Documente Academic
Documente Profesional
Documente Cultură
BY:
UNIVERSITY OF NAIROBI
JUNE 2014
Page i
DECLARATION
This Planning Development Project is my original work and has not been presented for a degree
in any other university
Signed…………………………… Date…………………………………
B65/0609/2010
(Candidate)
This Planning Development Project has been submitted for examination with our approval as the
University Supervisors
Signed………………………………… Date………………………………..
(Supervisor)
Page ii
DEDICATION
To my beloved mother; Lydia Muthoni Maina, this I dedicate.
Page iii
ACKNOWLEDGEMENTS
My first acknowledgement goes to the Almighty God who constantly showered me with insight,
strength and peace throughout this project, He remained a constant friend.
I would also like to extend my honest gratitude to Mrs M. Ng’ayu (my Supervisors) for the
guidance she has given me while seeing me through the whole work. God bless her.
Great gratitude also goes to the project coordinators, Mr. Zacharia Maleche and Mr. Charles
Karisa for the insightful guidance that they offered. The whole fraternity of the Department of
Urban and Regional Planning and the City Council of Nairobi are some of the entities that
cannot be forgotten for the continuous support they gave during the project.
I also thank my family and friends. They were important pillars in various ways and definitely
without them, the project wouldn’t be effectively undertaken.
Page iv
ABSTRACT
Effective space use in urban markets is a key element in their success as it directly or indirectly
influences the cost of operation therein. Muthurwa market has continued to experience space use
conflict with incidences of people operating in areas not specified for trade, especially on market
paths. This development project wishes to address the problem of space use to ensure effective
functionality of the market, it intends to devise a model of solving conflict in space use by
exploring design, circulation and management interventions.
Well-designed spaces accrue many benefits such as security, higher economic returns, better
legibility and reduced congestion hence better market functionality.
The project made use of both primary and secondary data. It employed use of questionnaires,
interviews, mapping, photography, observation and conduction of literature review as methods of
data collection. The data was analyzed by use of SPSS, AutoCAD, GIS and MS Excel softwares
after which it was present in different forms including tables, maps, photos and descriptions.
The development project outlines possible courses of action that can be taken to address the
space use problem, from this, the best alternative is chosen depending on the pros and cons of
each alternative as weighed against the desired goals, proposals detailing the best alternative are
eventually made. The project concludes with an implementation framework of the proposed
market improvement programmes.
Page v
TABLE OF CONTENTS
DECLARATION ............................................................................................................................ ii
DEDICATION ............................................................................................................................... iii
ACKNOWLEDGEMENTS ........................................................................................................... iv
ABSTRACT .................................................................................................................................... v
LIST OF FIGURES ....................................................................................................................... xi
LIST OF MAPS ............................................................................................................................ xii
LIST OF PLATES ........................................................................................................................ xii
LIST OF GRAPHS ....................................................................................................................... xii
LIST OF TABLES ........................................................................................................................ xii
ACRONYMS AND BBREVIATIONS ....................................................................................... xiv
CHAPTER ONE: INTRODUCTION ......................................................................................... 1
1.1 Overview ................................................................................................................................... 1
1.2 Statement of the development project title: Redevelopment of muthurwa market .................. 1
1.3 Summary of the main findings .................................................................................................. 1
1.4 Summary of the planning recommendations ............................................................................ 2
1.41 Design recommendations .................................................................................................... 3
1.411Re-designing of the market Stalls ................................................................................... 3
1.42 Infrastructural and circulation recommendations ................................................................ 3
1.421Functional separation of different market blocks........................................................... 3
1.422 Improved market infrastructure..................................................................................... 3
1.43 Market management recommendations .............................................................................. 4
1.5 Development project title: Redevelopment of muthurwa market ............................................. 4
1.51 Facilitation ........................................................................................................................... 5
1.511Market blocks redesigning–............................................................................................ 5
1.512 Market stalls redesigning and classification – .............................................................. 5
1.52 Restriction ........................................................................................................................... 6
1.6 Justification of the development project ................................................................................... 6
1.7 Location and area of coverage of the development project ...................................................... 7
1.8 Objectives of the development project ..................................................................................... 7
1.9 Assumptions of the development project .................................................................................. 7
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1.10 Scope of the development project ........................................................................................... 7
CHAPTER TWO: LITERATURE AND POLICY REVIEW.................................................. 9
2.0 OVERVIEW ............................................................................................................................. 9
2.1 CLASSIFICATION OF MARKETS ........................................................................................ 9
2.11 By physical and spatial characteristics. ............................................................................... 9
2.12 By time of operation (and services that are offered) ........................................................... 9
2.2 FUNCTIONS OF MARKETS ................................................................................................ 10
2.3 POLICY FRAMEWORK ....................................................................................................... 10
2.31Millennium Development Goals ........................................................................................ 10
2.32 Agenda 21 ......................................................................................................................... 11
2.33 Kenya vision 2030 ............................................................................................................. 11
2.34 National land policy 2007 ................................................................................................. 11
2.35 Kenya National Trade policy ............................................................................................ 12
2.4 LEGAL FRAMEWORK ........................................................................................................ 12
2.41The constitution of Kenya 2010 ......................................................................................... 12
2.42 The county government Act 2012 ..................................................................................... 13
2.43 The Physical planning Act 1996 ....................................................................................... 13
2.44 The Urban Areas and Cities Act 2011 .............................................................................. 14
2.45 The National Land Commission Act ................................................................................. 14
2.46 Environmental Management and Coordination Act (EMCA), 1999 ................................ 15
2.5 REGULATORY GUIDELINES, PLANNING AND DESIGN STANDARDS .................... 16
2.51 The physical planning Handbook Market construction standards .................................... 16
2.511 Infrastructure design and space standards ................................................................... 16
2.512 Roads and parking space standards ............................................................................. 17
2.513 Public health space standards ...................................................................................... 18
2.52 Standards for Public Utilities Provision ............................................................................ 18
2.521 Water supply ................................................................................................................ 18
2.522 Garbage Collection and Disposal ................................................................................ 19
2.523 Storm water Drainage .................................................................................................. 19
2.524 Electricity Cables ......................................................................................................... 19
2.53 Planning standards for Hawking ....................................................................................... 20
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2.531Commercial developments along highways ................................................................. 20
2.54 The building code standards .............................................................................................. 20
2.541Design requirements ..................................................................................................... 20
2.542 Building materials........................................................................................................ 21
2.6 THEORETICAL PRINCIPLES.............................................................................................. 21
2.61City improvement districts/ retail improvement districts ................................................... 21
2.62Abstract versus social spaces ............................................................................................. 22
2.63 Elements of an urban center, objectives of urban design and Gentrification .................... 23
2.7 Case studies ............................................................................................................................. 25
2.71 Case study 1: Brook Street Durban ................................................................................... 25
2.711 Location ....................................................................................................................... 25
2.712 Concept ........................................................................................................................ 25
2.713 Features ........................................................................................................................ 27
The following features came out really strong in the brook street case; ............................... 27
2.714 Challenges ................................................................................................................... 28
2.715 Inferences..................................................................................................................... 28
2.72 Case study 2: Kerk Street .................................................................................................. 29
2.721 Location ....................................................................................................................... 29
2.722 Concept............................................................................................................................ 29
2.723 Features ........................................................................................................................ 30
2.724 Inferences..................................................................................................................... 30
2.725 Challenge ..................................................................................................................... 31
2.8 Development framework ........................................................................................................ 31
CHAPTER THREE: METHODOLOGY ................................................................................ 33
3.1 OVERVIEW ........................................................................................................................... 33
3.2 Data Needs and Requirements ................................................................................................ 33
3.3 Data Sources ........................................................................................................................... 33
3.4Methods of Data Collection ..................................................................................................... 34
3.41 Methods of primary data collection .................................................................................. 34
3.411 Interviews .................................................................................................................... 34
3.412 Photography ................................................................................................................. 34
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3.413 Field Sketching ............................................................................................................ 34
3.414 Observation .................................................................................................................. 34
3.41 Methods of secondary data collection ............................................................................ 34
3.5 Methods of Data Analysis ....................................................................................................... 35
3.6 Methods of Data Presentation ................................................................................................. 35
3.7 Methodology Limitations........................................................................................................ 35
3.8 Data Needs Matrix .................................................................................................................. 36
CHAPTER FOUR: SITUATIONAL ANALYSIS OF THE PROJECT AREA ................... 38
4.21 Regional Context ............................................................................................................... 38
4.22 Local Context .................................................................................................................... 38
4.3HISTORICAL DEVELOPMENT OF THE PROJECT AREA............................................... 40
4.31 Historical Development of Nairobi ................................................................................... 40
4.32 Historic development of muthurwa Area .......................................................................... 40
4.4 SITE ANALYSIS ................................................................................................................... 42
4.41 Topography and slope characteristics ............................................................................... 42
4.42 Geology and soils .............................................................................................................. 42
4.43 Hydrology.......................................................................................................................... 42
4.44 Climatic conditions ........................................................................................................... 43
4.45 Rainfall .............................................................................................................................. 43
4.46 Temperature ...................................................................................................................... 43
4.461 Effect of afternoon sun on market buildings ................................................................ 44
4.47 Winds ................................................................................................................................ 45
4.5 POPULATION AND DEMOGRAPHIC CHARACTERISTICS .......................................... 45
4.51 Population.......................................................................................................................... 45
4.52 Demographic characteristics of the project area ............................................................... 46
4.6 SOCIO-ECONOMIC CHARACTERISTICS ........................................................................ 46
4.61 Land use Analysis of project area ..................................................................................... 47
4.62 Environment and Pollution................................................................................................ 48
4.7 CONCLUSION ....................................................................................................................... 48
CHAPTER FIVE: PROJECT PLANNING DESIGN AND IMPLEMENTATION ............ 49
5.1 OVERVIEW ........................................................................................................................... 49
Page ix
5.2 Planning and Design of the Project ......................................................................................... 49
5.2.1 Expected Outputs and Outcomes of the Development Projects ....................................... 49
5.22 Development of a spatial plan and design alternatives ..................................................... 50
5.221 Site Planning and Design Process Stages .................................................................... 50
5.23 Planning design alternatives .............................................................................................. 52
5.231 Minimal intervention ................................................................................................... 52
5.232 Replacement ................................................................................................................ 53
5.232 Redevelopment ............................................................................................................ 55
5.3 Site plan and market blocks classification .............................................................................. 57
5.31 Site plan ............................................................................................................................. 57
5.32 Market block classification ............................................................................................... 58
5.4 Sales space design and classifications .................................................................................... 58
5.42 Traders selling from the aisle ............................................................................................ 59
5.5 Stall layouts ............................................................................................................................. 60
5.51Alternative Stall layout plans ............................................................................................. 61
5.511 Free Flow Design......................................................................................................... 61
5.512 Grid Layouts ................................................................................................................ 61
5.513 Circular spine layout .................................................................................................... 63
5.52 Proposed stall layout plan for fixed stalls ......................................................................... 64
5.53 Building materials ............................................................................................................. 66
5.6 Perimeter Walls ....................................................................................................................... 67
5.62 Proposed action plans ........................................................................................................ 67
5.7 Market bridges ........................................................................................................................ 68
5.72 Proposed action plans;....................................................................................................... 68
5.8 Implementation strategies ....................................................................................................... 69
5.81 Indicative Project Implementation Matrix ........................................................................ 70
5.82 implementation schedule ................................................................................................... 71
CHAPTER SIX: MONITORING AND EVALUATION ........................................................ 73
6.0 Overview ................................................................................................................................. 73
6.1 Monitoring and evaluation stages in the implementation of project....................................... 73
6.2 Guidelines for the Implementation Process ............................................................................ 73
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6.3 Site/ Environmental management plan ................................................................................... 74
6.4 Conclusion .............................................................................................................................. 76
REFERENCES ............................................................................................................................ 77
LIST OF FIGURES
Figure 1: schematic layout of proposed stalls, ................................................................................ 5
Figure 2: Development framework, .............................................................................................. 32
Above shows Figure 3: The case of skewed customer distribution in the market, ....................... 53
Figure 4: Section through the proposed alternative high rise market model, ............................... 54
Figure 5: Conceptual diagram illustrating the redevelopment alternative in muthurwa market, . 56
Figure 6: A cross-sectional view of the market block showing proposed trestle tables, .............. 58
Figure 7: showing the Part plan, end elevation, and front views of proposed trestle tables to be
put under the trees in the market, .................................................................................................. 59
Figure 8: caption of proposed trestle tables in the market, ........................................................... 59
Figure 9: Proposed look and dimensions of new fixed stall in the market, .................................. 60
Figure 10: Flee flow design model of space allocation in markets and retail outlets, .................. 61
Figure 11: Show the grid layout design model ............................................................................. 62
Figure 12: Show an illustration of the circular spine layout design model of space allocationnin
markets and retail outlets , source; Piggly wiggly, retail design layouts; 2001 ............................ 63
Figure 13:Show Circular spine layout design model of space allocation in markets and retail
outletss, source; piggly wiggly, retail design layout; 2001 ........................................................... 63
Figure 14: proposed stall layout plan for fixed stalls................................................................ 64
Figure 15: A three dimension perspective view of the proposed market stall in market block
along the breath source; Author 2014 ........................................................................................... 65
Figure 16: A three dimension perspective view of the proposed market stalls in the market blocks
along the horizontal,...................................................................................................................... 65
Figure 17: Show an aerial view of the proposed market stall layouts in the market block, ......... 66
Figure 18: Showing A cross sectional layout of the proposed wall for repair of the broken
parts of the perimeter wall, ........................................................................................................... 67
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Figure 19: Show renovated market bridge proposed in muthurwa market, illustrating street light
provisions with removal of opaque advertising billboards that cause inadequate lighting, ......... 69
LIST OF MAPS
Map 1: Locational context of muthurwa in relation to Nairobi, ................................................... 39
LIST OF PLATES
Plate 1: An aerial view of Durban street market showing a section of the cemetery, .................. 26
Plate 2; a section of brook street market showing the covered and uncovered market activities, 26
Plate 3: street level activities and circulation in brook street market, .......................................... 27
Plate 4: Space organization in kerk street market, ........................................................................ 29
Plate 5: selling spaces in kerk street market, ................................................................................ 30
LIST OF GRAPHS
Graph 1: Temperature variance in the study area, ........................................................................ 44
LIST OF TABLES
Table 1: Building and stall standards, ........................................................................................... 17
Table 2: Road and parking standards, ........................................................................................... 18
Table 3; Market Public health standard, ....................................................................................... 18
Table 4; storm water drainage provisions, .................................................................................... 19
Table 5; way leaves for electricity provision standards, ............................................................... 20
Table 6: Data needs matrix, .......................................................................................................... 37
Table 7: Demographic characteristics of the study area, .............................................................. 46
Table 8: Land uses in the project area, ......................................................................................... 47
Table 9: Expected outputs and outcomes of the development project,......................................... 50
Table 10: Project design programme, ........................................................................................... 51
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Table 11: Showing building material for the proposed market stalls, .......................................... 66
Table 12: Show an indicative project implementation matrix, ..................................................... 70
Table 13: Show projects implementation schedule, ..................................................................... 72
Table 14: Environmental management plan, ................................................................................ 75
Page xiii
ACRONYMS AND BBREVIATIONS
UN United Nations
Page xiv
CHAPTER ONE: INTRODUCTION
1.1 Overview
This chapter gives a summary of the panning research project and the recommendations. It also
justifies a planning development project from the recommendations and outlines the locations
and assumptions of the project.
Space use conflict exist in the market with a majority of the traders extending their businesses
into paths - this encroachment cause congestion whilst some parts of the various blocks remain
unused since customers hardly reach these points.
Uneven customer flow/ distribution in the market – There is an uneven customer flow in the
market with some market blocks hardly having any customers e.g. some parts of block 5, while
other have very many customers especially block1 and those close to the gate.
The space allocated to the various traders is not enough – Majority of the traders experience
space constrains in their businesses, this pushes them to extend their businesses to the paths to
get utility of their monies.
Encroachment into the market paths causes congestion and immobility within the market as it
takes longer to sail from one corner of the market to the other due to the many obstacles on the
way.
Presence of alterations from the main design in the market – There are various issues that has
changed since the initial design of the market, the initial operational flyover bridges in the
market are no longer operational due to their deplorable condition. The perimeter walls have
been interfered; many entrances are being created than was initially intended, this is partly due to
the non-operational bridges or the inaccessibility of stall that are in these areas prompting traders
to break their own gates to make their businesses accessible by customers through landhies road.
There is a mix up in roles and functions of the various blocks and stalls, with no defined use
allocated to a particular market block – this causes lack of clarity in the shopping points as
traders lack exact points to locate their preferred merchandise.
A majority of the facility users attribute the poor space use to the poor design of the market
blocks and stalls. They also partially blame the market management for not invoking proper
space management practices.
There is a disconnect between customers and traders owing to the whole market and stalls design
– this is the main reason causing an encroachment into the market paths as Traders seek to reach
the customers.
o Design recommendations,
o Infrastructural and circulation recommendations and
o Market Managerial recommendations
1.4221Renovation of the market flyover bridges - The three fly over bridges in the market were
strategically put at market gate one, another at gate two to connect with the retail market and the
third at the far edge corner of the market to ferry customers to and from the country bus station.
They were put in these places to allow exchange of customer/traders traffic in retail market -
muthurwa market and the country bus station - muthurwa market exchanges. Customer
1.4222Repair of broken perimeter walls – Due to nonfunctional fly over bridges, some traders
broke the perimeter walls along landhies road to facilitate easy crossing of customers from the
retail market, and the country bus station to muthurwa market. This was to make their businesses
located near the walls more viable by putting them close to the newly made market gates. This
cause uneven customer flow in the various market blocks as customers tend to buy from
businesses close to the gates or market paths leaving parts of blocks 4 and 5 that are far from
customer reach not viable for trade. Spaces in these blocks are hence not well utilized. It is
proposed that the broken parts of the perimeter wall be repaired.
This is informed by the research findings that the market management has in a big way
compromised its roles in the execution of its mandate, allowing space use conflicts to ensure,
hence yielding congestion. This could be remedied by a proper market management structure
that ensures order in the market. A good management structure has to be conscious of the
resultant effect of their action by making deliberate efforts to plan. There is need for a rethought
management system, one with properly defined roles to avoid duplication especially with
functional overlaps. It is proposed that there should be a sub management unit dealing with space
use and management in the market
1.51 Facilitation
This is intended to look into the causes of space use conflict as identified by the traders in the
research process and try to find remedy solutions for these. For instance, facilitating customer’s
access into the market blocks with hardly any customers reaching these points of sale hence
making them unviable for trade. This will include the following actions:
1.511Market blocks redesigning– The development project wishes to redesign the market blocks
to make them more user friendly by facilitating customers access and to facilitate the effective
space use of the whole of the market blocks by opening it up for access by customers. An
illustration of the desired action on the market blocks is shown below, this will be backed by a
stall redesigning exercise to make them fixed and more spacious
1.512 Market stalls redesigning and classification –The development project intends to redesign
the market stalls to make them more spacious and fixed. The idea of making the stalls spacious
works on the assumption that well-spaced stalls for traders to accommodate their merchandise
accompanied by customers’ ability to access their sales points, i.e. the stalls, will prevent the
1.52 Restriction
This aims at exploring possible physical or institutional restrictions e.g. through by-laws to bar
the use of unauthorized space in the markets. Institutional restrictions can come under the
management of the market to ensure that the laid down market by-laws are implemented in a
comprehensive manner. This development project wishes to explore the Physical restriction
mechanism via designing fixed stalls in the various market blocks depending on the nature of
business to be conducted in these stalls, the physical encroachment in these stalls will restrict
traders from overflowing into spaces not allocated to them compared to when there is no barrier
at all. Repair of the broken parts of the perimeter wall to regularize customers’ distribution in the
market is also another restrictive measure the development project wishes to undertake.
o To review appropriate space use standards for the effective operation of the market
o To propose planning and design interventions for the effective use of available space in the
market.
o To propose an appropriate implementation framework for the proposed reorganization model
in the market
A redevelopment exercise of the market as above, will influence market trader’s use of space,
That trader’s behavior can be controlled by redesigning the stalls to ensure maximum space
use and ensuring customer traffic circulation in the market.
That the proposals made herein are separate from any inferences by parties with vested
interests and that the proposals are acceptable and owned by all stakeholders.
That effective space use will improve the operating conditions in the market
Chapter two - contains a review of the relevant policies, plans and case studies, planning policy
and design guidelines, regulation and standards, official document, handbooks and manuals.
Chapter four - contains a comprehensive site analysis and also highlights the inherent
opportunities and problems for the development project.
Chapter five – This entails the plan design formulation process, site planning and design of
preferred development project for implementation, development plans and implementation
schedule. Finally,
Chapter six – Entails the monitoring and evaluation of the implemented development project,
site/ environmental management plan and indicators for the successful implementation of the
development project.
2.0 OVERVIEW
This chapter discuss the conceptual, policy, and regulatory frameworks as well as
planning standards guiding markets planning and development in Kenya. These are of
great importance in guiding the processes and products of this project. Relevant case
studies are also reviewed.
Markets offering a wider range of trading functions than retailing, combining retail and
wholesale markets. Usually found in small towns and cities.
Buildings or areas specializing as markets on one day in the week or at a specific time of the
day, the whole or part of the site may be used for different purpose at other times such as a
car park, e.g. the weekend Maasai market near the judiciary that used as a car park on week
days.
Weekly or seasonal markets , generally termed "periodic markets" and
Markets provide low-cost retailing facilities based on small-scale operations and are typically
found in the low and middle-income, higher density areas of cities and small towns and in the
centers of villages in rural areas. (FAO 2008).
According to Tracy white, the main functions of markets include the following:
To provide opportunities for the exchange of goods and services by producers and consumers
To provide, at assembly markets, opportunities for the bulking-up and export of goods and
produce to outside areas;
To provide easy access to a wide range of produce for consumers;
To provide an important means of generating a diversity of retail outlets in towns and cities
by supplying low-cost space for street vendors who use stalls or carts and do not therefore
require buildings; and
To provide an opportunity to achieve improvements in food hygiene standards and reductions
in post-harvest food losses.
2.32 Agenda 21
The earth summit was so ambitious in its major theme of sustainable economic development.
The meeting produced an overall plan called agenda 21; large developing countries promised
protecting the environment. Environmental sustenance is a crucial ingredient in ensuring
economic take off. This development project aims at proposing a sustainable model of space use
in the informal economy that will sustain environmental ambience. This will be done
through use of environmental friendly materials, environmental impact assessments and
environmental audits in the development area.
Market development entails increasing market for informal traders through enhanced, effective
public and private sector procurements programmes within the formal business with partnership
with businesses associations such as KAM, KNCCI, and KEPSA. The national trade policy also
acknowledges that the key pillar of trade and investment promotion include; continual progress
towards the establishment of market based economy and the rule of law, the elimination of
barriers to trade and investment, implementation of economic policies to reduce poverty
(Ministry of trade 2010). Elimination of trade barriers include provision of a facilitative physical
environment for conduct of trade. Space provision is key to effective physical functionality. This
development project intends to address this in muthurwa market.
From the above provisions of the constitution of Kenya(2010), in relation to the redevelopment
exercise in muthurwa market, the following come through really clear; that provision of a clean
and healthy environment for conducting trade, including adequate space provision is the a right
to be provided for every citizen, that the allocation of the spaces in the market; which is a land
use function should be done in an equitable, efficient, productive and sustainable way to ensure
maximum economy and justice for all stakeholders involved, and finally that the land that holds
the market is under the jurisdiction of the Nairobi county government, and as such development/
redevelopment approval has to be sought from the county government.
In Section 29, the Act states that each local authority shall have the power to prohibit or control
the use and development of land and buildings in the interests of proper and orderly development
of its area. However, this mandate is now vested to the County governments by the County
government Act, seeking market redevelopment permission from the Nairobi county government
is informed by this provision.
The Act states that NEMA will be the sole controller of the environment and that for any
development likely to have adverse effects on the environment, an Environmental Impact
Assessment shall be carried out before its initial start. These in particular include activities out of
character with its surrounding, any structure of a scale not keeping with its surroundings and
major changes in land use. Development approval for the alteration in the market will have to be
sought from NEMA after an environmental impact assessment.
This act is concerned with the health of the public. Its objective is to ensure that members of the
public live in a clean and healthy environment. It mainly addresses matters of sanitation,
hygiene, and general environmental health and safety. Section 116 requires the local authorities
to take all lawful, necessary and reasonable measures to maintain their jurisdiction clean to
prevent occurrence of nuisance, condition liable to injuries or dangerous to human health.
Inappropriate use of space in the market results into congestion which causes unhealthy
operating environment. In the case of food joints in the market, inappropriate use of space and
hygiene standards is a likely cause of disease spread. The act informs the establishment of public
health offices in the local authorities from whom enquiries are made on the health effects that
may result from developments before they are approved after which a license of operation is
The following are the main space standard provisions for market stalls and buildings;
Specification Standard
Minimum stall depth( Trader standing behind) 2metes for standing and staking of boxes plus 1 meter
for the counter
Small lock up stalls Between 2*2 and 3*4 meters with sales space taking
up to 30-50 percent of the area
Sales or table area per trader 0.8 and 1.2 square meters excluding standing space
Central market space for trading in the open Max dimensions between 20 and 25 meters
Width of minor pedestrian routes Not to exceed the height of the surrounding buildings
Visitor’s car parking Preferred maximum distance from market: 100 meters,
absolute maximum distance at peak periods:
200meters
Toilets( pit latrines and urinals) A maximum of 100 meters from users( 50 Meters preferred)
Latrine 2square meters per 1000 people during peak period market
users
Toilet provision for staff 2square meter per 25 market employees (male and female
separate). Minimum of 2square meters
Dustin bin or garbage pits Max distance of 50 meters from users, (25meters preferred)
Sewer line 3m
11 KV 10m
33KV 20m
40KV 20m
2.541Design requirements
According to the building code 2009, any building, structural element or a component there of
shall be designed to provide strength, stability, serviceability and durability in accordance with
accepted structural design and so that it will not impair the integrity of any other building or
property.
The design of market stalls should be such that on the event of accidental over-loading the
structural system will not suffer disastrous or progressive collapse which is diaproportionate to
the original cause.This will be considerd in evaluating diffrent desings in the market that will
maximise use of space.
The redevelopment exercise in muthurwa intends to design fixed stalls. The stall shall be made
of removable cardboard partitions. This will facilitate possible multiple letting by traders who
want more than one stall. The outside can however be made of other material such as steel. It
should be however capable for alteration when the market officials feel there is need to do so.
This space dichotomy is commonly known as the abstract-social space dichotomy. Abstract
space is seen to be space dominated and produced by global and capitalistic forces of
development where economic maximization is the ultimate goal whereas social spaces are
spaces designed to allow for maximum benefit to the society. Abstract spaces are natural
spaces brought about by human interaction. This tend to have th e highest level of
lifespan and cultural diversity, most of the historical cities under conservation can be
noted to have high level of social spaces thus culture cannot be preserved without due regard
to social spaces. However social spaces are seen to be highly defensive this is because as Jung
(2011) puts it social spaces tend to be dominated by the endowed (in resources) who have a
great tendency towards the abstract.
"If space is a social product, then, it is likely dominated and modified by the powerful. Since
the beginning of modem capitalism, the domination of space by the powerful has carried
The case studies chosen for purpose of inferential adaptation of the development project are
two; Brook Street in Durban and Kerk Street in Johannesburg. Brook Street was selected on the
basis of its high level of design detailing in approaching informal trade. Its location between
a railway terminus and a freeway is also a similarity with the muthurwa case. It is at the western
fringe of Durban CBD. Kerk Street was chosen because of its location at the heart of a highly
developed urban area and the effect that this market has on the urban fabric
2.71 Case study 1: Brook Street Durban
2.711 Location
Durban city is in eastern South Africa, in KwaZulu-Natal province, on the coast of the
Indian Ocean. The case is located in Brook Street Central, a street within Durban, Johannesburg
directly between the west street cemetery and the eastern edge of the Berea Station. The area is
to the Warwick junction cemetery and is the oldest in Durban. It was opened in 1850, it contains
Christian, Muslim and Jewish graves. The Muslim section is currently the most actively used
(Dobson & eTafuleni, 2012).
2.712 Concept
The case illustrates the phased development of an urban scale, roofed informal economy
trading "mall" that was initiated as a joint venture with the Local Authority, through
iTRUMP (inner Thekwini Regeneration and Urban Management Programme). The approach
was by the Badsha Peer Mazaar Society, who proposed the erection of a permanent roof structure
over the portion of Brook Street Central adjacent to their Saint's Mazaar (shrine) for the
dual use of their veneration ceremonies and the daily informal trade already existent in the
same space. (Dobson & eTafuleni, 2012). The Basha Peer Mazaar society is a society that was
formed by devotees of Harat Sheik Ahmed Badsha. After his death, devotees began
commemorating his life with an Ur, which became an annual event and is now the biggest of
Plate 1: An aerial view of Durban street market showing a section of the cemetery,
Plate 2; a section of brook street market showing the covered and uncovered market activities,
2.713 Features
Multilevel markets and spaces were encouraged for the basis of increasing capacity for
current and future demand. As such the over-reliance on lateral expansion was reduced and
resultant conflicts are minimized.
Multilevel circulation approaches were seen to encourage diffusion of traffic more so the
pedestrian traffic. This approach can be used to separate traffic where types of commodities are
allocated levels and prohibited in the other levels. As such the traffic was split into manageable
sections that were then directed appropriately.
A strong vision in design as it takes such a vision to ensure that an audacious project as the
brook street one comes to life. This is especially considering the higher level pedestrian
This case indicates a classical example of the intricate interrelationship between informal trade
and transport terminals where traders take advantage of the traffic flow to sell their wares. The
case also indicates the result of coordinated player effort in an otherwise contested space for the
benefit of all. The issue of contestation and degenerating urban spaces is tackled through
coordinated effort and realization of collective interests of all players relating to the said space.
As such development is articulated in a manner to seamlessly bring together the interests of
all players and thus ensure optimum productivity for and of all the players.
However, there is an apparent need for due considerations of the effects that such a development
has on the existing social-economic factors. There is often a higher economic attraction to the
site which results in a higher number of traders and buyers meeting at the site hence congestion
since the facility carry more than its capacity. This often if not considered in design results into
2.723 Features
Management – CJP (the street market manager) encourage a participatory approach to
handling the running of the market from the grassroots rather than a top-down approach where
things were forced onto the traders. So, each block has a block leader that represented the
traders in their block and assists in dealing with the day to day conflict resolution between
traders and CJP itself
Space allocation - Traders were given space at the market by being referred to CJP (the street
market manager) from the Metro Trading Company's (MTC) waiting lists. MTC was a
company contracted to receive bids from the various traders. This way, the space allocation
exercise was corrupt free and satisfactory to all the stakeholders.
A blurred design vision –lack of a proper market design results in it being of very low
capacity resulting in spill overs to adjacent streets. The allocation of space is not adequate for
provision of markets without proper design interventions.
Pedestrianisation –The development of the market would not have been possible at such
an area without converting the street into a street market. For this to be done there was need
to pedestrianize the street to reduce the amount of traffic especially the vehicular traffic.
2.724 Inferences
The main subjects to be learned from the case of Kerk Street are those of pedestrianisation,
market management and design needs. The concept of pedestrianisation is seen where the
Targets
Managerial and Policy
environment Effective circulation in the market
Interventions
Development project
Design interventions
Policy interventions
A well functional market with an effective
Managerial practice interventions space use, human traffic circulation and micro
enterprise growth
3.1 OVERVIEW
This chapter describes, in detail, the types of data that were sought, sources of such data, the
subjects targeted for the study, methods of data collection and data analysis. All these will be
informed by the project objectives. A summary of the methodology is presented in the form of a
data needs matrix below. The methodology shows the stages followed while undertaking the
project.
The legal information was found in the Kenya Constitution (2010) and the relevant Acts of
Parliament. The Acts included county Government Act 2012 (Cap 265), Physical Planning Act
(1996), Urban Areas and Cities Act (2011), public health act, Environmental Management and
Coordination Act (1999) and the National Land Commission Act (2012). Data on planning
standards was sourced from Physical Planning Handbook (2008), the A.J. Metric Handbook and
the Building Code.
3.411 Interviews
There those to be talked to one-on-one. The respondents to be interviewed will be majorly the
key informants some of whom include government institutions like City Council of Nairobi
(Departments of City Planning and Markets development).
3.412 Photography
This will basically entail taking pictures of various phenomena for illustration purposes. The
major features that will be captured through photography will comprise the physical ones e.g.
buildings, transport networks, drainage systems, people undertaking various activities among
others.
3.414 Observation
This will involve capturing observable variables and recording them down. Some of the aspects
that will be observed included market user behaviours, market design characteristics amongst
others.
To review Planning standards Numerical Establishing market space demand Physical Planning
appropriate and regulations for and Establishing the market space-use/design Handbook
space use the various land descriptive relationships in the market A.J Metric Handbooks
standards for uses Spatial Finding out the level of accessibility of the Building code
the effective Catchment /Descriptive various blocks in the market
operation of population size and sketches Exploring the contribution of trader’s
the market human traffic Numerical encroachment on market paths and exploring
characteristics possible means to regulate their impact on the
space use conflict they cause.
In 1899, a trading centre emerged as a result of the construction and passage of the Kenya -
Uganda Railway. In the same year, the provincial headquarters was moved from Machakos to
Nairobi (Shihembetsa, 1995 in Mwaura, 2002).
The plan of Nairobi as a railway town manifested a lot of racial segregation. The Europeans, who
were senior officers, resided on the higher topographical area to the West of the railway line. The
subordinates, who were Asian junior officers, were located near the railway line on a partially
flat area near the hill area. Along Station Road (currently Moi Avenue), the European and Asian
traders provided their own housing, which was mixed with commercial enterprises.
During this time, permanent residence for African labourers was not catered for. They were
either accommodated in tents behind railway sheds or were expected to seek accommodation
outside the Railway Town in Kileleshwa (Maskini area) and across Nairobi River in Ngara,
Kariakor and Pangani areas
The Europeans who comprised 10% of the population were located in the best areas in the
northern and western parts of the town, on 2700 acres (1093ha) or 42% for residential purposes.
The Asian community (then 30% of the population) settled both in Parklands and Pangani on
300 acres (121.4ha) or 4.7% of the total area for residential use. The Africans, forming 60% of
the total population were to live in Pumwani location, an area less than 5% of the total area of
Nairobi.
The market is majorly a facility for the informal trade commonly referred to as hawkers who deal
in an array of goods ranging from cloths, electronic gadgets, grains and vegetables while the bus
terminus is used by the buses plying the Eastland’s route. This facility was a brain child of the
government who envisioned a facility that would help to solve the menace of the hawkers that
was plaguing the CBD courtesy but also an increase in garbage and a general poor sanitation and
pollution in the CBD. It was thus put up with the aim of relocating the estimated 6000 hawkers at
the time so as to decongest the CBD. It was felt that constructing the market here will add value
to this location by bringing people to the hawkers rather than have the hawkers following the
people. Moreover, such a move would ensure that the city is decongested by removing both the
hawkers and the bus operators from the Eastland’s side there by ensuring that it is better
catchment area for the hawker’s capital to capitalize on the commuters who use the bus terminus.
According to the county government of Nairobi, the cost of construction was put at
Ksh.700million ($10.7million) despite the fact that up to today the construction work has never
been completed. Moreover, there were delays during the construction time that necessitated an
unprecedented rush to complete the project. This had the inevitable result of substandard work
coupled with poor structures, uncompleted roads and generally poor workmanship. In fact, the
4.43 Hydrology
Muthurwa area is drained by Nairobi River that passes the area to the eastern side. Hydrology
analysis helps in planning the construction site so that structure roofs are oriented such that
flooding is not experienced in the area. The site should be oriented in a way to prevent possible
flooding. However, the proposed exercise is redevelopment in nature; building stalls on blocks
earlier built, determining the roof orientations will not be necessary as the market blocks will not
be changed.
4.45 Rainfall
The area receives on average 925mm of rainfall annually but varies from 500mm to 1500mm in
a year. There are two rainy seasons, from mid-March to the end of May (the "Long Rains"), and
from mid-October to mid-December (the "Short Rains") and are well distributed throughout the
area as for the whole of Nairobi. The amount of rain received in an area determine the amount of
precipitation and so an areas drainage. It also determines the kind of material to be used for
building and roofing. 925mm for muthurwa is moderately average. Drainage is manageable with
the current infrastructure without need of new drainage infrastructure. The market blocks are
roofed with iron sheet, there is hardly any need for re- roofing. However, repair of leaking roof is
necessary to ensure effective operation of trade in the market area.
4.46 Temperature
Muthurwa area experiences an average temperature of 18°C. The following table shows the
temperature distribution within the year.
The element of winds is very essential in planning for the orientation of buildings. For example,
in a market facility, it important that buildings and streets are aligned in a way that there is
natural aeration, for instance, markets selling food items, especially where refrigeration is absent
like the case of muthurwa market. Market stalls in the study area will face north east and south to
provide moderate aeration in the stalls, in the same way this orientation will also protect the
stalls from strong winds in case they strike. Planting of trees to reduce the speed of wind is
proposed.
4.51 Population
The population in an area is an important indicator on the number of people to be planned for,
for purposes of this project, accurate estimation of the possible market users is necessary to
accurately predict the possible customer traffic and adequate space to be set for sales and
circulation in the market. For purposes of resident night population, by its nature, that of a
market, the exact census data on the study area is scanty however, an estimation of the persons
who transact business in this market can be done. According to the market superintendent at city
hall, muthurwa is estimated to attract an estimated population of approximately 100,000 people
per day with the pick hour being in the morning and evening when the Eastland’, commuters are
either coming to the CBD or leaving respectively.
Transportation Muthurwa bus terminus Commuters to east lands from the CBD to
Machakos bus station Muthurwa bus terminus generate a lot of human
traffic as there isn’t any other route to the
terminus except passing through the market.
Public purpose Shaffie mosque Those accessing their way to the mosques and
police station must pass through the market
Police post
causing much traffic
Recreation Community social halls There is one community hall within the muthurwa
market which is a gazetted monument. It’s also
used to provide offices to TLB team
4.7 CONCLUSION
For purposes of the effective operation of the market, a situational analysis is important to
facilitate an understanding of the site. The following came out from the site analysis of the
project area;
That Muthurwa market slants towards landhies road the drainage channels are to be directed
towards landhies road, it is proposed that the blocked ones be unblocked to facilitate
effective drainage.
That the market stalls in the study area face north east and south to provide moderate aeration
in the stalls, in the same way this orientation will also protect the stalls from strong winds in
case they strike. Planting of trees to reduce the speed of wind is proposed.
That the temperature in muthurwa is moderately fair at an average of 18 degrees Celsius, use
of fixed stalls for the market will be allowable. However, for aeration purposes it is proposed
that the stall fronts face north east.
That drainage is manageable with the current infrastructure without need of new drainage
infrastructure. The market blocks are roofed with iron sheet, there is hardly any need for re-
roofing. However, repair of leaking roof is necessary to ensure effective operation of trade in
the market area.
5.1 OVERVIEW
As outlined in Chapter one of this report, the objectives of this project will be achieved through a
series of designs. The designs have been developed through a series of steps as outlined in the
subsequent sections of this chapter.
To review appropriate space Innovative space utilization in the market -Reduced congestion in the
use standards for the , while adhering to stipulated standards market
effective operation of the
-Effective distribution of
market
customers in all areas of the
market.
This stage entailed drawing up a programme guide. Items outlined to accomplish this
encompassed:
o To review appropriate space use standards for the effective operation of the market
o To propose planning and design interventions for the effective use of available space in the market.
o To propose an appropriate implementation framework for the proposed reorganization model in the
market
Program Elements
Design components; design of market stalls with the following specifications;
1.6 by 2.35 by 3.2 meter for length, breath and height respectively.
A 2meters circulation path after every four stalls along the length
A 2.6 meters pedestrian walkway between the stall pair along the breath
Infrastructure upgrade ;repair of broken parts of the perimeter wall and renovation of market bridges
Classification and specialization of the various market blocks
Table 10: Project design programme,
This phase entail a series of stages. First, there’s the conceptual design which begins with
functional diagrams which explore the relationship of program elements and activities. Next on
line is a preliminary design which resolves each program element into a physical component,
suggesting basic form, size, and materials to be used. The final is the site plan which gives
precise form, dimension and indication of the materials. It’s however important to note that
before the designs were made, a situational analysis of the project area was done
5.2311 Increased space use conflict- If no intervention is made; space conflict is likely to
continue manifesting in the market. The increasing number of traders due to high urbanization
rates will continue to bloat the market. With the unclear/ unregulated space allocation
procedures, there will be many traders than the facility can handle at a point of effective
operation causing deterioration of its functionality. For instance trader’s will continue selling
their merchandise on pathways hindering smooth flow of goods and people around the market, if
the bridges and the perimeter wall aren’t repaired to facilitate effective distribution of customers
in all areas of the market, customer distribution will remain skewed, favouring areas along paths
while others remain unviable for conducting business. This will cause loss of space utility
especially in block 5 and some parts of block 4;
If no interventions are done, the above is likely to ensure in muthurwa market. Measures to
control use of space should therefore be employed.
Above shows Figure 3: The case of skewed customer distribution in the market,
5.232 Replacement
Unlike redevelopment, replacement refers to the demolition of the non-functional structures then
construction of new functional ones. It will involve a total overhaul on the market to develop
new high rise stalls in the market.
5.2321 Design – The existing market blocks are to be demolished and foundation laid for high
rise stalls. It is proposed that there be two floors; the ground floor and the first floor, both will
Figure 4: Section through the proposed alternative high rise market model,
5.2322 Model description- The type of stalls and designs specifications proposed for the high
rise stall model will be categorised on the basis of their area, space requirements, and
functionality. The planning solution suggested is to construct high rise stalls in the market blocks
with the following specifications;
a) A common roof for at least 40 commercial stalls (including upper and ground floors) in one
market block set back behind the storm water drains. This number will vary depending on the
5.2323 Evaluation - The main advantage of this option is that maximum utility of the market
land will be utilized, there will be a chance to rethink the design of the market again while
involving all the stakeholders. Their space standard preferences and preferred operation of the
market will be taken into account. Some of the underscores of this option are; that it’s really
expensive to construct another new market. Getting the stakeholders approval on the same will
be really hard as part operation of the market while construction continues will be difficult if not
impossible.
5.232 Redevelopment
Redevelopment is the process of reshaping the fabric of the study area, either through reshaping
or refurbishment. It refers to repairing the existing structures to give them value in their usage
and to correct their current deficiencies in order to increase their functionality. The case of
redevelopment is based on the assumption that the area was initially planned to look like it
currently is, but over time the site has become blighted due to heavy number of traders that has
Market Redevelopment
The particular elements of the redevelopment exercise will encompass the following;
Upgrading the condition of work, circulation and improvement of the performance of the
market by facilitating effective and efficient space use.
5.41Trestle tables
The project proposes that there be trestle for small scale traders, especially those who can’t
afford to rent fixed stalls either because of the high rent fee or due to the nature of their
businesses; very small or fast moving merchandise such as vegetables or fruit shops. The
tables are to be located at different points in the market where there are trees to offer shade
for such traders. These will be charged a daily fee of 50 shillings for purposes of
maintaining a clean market by the council.
Figure 6: A cross-sectional view of the market block showing proposed trestle tables,
Figure 7: showing the Part plan, end elevation, and front views of proposed trestle tables to be put
5.42 Traders selling from the aisle The traders will stand in the aisle and serve the
customers from goods displayed and stacked
behind them; this will serve mainly traders
selling fruits and horticultural products because
these can occupy a small space. Alongside
shows the proposed sale of goods by the traders
from the aisle. Sale from the aisles will however
be allowed only in block 3 and 7; which are
proposed for fresh farm produce such as
vegetables and fruits. These blocks will have a
higher set back to allow provision for the aisles
These are to be located in the market blocks, they are to be made of semi-permanent
materials, especially the partitions to facilitate cross ownership of more than one stall by
Figure 9: Proposed look and dimensions of new fixed stall in the market,
o Space productivity - This refers how effectively the retailer use space to generate sales and so
profits. The stalls should ensure maximum utility in space while at the same time facilitating
comfort and co
o Stall image - overall perception the consumer has of the stalls environment
This is a design where trader’s goods would be laid down all over the market blocks and
customers purchase the goods from the trader of choice. The layout of the selling points is shown
below. This layout is really common with open air markets where space is hardly limited. This is
the sales mode used in some stalls in the market. Advantages
1. Flexibility as there is allowance
for browsing and wandering
freely in the floor space
Figure 10: Flee flow design model of space allocation in markets and retail outlets,
A 2 Meter circulation
paths after every fourth
stall horizontally.
0.5
0.5Meters set
Meters
back on either
setback
side of the
market block
Notes
Figure 16: A three dimension perspective view of the proposed market stalls in the market blocks along
the horizontal,
5.622 Regular inspection and management – There should be regular inspections on the wall
as well as other facilities in the market to ensure they are properly utilized and no unauthorised
alterations are made to any structures whatsoever.
5.722 Aeration – It is proposed that the bridge be made of material that can facilitate aeration on
the sides as well as light passage. Use of mesh wire is proposed. This will serve aeration
purposes as well as boost security as it will be possible to see what goes on in the bridge
therefore enhancing security as well as the bridge environment.
5.723 Routine cleaning and aesthetic maintenance – It is proposed that there be a routine
cleanup and maintenance schedule of the bridges. This should be done weekly. Incidental cost
for the clean-up will be incurred by the county government. There should also efforts to upgrade
the bridges aesthetically, it’s proposed that there be painting and planting of flowers on pots in
then bridges to make walking in them desirable.
Figure 19: Show renovated market bridge proposed in muthurwa market, illustrating street light
provisions with removal of opaque advertising billboards that cause inadequate lighting,
Nomination of contractors
o To propose an Redevelopment of the project area -City Board for Nairobi -More effective space
appropriate utilization in the market
Notification of the stall owners and the -Nairobi County market development
implementati
general public of the redevelopment Unit -Adequate human traffic
on framework
circulation all over the
for the exercise -Professional Consultants- market, to reduce congestion
proposed
designers, and Planners in some parts of the market
reorganizatio Commissioning of the project
n model in
Development Applications
the market
Approval of developments
Construction
Q3 Q4
2014 2014 Q1 2015 Q2 2016
Activity M1 M2 M3 M4 M5 M6 M7 M8 M9 M10 M11 M12 M13 M14 M15 M16
Market redevelopment
preliminaries:
Environmental Impact
Assessment
Project Design
Project design adjustment
and approval
Verification of evaluation
Nomination of
contractors
Redevelopment of the
project area
Notification of the stall
owners and the general
6.0 Overview
Monitoring and evaluation is essential for the assessment of the quality and impacts of this
project in light of its objectives. The process below will enable the review of progress,
identification of problems in design and/or implementation and initiation of relevant adjustments.
•The Nairobi County Planning Unit in conjunction with the City Board for Nairobi shall be
responsible for and approval of any developments in the area other than the ones provided for in
the plan
•All developments in the cluster shall be according to the Nairobi County Integrated
Development Plan and Sectoral plan
•The community members will be involved in any decision making by the County government or
other developers in the area
•Provision of infrastructure services and facilities shall precede all other developments and will
include well marked access streets of between 6-9 meters
•Environmental protection shall be a core responsibility of everyone and everybody will work
towards such goals as to reduce environmental pollution
•No structure shall be constructed outside the limits of the project area unless it is deemed by the
City Board that such adds value or is compatible with other uses
•No activities shall be allowed in the areas designated as access streets within the project area
•No developments shall be allowed into the road reserves whatsoever and trees will be planted
along the roads to act as buffers with the residential neighbourhoods
•The provision of the public health act, EMCA, as to the safety of persons and the environment
will be adhered to by any form of development and the persons involved.
•Coordination of activities of different institutions implementing any project in the area will be
mandatory
Reduction of aesthetics Ensure that the implementation process does not Contractors
adversely affect the area.
Remove all construction facilities, remnant
materials and other construction wastes from the
site after finishing works
Ensure that suitable equipment’s and manpower
are available to carry out all specified
construction and maintenance works
Risks of injuries; Monitoring of the construction activities from City Board for Nairobi
• Workers time to time
Contractors
• Pedestrians Hording of the construction site
• Motorists Construction Machines should not be mixed with
normal traffic
Provide all necessary equipment for specified
Table 14: Environmental management plan,
Source; Author 2014, with adaptation and Modification from Mbui, 2009
All said and done, it must be noted that introduction of BRT services and realignment of land
uses along Jogo road alone may not solve the problem entirely. The same initiative may also
have to be applied in all the other major corridors that interact with Jogoo road and these include
Mombasa, Thika, Outering, Lusaka and Landhies roads.