The Nairobi City County Government, under Governor Johnson Sakaja, has introduced Sessional Paper No. 1 of 2023, which outlines a comprehensive Development Control Policy to address Nairobi’s rapid urbanization and population growth. This framework proposes rezoning Nairobi into 20 distinct zones with specific guidelines for building heights and development purposes. Here’s a breakdown of the estates and proposed regulations within each zone:
ZONE 1: Central Business District (CBD) and Adjacent Areas
Boundary: University Way, Nairobi River, Valley Road, Dennis Pritt Road, and State House Road.
- Maximum Heights:
- 75 storeys: General zone.
- 50 storeys: Limited to Tom Mboya, Uhuru Highway, Nairobi River, Landhies Road, Factory Street, Workshop Road, Bunyala Road, and Haile Selassie Avenue.
ZONE 2: Ngara and Eastleigh Area
Boundary: Muranga Road, Mathare River, Eastleigh Airbase, and Nairobi River.
- Proposed Heights:
- 25 storeys: Ngara East, Pangani, Kariokor, Ziwani, Pumwani, Majengo, California Estate, Mlango Kubwa, Gikomba Market, Eastleigh Residential and Commercial, and Biafra Estate.
- Single-dwelling restrictions: Muratina Street.
ZONE 3: Mathare and Kibera
Boundary: Mathari River, Boundary Road, Upper Hill, Ayany, and Kibera.
- Proposed Heights:
- 30 storeys max and 15 storeys min: City Park Estate and surrounding areas.
ZONE 4: Westlands, Kileleshwa, Kilimani
Boundary: Westlands, Redhill Link Road, Waiyaki Way, Ring Road Parklands, Mathare River, Ngong Road, and Joseph Kangethe Road.
- Proposed Heights:
- 4 storeys: Lower Spring Valley and areas near Mathare River.
- 16 storeys: Areas between Waiyaki Way, Riverside Drive, Ring Road Westlands, and Mahiga Mairu Avenue.
- 15 storeys: Kileleshwa and Kilimani between Riverside Drive, Dennis Pritt Road, and Oloitoktok Road.
- 4 storeys: Within 3 kilometers of State House.
- 25 storeys: Ngong Road.
- 10 storeys: Woodley, Kabarnet Gardens, Joseph Kangethe Estate, Ayany Estate, and Kapitei Gardens.
ZONE 5: Lavington and Loresho
Boundary: Lavington and Loresho.
- Proposed Heights:
- Single-dwelling units: General zone.
- 16 storeys: James Gichuru Corridor.
ZONE 6: Muthaiga and Spring Valley
Boundary: Includes Muthaiga and Spring Valley Extension.
- Proposed Heights:
- Single-dwelling units throughout the zone.
ZONE 7: Huruma and Mathare
Boundary: Huruma, Huruma NCC Housing, Mathare 4/A, Mathare Valley, Mathare North (Mathare Area 1), Kariobangi, Dandora, and Korogocho.
- Proposed Heights:
- 5 storeys: General zone.
ZONE 8: Jogoo Road and Outering Road Areas
Boundary: Jogoo Road, Nairobi River, Outering Road, Kangundo Road, and Ngong River.
- Proposed Heights:
- 5 storeys: Shauri Moyo.
- 8 storeys: Bahati, Kaloleni, Makongeni.
- 10 storeys: Makadara and Donholm (Block 82).
- 16 storeys: Mbotela, Jericho, Jerusalem, Lumumba, and Maringo.
- Individual flats: Sosian Estate, Jacaranda Estate, Greenfield, Nasra Gardens, Rabai Road Estate, Harambee NCC Estate, and Tena Estate.
ZONE 9: Industrial Areas
Boundary: Railway Line, Outer Ring Road, Nairobi River, Mombasa Road, and Uhuru Highway.
- Proposed Heights:
- 8 storeys: Main Industrial Area, Mukuru Village, Viwandani, Kariobangi Industrial Zone, and Mathare North Industrial Zone.
ZONE 10 to 13: Periphery Zones
Boundary: Nairobi/Kajiado and Nairobi/Kiambu County boundaries, Mutuini River, Ngong Forest, Karura Forest, Kiambu Road, and Lower Kabete Road.
- These zones focus on maintaining a balance between urban development and environmental conservation.
Governor Sakaja’s Vision
Governor Sakaja has emphasized that Nairobi’s population growth demands vertical development due to the limited available land area (696 square kilometers). With the population projected to reach 10.5 million by 2050, the proposed zoning policy aims to:
- Encourage mixed-use developments (residential, commercial, and office spaces).
- Address the city’s housing deficit and population density challenges.
- Promote sustainable urban growth.
- Modernize Nairobi while maintaining its historical and cultural heritage in designated areas.
Impact of the Policy
- Posh Estates and Rezoning: Areas such as Kileleshwa and Kilimani will lose their exclusive status due to increased development of high-rise buildings.
- Infrastructure Challenges: Addressing water shortages and improving other infrastructure remains crucial for accommodating the anticipated growth.
- Opportunities for Investment: The rezoning framework provides opportunities for investors to tap into high-rise developments and commercial real estate projects.
Conclusion
The proposed zoning policy marks a significant shift in Nairobi’s urban planning, aiming to accommodate future growth while addressing current challenges. If approved, the policy will redefine Nairobi’s skyline and urban experience, making it a more sustainable and livable city for its residents.
