model programs of the 70s and 80s with world bank

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The case of Nairobi Dandora and Umoja Housing Projects Global University Consortium Exploring Incremental Housing It keeps getting better! Prof. Tom Anyamba University of Nairobi

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Page 1: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

The case of Nairobi Dandora and Umoja Housing Projects

Global University Consortium Exploring Incremental Housing It keeps getting better!

Prof. Tom Anyamba University of Nairobi

Page 2: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

•! Kenya became independent in 1963 and adopted a capitalist/market mode of economic development.

•! Most of its urban policies in the 1970s and 80s were based on the global development paradigms propagated by the Breton Woods institutions.

•! Currently the country population approximates 38 million people of which about 30% are urban.

•! The population growth rate averages 2.% per annum, while the rate of urbanization is about 4.5% per annum

Page 3: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

•! Nairobi the commercial and political capital of Kenya has a day time population of about 4.5 million people and a night time population of 3.5 million.

•! The urban process of Nairobi is dominated by informality with more than 60% of the population living in informal settlements.

•! In the 1970s and 80s, the Dandora site and service project was implemented with support from the World Bank, resulting in 6,000 units.

•! Similarly the Umoja core housing project was implemented in the same period with funding from USAID

Page 4: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

Dandora Umoja

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•! Most houses expanded with at least two rooms within the first year of occupation

•! The expansion was initially to satisfy the family’s spatial needs.

•! Subsequently further expansion has been done for additional income through sub-letting of rooms.

•! In many cases most additional rooms have been built using a different typology from that approved by the city council.

•! Many units have subsequently been demolished and replaced by either single lettable rooms or 1&2 bed roomed apartments on 4 to 5 levels

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•! There are more renters than owners in the units surveyed, a condition that is applicable to most of Nairobi.

•! Many respondents felt that the council should have sold fully built units since most people who could not build sold their serviced plots.

•! Many households are headed by women as the men are absent or have retired to the rural areas.

•! Most dwellings are not occupied by one household but by multiple households.

Page 15: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

•! Although incremental housing is applicable in Nairobi, the proximity of Dandora and Umoja to the CBD made horizontal growth uneconomical.

•! A viable strategy for urban growth requires access to affordable serviced land (land banks/reserves).

•! The use of Community Land Trust (CLT), as opposed to individual titles might generate more viable urban communities – (the case of Kambi Moto, Huruma)

•! Private developers seem to be pointing towards experimenting with “shell only” strategies on several levels.

Page 16: MODEL PROGRAMS OF THE 70s AND 80s WITH WORLD BANK

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