegetation on site in sparse thus there will be less

destruction of the natural

environment during construction activities

Exposure to flush flooding due to the bare soils.

Wildlife Corridor

Integrating wildlife conservation in the development of KTC to brand the city and promote tourism.

Displacement of the animals from their natural habitat

Views and

neighborhood The surrounding hills give the city a unique identity and pristine and scenic setting.

The bare hills may accentuate flooding within the city

Soils The soil profile is suitable for

urban developments Deeper excavation of the soils to reach a firm base Neighboring

Infrastructural facilities

Ease of connectivity by use of

A109 and the Konza Railway Need for interchanges along the A109 and extending the Konza railway line to KTC

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29 Arising from this population projection, the plan shall provide land for:

 Social infrastructure: educations, health, recreation, leisure and entertainment;

 Trunk infrastructure: sewer, storm water drains, water supply;

 Transportation: public road network system, public and private parking, pedestrian walkways and bicycle lanes;

 Energy: electricity, solar farms;

 Housing: mixed development housing comprising of low, medium and high density developments;

 Commercial areas: offices, retails, financial services;

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CHAPTER FOUR: ALTERNATIVE DEVELOPMENT MODELS

Preamble

Given the Greenfield nature of the site and its inherent opportunities and challenges, various options can be used in its development. Among the options examined are:

 The radial corridor

 The circuit board

 The stitch model

The aforementioned options were subjected to critical evaluation to select a preferred option. The preferred model will be adopted by the MoLC and detailed out as the spatial framework for the development of KTC.

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4.1ALTERNATIVE ONE:RADIAL CORRIDOR

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32 This model proposes a radial road structure with the public transport roads (shown in red) providing the preferred means of access to all parts of the proposed city. Primary roads (shown in blue) provide the main routes for distributing vehicular traffic throughout the city

There is a CBD in the heart of the city, easily accessible to all residents and workers both by public transport, walking, cycling and by car. This CBD will contain commercial offices, shops, market, a district hospital, hotels, restaurants, leisure and entertainment facilities and other facilities of this nature.

The office Park is split into two zones to the north and south of the CBD. These areas are easily accessible to local residents expected to work there and also to employees living outside the KTC. This provides an attractive setting to attract inward investment into this sector, in accordance with the Government’s Vision 2030.

A strategic reserve site is shown between the CBD and the office Park (south). This is to cater for future unknown demands, which may include future expansion of the BPO Park or other needs as determined at a future date by the authorities of the City. This provides a degree of flexibility built into the plan at the outset. The main central park is shown between the CBD and the office Park. Unlike the green space along watercourses, which is more informal, this is proposed to be laid out as a public park, providing a green lung for the residents and workers. A site for a university campus (which might be part of a larger university serving the capital) is shown to the north of the CBD. This will provide an area for academic buildings, student residences and sports and leisure facilities for students. It will also be easily accessible to the CBD. It is also sited adjacent to the northern BPO Park, which will assist in the potential for cross-fertilization of ideas and business opportunities between the university and the businesses in the office Park.

The residential community occupies much of the remaining areas of the proposed Technology City. This will provide accommodation for employees and their families who will work in the Techno Park, as well as in the CBD and in the various local community facilities. The residential community will include appropriate provision for schools, health care facilities, churches and mosques, play facilities and sports facilities.

Green corridors are proposed along the alignment of the watercourses which are protected in the plan. This will help to avoid flood risk to the new buildings and also provides additional open space. These could also serve as wildlife corridors through the site. The Konza Road is proposed to be paved to provide easy access for all vehicular traffic. The site includes a high voltage power line.

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33 Whilst this might be realigned in the future, for the purpose of the plan, at this stage a no-build reservation of 60 metres has been incorporated.

The model also proposes a “greenbelt belt” control zone of approximately 2km around the site. This would have a number of purposes: to protect the setting of the Technology City and guard against the development of informal settlements on the boundary of the site; to reserve land for the possible future expansion of the Technopolis; and to institute rigorous control of development in the area around the site.

4.1.1 Evaluation of Alternative One

The strength and weaknesses of the radial model based on predetermined criteria are are presented in the table below.

Figure 22:Evaluation criteria for alternative one

Criteria Best performance Moderate

performance

Worst

performance Profile of commercial

space viewed from A109  Flexibility to accommodate growth  Accessibility of commercial areas  Connectivity between land uses  Public transport accessibility to/from Machakos & Nairobi



Public transport connectivity within Konza



Ease of walking and

cycling within Konza 

Urban structure _ Sense of place/ character  Quality of public/ green spaces  Ease of phased implementation  Environmental impact on wildlife 

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4.2ALTERNATIVE TWO:CIRCUIT–BOARD

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35 The model is mirrored on the Circuit-board a printer to generate Konza's intended spatial structure. The circuit board is a befitting metaphor considering that Konza is designedly a Technology City.

The general progression for a circuit board template design simulates the schematic capture of the desired spatial structure as follows;

 Axial components such as ecological corridors, riparian areas, infrastructural way-leaves and buffers were are designated and delineated,

 A penetrative framework of access systems, complete with gating and switch devices, are routed and positioned in such a way as to open up the landscape and provide the required interconnections,

 Key functions and activities of a Techno-city are placed in such a way as to ensure a balanced distribution,

 Linear neighbourhood bands are placed to flank selected sections of the primary access structure.

 Infill residential districts and open/green spaces are designated in the left-over spaces,

 Prodigious and discordant elements such as water storage facities, treatment plants, power substations and areas of bulk storage are secured in such a way as to minimize their undeserious impact on the global settlement structure and fabric.

Using the circuit board concept, spatial structure is generated that aims at:

 Preserving and restoring the integrity of the natural system and sustainability;

 Securing the efficacy of human and habitat processes and dynamism;

 pursuing the evolution of wholesome and equitable habitats;

 Pursuing a positive and alluring image and identity for the region;

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4.2.1 The Transportation System

i. Structuring Site Access & Mobility

The Circuit Board seeks to do so by innovating an access structure that advocates the separation of personalized/car-oriented transit from mass transit modes. It proposes a dual-channel access structure that comprises a hard and soft grid by which to cannalize personalized motorized traffic and non-motorized and motorized mass transit,

respectively. The Hard Grid

The Circuit Board takes advantage of the opportunity provided by the existing system of national and regional trunk roads to link to its wider context, as well as to open up access. A future rail connction from the main Mombasa-Kisumu railway is conceived. Site penetration proceeds from the A109 highway through three high-level interchanges, which subsequently channel vehicular traffic through a lower level road that runs in parallel. Further site penetration is made possible via an assymetric grid consisting of a limited number of roads that eventually terminate at the Konza-Katumani Road.

The emergent skeletal structure, which is hereby cristened as The Hard Grid, acts as a primary distributor for vehicular traffic, especially directing personal transport to medium and low density residential areas This is informed by the fact that these two areas are the greatest generator and recepient of vehicular traffic as they have a higher car ownership ratio compared to high density/low income residential areas.

The Soft Grid

The dissagregation of personalized and mass transport is in line with the Circuit Board’s aspiration to address the traffic management challenges that bedevil the African city of the modern era. Consequently, this is achieved by designing a a parralel system of chanelling future traffic streams in KTC.

The Circuit Board deploys a system of accesses which, unlike the first, is not anchored on the global structure of external linkages. However, the floaty skeleton is likewise geared towards organizing internal circulation. Primarily, it acts as a means by which mass motorised and non-motorized traffic is channeled through the site.

The need for a soft grid is informed by the fact that a far much larger proportion of the urban citizenry , particularly that which occupies the lower income brackets, and who tend to dwell in inner city areas and high density neighbourhoods, relies on mass public and non-motorized transit mechanisms than on private automobiles. It is therefore thought necessary to spare these areas the burden of transmiting traffic from personal vehicles. The 100m wide grid provides the basic framework for organizing the settlement structure, in particular, the alignment of high density mix-use areas, and activity areas, such as trade hubs and employment centres that attract a lot of pedestrian movement When combined the dual access system suffices as an elaborate framework that both facilitates deeper site penetration and efficiently organizes traffic within KTC.

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Figure 24: Illustration of the hard and soft corridors and the combination of the two A 40m wide road network, anchored

upon the A109 highway and Konza-Katumani Rd, will facilitate penetration into the site’s interior through vehicular mobility.

A 60m wide green corridor, flanked by 20m roads, will provide access to areas of high density and intensive activity. Its use will be limited to MRT and NMT modes

The grid is designed so as to allow intersection at different points that will eventually be designed as multimodal interchanges

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38 ii. Structuring Ecology & Open Space

Konza’s aspiration for a Green and Shared Space will be achieved both by deploying its ecological assets and puncturing the emergent built tissues with open spaces. The principle here is to allow nature to permeate into the settlement fabric. In designing the ecological/open space structure, the Circuit Board seeks to achieve the following;

 To preserve the area’s unique and fragile ecological patrimony;

 To allow the city to breath and enhance natures capacity for self cleansing by creating areas that will act as city lungs and carbon sinks, respectively;

 To promote citizens’ access to recreational opportunity;

 To achieve these goals, four types of open spaces are conceived;

a. Ecological Corridors

Konza is home to an extensive and diverse flora and fauna. The proposed Techno-city sits right in the middle of traditional wildlife corridors emanating from the Nairobi National Park and the wider Kitengela Conservation area. In order to minimize the impact the city will have of the area’s existing ecology, the Circuit Board proposes to reserve a substantial area at the southern edge of the site (Site 1) which may both be used for wildlife dispersal and as a bridge between grazing grounds to the west and breeding grounds to the east. Connectivity to the rangelands west of KTC is made possible by truncating the Konza-Katumani Road at its southern tip, and reverting approx 2km to soft/green-scape. A more elaborate infrastructural solution over the A109 is needed to allow further connectivity to the breeding grounds east of the site.

The wildlife area, which is presently open savannah grasslands and marshlands, will be improved through selective plantings and damming of the existing perenial stream.

Conservation Area

Riparian

Parks & Recreation Buffers

1

2 3

4

5

Figure 25: Distribution of Ecological & Open Spaces

Konza Local Physical Development Plan - (2012-2030)