Konza Local Physical Development Plan - (2012-2030)

7/30/2019 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

Kenyas Ministry of Information and Communications, through the

International Finance Corporation (IFC).

Ministry of Information and CommunicationsTeleposta 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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DisclaimerThe 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 opinionwhatsoever 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 ontrademark or copyright laws.

We regret any errors or omissions that may have been unwittingly

made.


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Table of ContentsList of Figures .......................................................................................................................... vii

Acronyms ................................................................................................................................ viii

EXECUTIVE SUMMARY ............................................................................................................. ix

CHAPTER ONE: INTRODUCTION .............................................................................................. 1

1.1 Preamble ........................................................................................................................ 11.2 Background .................................................................................................................... 1

1.3 Scope of work ................................................................................................................ 3

1.4 Description of Konza Site and Environs ....................................................................... 4

1.5 The Terms of Reference ................................................................................................ 6

1.6 Methodology .................................................................................................................. 6

1.8 Envisioning Konza techno city ...................................................................................... 7

1.9 Objectives ..................................................................................................................... 10

1.10 Guiding Principles...................................................................................................... 10

CHAPTER TWO: PLANNING CONTEXT .................................................................................. 11

2.1 Policy Context ............................................................................................................... 11

2.1.1 Vision 2030 ........................................................................................................... 112.1.2 Nairobi Metropolitan 2030 Strategy ................................................................... 11

2.1.3 National Land Policy ............................................................................................. 11

2.1.4 The Housing Policy ................................................................................................ 12

2.2 Legislative Context ...................................................................................................... 12

2.2.1 The Physical Planning Act .................................................................................... 12

2.2.2 Environmental Management and Coordination Act ........................................... 13

2.2.3 The Local Government Act ................................................................................... 13

2.2.4 The Urban Areas and Cities Act ........................................................................... 13

2.3 Institutional Framework .............................................................................................. 13

2.4 Geographical and Climatic Contexts .......................................................................... 14

2.4.1 Climatic Conditions ............................................................................................... 14

2.4.2 Locational Advantages ......................................................................................... 15

2.4.3 Locational challenges ........................................................................................... 17

2.4.4 Land Use ............................................................................................................... 17

2.4.5 Land Tenure .......................................................................................................... 18

2.5 Regional Population Dynamics ................................................................................... 20

2.5.1 Population structure ............................................................................................. 20

2.5.2 Peri-urban Settlements ........................................................................................ 21

2.5.3 Migration Trends ................................................................................................... 22

2.5.4 Gender Issues ....................................................................................................... 22

2.5.5 Synthesis of Population ........................................................................................ 22

CHAPTER THREE: SITUATION AND SITE ANALYSIS .............................................................. 24

3.1 Site analysis ................................................................................................................. 24

3.1.1 Shape, Size and topography ................................................................................ 25

3.1.2 Hydrology and Drainage ....................................................................................... 25

3.1.3 Geology and Soil ................................................................................................... 26

3.1.4 Vegetation and wildlife ......................................................................................... 26

3.1.5 Synthesis of site analysis ..................................................................................... 28

3.2 Population and Land Requirements .......................................................................... 28

CHAPTER FOUR: ALTERNATIVE DEVELOPMENT MODELS ................................................... 30

4.1 Alternative One: Radial Corridor ................................................................................. 31

4.1.1 Evaluation of Alternative One .............................................................................. 33

4.2 Alternative Two: Circuit Board .................................................................................. 34


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4.2.1 The Transportation System .................................................................................. 36

4.2.4 Evaluation of Alternative two (Circuit Board) ...................................................... 45

4.3 Alternative Three: The Stitch Model ........................................................................ 46

4.3.1 Evaluation of Alternative three ............................................................................ 47

4.3.2 Comparative evaluation of the three alternatives .............................................. 48

CHAPTER FIVE: PLAN PROPOSALS ....................................................................................... 495.1 Land Use Framework................................................................................................... 49

5.2 Site Structuring Elements ........................................................................................... 51

5.3 Land Use Zones ........................................................................................................... 52

5.3.1 Recreation and open space ................................................................................. 52

5.3.2 Transportation Strategy ........................................................................................ 54

5.3.3 Residential Zone ................................................................................................... 56

5.3.4 Commercial and Mixed Uses ............................................................................... 57

5.3.5 Education: University, Techno and Life Sciences ............................................... 58

5.3.6 Public Purpose and Utilities ................................................................................. 59

5.4 Land budget for the entire Konza ............................................................................... 60

5.6 Zoning Standards and Regulations ............................................................................ 605.6.1 Objective of zoning regulations ........................................................................... 61

5.7 Action area plan for phase one .................................................................................. 71

5.7.1 Guiding principles for the master plan ................................................................ 72

5.8 Development strategies .............................................................................................. 72

5.8.1 Environment Strategy; .......................................................................................... 72

5.8.2 Transportation Strategy ........................................................................................ 73

5.8.3 Housing Strategy; .................................................................................................. 74

5.8.4 Infrastructure ........................................................................................................ 75

5.8.5 Local Economic Development ............................................................................. 75

CHAPTER SIX: IMPLEMENTATION FRAMEWORK .................................................................. 77

6.1 Institutional framework ............................................................................................... 776.3 Monitoring and evaluation .......................................................................................... 79


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List of FiguresFigure 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......................................... 14Figure 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 ................................................................................ 25Figure 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 ............................................................... 41Figure 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 ................................................................................................................ 56Figure 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

Figure 45: Phase 1 Land Use Budget ................................................................................................. 72
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Acronyms3Rs Reduce, Recycle, Re-use

ASAL Arid and Semi-Arid Land

BPO Business Processing Offshoring

CURP Centre for Urban and Regional PlanningDPP 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

T.O.Rs Terms of Reference


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EXECUTIVE SUMMARYThe preparation of this Plan is informed by the Governments 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 MediumTerm (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 & ApprovalI Certify that this Plan has been prepared and published as per the requirements of the

Physical Planning Act Cap 286.

Signed

_______________________________________Mr. Renson K MbwagwaRegistered Physical Planner, Principal, CURP

_______________________________________

Date

Certified

_______________________________________Mr. Augustine K. Masinde, EBSDirector of Physical Planning

_______________________________________

Date

Approved

_______________________________________Hon. James Orengo, MP, EGHMinister for Lands

_______________________________________

Date


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CHAPTER ONE: INTRODUCTION

Figure 1: ARTISTS IMPRESSION OF KONZA

1.1PREAMBLEThe 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 ofa technology city

1.2BACKGROUNDThis Local Physical Development Plan (LPDP) has been prepared to enhance the

realization ofKenya Vision 2030, which is a blue print for the Countrys 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 Kenyas

Information Technology Enabled Services (ITES) sector with emphasis on Business

Processing Outsourcing (BPO). This has become one of the national flagship projects tobe undertaken within specified timelines.


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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 TransactionAdvisor 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 withextensive experience in local planning process, to lead the LPDP preparation and

approval process. The Teams 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 WORKThe 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 ENVIRONSKonza 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 thetechnology 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 Increased traffic along A109


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1.5THE TERMS OF REFERENCEThe 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 assite analysis, suitability analysis, socio-economic analysis and demographic

analysis;

Stakeholder identification, analysis, mobilization and engagement at variouslevels;

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;

1.6METHODOLOGYThe 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 torepresent 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 procuredwith 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: Stakeholders forums were undertaken on September 20thtogether with NEMA and exclusively on November 28th and 29th 2012 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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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 gatheredthrough 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 CITYKonza 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

Assets inherent in Konzas surrounding Urban sustainability elements


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Rich cultural heritage of the local communities


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Components of the Vision

Green City Vibrant City

Inclusive Smart


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1.9OBJECTIVESThe 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 toPhase 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 PRINCIPLESThe 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;

Inclusive and coordinated governance systems.


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CHAPTER TWO: PLANNING CONTEXTPreamble

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 CONTEXT2.1.1 Vision 2030The Kenya Vision 2030 is the sole governments 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 thedevelopment 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 StrategyThe 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 PolicyThe National Land Policy (Sessional Paper No. 3) reconciles the many conflicting lawsand 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. Theoverall 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

Governments 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 PolicyProper 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 highdensity housing. Mix use residential neighbourhoods have been embraced to cut across

the social stratum.

2.2LEGISLATIVE CONTEXT2.2.1 The Physical Planning ActThe 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 ActThe citys 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 ActThe 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 ActThis 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 FRAMEWORKKonza 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 ConditionsThe 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 26oC 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 AdvantagesRoads: KTC is located strategically along the A109 and can also be well served by A104which 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-trackrailway 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 CentralBusiness 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

Source: CURP, 2012


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Wildlife:The desire to structure an inclusive city is boosted by the fact that there is awide 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

citys economy.

Water: Water is a critical resource for sustaining all forms of life, as well as economicand 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 transportinfrastructure. 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 theproject 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 assumedthat 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 easternboundary 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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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 ChallengesKTC 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 UseThe 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.

Figure 9: Large ranches aroundKTC


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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 isenvisioned that ILRIs 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 TenureThe 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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Figure 10: Land Tenure system in Konza area


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2.5REGIONAL POPULATION DYNAMICS

Figure 11: Market in one of the urban centres

2.5.1 Population structureThe socio-economic study covered Kajiado, Machakos Makueni and Nairobi regions.

These are expected to have significant influence on the growth and development ofKTC. 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 GrowthrateNo. of

HHAreaKm2 Density

Makueni 433,419 451,108 884,5257 2.8% 186,478 7,966 110.4Machakos 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 SettlementsThe 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

Source: CBS, 2009


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2.5.3 Migration TrendsIt is envisaged that there will be immigration of population from Machakos, Kajiado, AthiRiver, 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 IssuesGender 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 andwomen in the development process.

2.5.5 Synthesis of PopulationZero 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 Populationanalysis indicates that most of the population expected in the cityis 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 posethe occasional challenges associated with urban settlements such as insecurity,

Figure 14 (a): Commercial developments in

Malili centre

Figure 14 (a): Semi-permanent house


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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 themale 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 thestudy 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 ANALYSISPreamble

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

Figure 15: Satellite image of the KTC


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3.1.1 Shape, Size and topographyThe 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 alongA109 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 DrainageThe 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.

Figure 16: Hydrology of Konza and its environs


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

3.1.3 Geology and SoilThe 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 wildlifeThe 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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Figure 18: Exposed black cotton soil at the site

Figure 19: Wildebeest at the ranch close to Konza site


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3.1.5 Synthesis of site analysisThe table below shows a synthesis of the sites opportunities and challenges

Figure 20: opportunities and challenges of the KTC site

3.2POPULATION AND LAND REQUIREMENTSThe 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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Arising from this population projection, the plan shall provide land for:

Social infrastructure: educations, health, recreation, leisure andentertainment;

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 MODELSPreamble

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

Figure 21: The Radial corridor model


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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 Governments 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 accessfor all vehicular traffic. The site includes a high voltage power line.


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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 ofthe 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 OneThe 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 betweenland 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:CIRCUITBOARD

Figure 23: The circuit board model


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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, infrastructuralway-leaves and buffers were are designated and delineated,

A penetrative framework of access systems, complete with gating and switchdevices, 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 toensure 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-overspaces,

Prodigious and discordant elements such as water storage facities, treatmentplants, 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; Seeking to inspire good governance and vibrant democracies.


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4.2.1 The Transportation Systemi. 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 cannalizepersonalized motorized traffic and non-motorized and motorized mass transit,

respectively.

The Hard GridThe 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 GridThe dissagregation of personalized and mass transport is in line with the Circuit Boards

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 sites interior through vehicular

mobilit .

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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ii. Structuring Ecology & Open SpaceKonzas 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 areas 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 CorridorsKonza 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 NairobiNational Park and the wider Kitengela Conservation area. In order to minimize the

impact the city will have of the areas 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

Riparian

Parks & Recreation

Buffers

1

23

4

5

Figure 25: Distribution of Ecological &

Spaces


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b.Riparian AreasThe KTC site is traversed by two streams. The first, which is oriented northwest-

southeast enters the site about 2km from its norhternmost edge, cutting accross the

A109. The second is aligned west-east about half a kilometer from the southern edge.

The two converge at the sites interface with the Konza-Katumani Road. Both thesestreams are perennial, mostly flowing during the long rains, transforming the the sites

lower segments into marshlands, some of which retain water between seasons.

The Circuit Board seeks to protect these streams with a view to preserve the integrity

of natural drainage system. In addittion, it seeks to deploy these and the enveloping

riparian flanks towards expanding Konzas ecological corridor.

To facilitate this, the Circuit Board delineates a riparian area along the northeast-

southwestern stream with a width varying between 60 m and 200 m from the centre

of the stream (Site 2). The area is to be improved through an appropriate landscaping

intervention. Where possible, sections of the riparian may be transformed to providerecreational opportunity for citizens, especially as it cuts through residential areas.

The second stream is integrated with the wildlife corridor.

c.BuffersTwo buffers are conceived at the city scale. One runs parralel to the A109 (Site 3)and

the other envelops the sewage treatment works at its nothern edge (Site 4). The

former is designed to minimize noise pollution from vehicles plying the highway, while

the latter acts as an absorption sponge for sewer related odours. The areas

absorptive capabilities are enhanced through appropriate landscaping.

d.Urban ParksThe fourth ecological element in Konza is the system of open spaces and recreational

areas. The Circuit Board proposes an open space corridor stretching from the Konza-

Katumani Road to the north and terminating at the conservation area to the south

(Site 5). The corridor acts as a front for diverse residential and activity areas. The

prinary function of this space is to provide recreational opportunity for the citys

residents. Consideration is given to ensure ample variety and choice to cater for the

varying needs of the citys multifaceted population. Consequently, the linear open

space is dissected at various points to create seperate and distinct domains of

recreational exposure, including; city parks, golf courses, arboratum, and sportscomplexes. In addittion to citywide open space, the Circuit Board integrates communal

open spaces into the fabric of different neighbourhoods.


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iii. Structuring Functions & ActivitiesKTC is poised to become East and Central Africas first technology hub. It is therefore

imperative that technology as an activity should impose a distinct footprint on the

citys landscape. In addittion to technology parks, the Circuit Board deems four other

complementing activities as neces

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Konza Local Physical Development Plan - (2012-2030)

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