In an attempt to exploit the development potential of Kigamboni area in Dar es Salaam Region through facilitation of local and foreign investments in the property, service and tourism industries, the Government of Tanzania decided a few years ago to develop the area into an ultra modern world class city of a population of about 450 000 on a PPP basis at an estimated cost of 7 billion US dollars. Accordingly, a Master Plan (2012 - 2032) for guiding development of the new city has been prepared and adopted. We have been curious about the mega urban development project and made an overview of the Master Plan.
We find the proposals of the Master Plan very forward looking and are likely to contribute immensely into bringing the urban environment in Tanzania to a world class standard. The proposed system of well linked urban voids is particularly good if it will be accompanied in reality with strict urban space treatment. We also find the proposals for linkage of the new city with Dar es Salaam CBD and Dar es Salaam city as whole through a system of bridges and an under sea tunnel that would allow for vehicular, cyclist, pedestrian and possible rail traffic very appropriate indeed. We are also impressed by the well conceived plans for utility services, i.e, water supply plan, sewage management plan, storm water management plan, solid waste management plan and electricity supply plan. However, we are sceptical about the proposed spatial organisation of urban solids as well as the proposed central ar
On the one hand, we would have preferred an adoption of the urban block as the basic spatial organisation unit for urban design of the new city. If well conceived, adoption of the urban block will facilitate the most economical way of utilising land in Kigamboni as well as ensuring that as many people as possible benefit from every investment made in infrastructure in the new city. It could also ensure high levels of inclusiveness in the new city. The proposed organisation of urban solids seems to us to be emphasizing individual buildings especially in the central area hence likely to lead into numerous lost spaces that are unfurnished hence underutilised.
On the other hand, and as regards the proposed central area or what is referred to in the Master Plan as the international business zone, we think it should entail a cluster of landmark towers followed by high rise buildings of gradually decreasing heights and not a single landmark tower as proposed. Clusters of tower blocks give more sense of urbanity than solitary blocks. The proposed central area should also extend northwards right to the waterfront such that the view of its skyline could be enjoyed from Dar es Salaam CBD. Its waterfront should then be well furnished to maximize social life including enjoyment of the view of Dar es salaam CBD's skyline. With the central area extended, we suggest that the correctly proposed large square at the northern end should be redesigned to a hard space and totally enclosed by landmark towers so as to give it spatial identity.
Furthermore, the land use plan for the central area is too rigid hence unrealistic. It falls short of recognising that the new ultra modern central area will also be a great attraction to local and foreign tourists and other visitors. As such, there will be high demand for hospitality and leisure services and facilities like restaurants, shops, hotels, pubs, nightclubs, etc. Tourists and other visitors are going to visit different areas of Kigamboni and not only the proposed tourism zone along the beach as envisaged in the Master Plan.
Also, the proposed central area lacks spatial provision for residential use. We believe that this weakness of the Master Plan is inherent in the classic approach that was adopted during its generation by which Kigamboni is subdivided into five zones comprising of what are called unique functions. We think that this is a serious flaw of the Master Plan. With the current spatial provisions, the proposed central area when implemented is likely to be non-vibrant, turning into a ghost area in the evenings and weekends. As such we recommend the land use mix or what is also known as the grain of the central area be revised to include the overlooked spatial needs.
Finally, we think if Kigamboni is to be developed as an independent city, it is imperative that its administrative status is changed into an independent local authority (urban district) so as to ensure effective development control in the area. Currently, the project is managed by the Kigamboni City Development Authority but its planning powers are not clear to us right now given the fact that administratively Kigamboni falls under Temeke Urban District. After all, it's projected population when fully built will be over 400 000 which is more than enough for a local authority.
______________________
Last update: January 8, 2020
______________________
Please contact us at kimaryoconsult@gmail.com if you would like us to carry out detailed evaluation of your urban development projects or policies.
______________________
© 2015 - 2020 Jacob Kimaryo Consultancy. All Rights Reserved
Kommentare