Central Business District Strategy 2015-2035 by Natalia Rincon

Mwanza - Tampere Local Governance Cooperation Project

Central Business District Strategy 2015-2035

About Mwanza

INTRO

About Mwanza

MWANZA CITY COUNCIL

Author: Natalia R. Rinc贸n S. Examiners: Harry Edelman Professor of Sustainable Design and Development School of Architecture and Department of Civil Engineering Tampere University of Technology www.tut.fi Hannu Eerik盲inen Zoning Architect Urban Planning Department Tampere City http://www.tampere.fi/kaavatjakiinteistot.html Examiner and topic approved by the Faculty Council of the Faculty of Built Environment on October 8, 2014.

Intro

Mwanza - Tampere Local Governance Cooperation Project: Central Business District Strategy 2015-2035

Intro

ABSTRACT TAMPERE UNIVERSITY OF TECHNOLOGY Master of Science in Architecture Rinc贸n, Natalia: Mwanza - Tampere Local Governance Cooperation Project: Central Business District Strategy 20152035. Master of Science Thesis, 167 pages. November 2014 Major Subject: Sustainable Architecture Examiners: Harry Edelman Hannu Eerik盲inen Keywords: Mwanza, Tampere, Urban Planning, Architecture, Cooperation Project, Tanzania, Finland.

Intro

PREFACE Tampere-Mwanza project is an on-going project seeking to increase sustainability and participation in these cities by cooperating with each other in different projects. One of those areas corresponds to the urban planning department of both cities. It is significant to say that several cooperation efforts have been done through the years in this particular area, exchanging resources from both ends in order to improve Mwanza’s urban plan.

an exhaustive research. This study started on February 2014 with a trip to this African city. Once there, we manage to gather data from different sources and meet with the people involved in this project. Prior to the trip, a month program was made, which helped us to follow a strict schedule. This plan included research, visits, and meetings with different persons/teams. In addition, we prepared ourselves by reading the Mwanza’s urban plans that the team had sent to us via email.

On February 2014 two employees, Janne and Hannu, from the urban planning department from Tampere and one student from TTY, myself, went to Mwanza to carry out the work that was previously done by other teams. In this occasion the urban planning team from Mwanza had asked Tampere’s help in the task of designing a new urban plan for the center of this Tanzanian city. The reason for this was that the last urban plan for the area was done in 1993 and was in use for 20 years, thus becoming outdated on the year of 2014.

During the first days of our visit we met the coordinator of the project in Mwanza, the urban planning team, the city director and various civil servants. It was very interesting to know first hand how the teams were composed, and with whom we were going to work with during our stay. Through this week we also had a radio interview where we got the chance to talk about the project and explain briefly to the citizens of Mwanza Tampere’s involvement in the project.

Since renovating an urban plan takes a lot of analysis and preparation the team from Tampere needed to make

Yet, one of the most interesting things happened by the end of the week when we participated in a meeting with

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the city and national council. In a couple of days, we had the opportunity to listen to the strategies that were going to be followed, in a national scale, in the urban planning of Tanzania. I consider this our first milestone, since we attended to the concerns of politicians, ministry of lands and the urban planning department of Mwanza, regarding the city. It also allowed us to understand expectations, goals and even deficiencies that are present in the current administration. The second week we agreed on the strategy to follow on collecting information, and identifying the needs of the city. We decided that, because of the limited digital information that we had, we had to go around the city center and assess plot by plot. This activity took us around three days to complete and we did it with the help of volunteers from Mwanza. During the following days we had enough information to process and study. This was our second goal achieved. We were able to get a glance of what the most beautiful things of the city were, what it lacked and how the citizens experience these things together. This analysis took us one step further and we were able to give

a first presentation to the urban planning department regarding our findings. The presentation was very informative and Mwanzaâ&#x20AC;&#x2122;s team agreed with our first visions of what the city should become. After this, we considered that it was necessary to meet with the different stakeholders that normally should take part in the urban plan; these being water company, electric company, transport, housing, social affairs, and the urban planning team. At first we thought we would be able to get to know them and get important information that they might have had. Nonetheless, this meeting became far more interesting than we expected. This is what I consider our third achievement. It turned out that it was the first time for everyone to have a reunion like that one, where everyone concerned about the city plan was be present; this practice lead to important debates and worries that were not normally shared in the same room. By the end of the meeting we had a lot of ideas, data and wishes from everyone. Throughout following days of our stay we organized the

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data and follow up with the different teams. There is no need to say that everyone was expecting already the next stake holder’s meeting. This is one thing that I, personally, learned to value from the strategy in urban planning that Tampere follows: the cooperation between stakeholders and the citizens. It is something that is overlooked in Finland, but that, if applied in other countries, would bring a great benefit. We dedicated our last week in Mwanza to follow up on specific concerns and on preparing our last presentation for the city council. The presentation was a summary of our research, stake holder’s comments and our initial ideas of how we envision the city center of Mwanza. Lastly I want to mention, that this project is serving as my project thesis in order to complete my Master degree in Architecture, I agreed with the urban planning team to follow up with the assignment and hand in a draft of a renovated urban plan for the center of Mwanza. It is my hope that this work will help Mwanza’s urban planning team renovate their own plan and take the best practices

Intro

that Tampere usually follows in their planning. It is also worthy to mention that the investigation that I am pursuing not only includes an updated urban report but also involves theoretical research in the urban planning area. With this I expect not only to provide an educated proposal of where Mwanza should be in the next 20 years, but also to understand what is my position in urban planning methods in order to provide progressive approaches that will help cities become a better place for their inhabitants.

Natalia R. Rincón S.

“A city is not an accident but the result of coherent visions and aims.” ― Leon Krier, The Architecture of Community

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CONTENTS Abstract Preface Contents Introduction About Mwanza 20 Locating Mwanza 23 Climate 26 Demography 28 Economic Activities 30 Mwanza’s current business district situation 34 Conclusion Success and Failure in Urban Planning 38 Where do we stand? 40 About Surbana and Singapore 48 Detroit’s Decline 53 A Nordic approach 62 Conclusion

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A New Perspective for Mwanza 68 The Central Business District 72 Mwanza’s Vision and Objectives 78 Housing and Land Use 79 i. Current situation 84 ii. Opportunity areas 88 iii. Example 92 iv. Approach 98 Public Space 100 v. Current situation 104 vi. Opportunity areas 105 vii. Example 110 viii. Approach 116 Transport 118 ix. Current Situation 122 x. Opportunity areas 124 xi. Examples around the world 128 xii. Approach

134 134 136 136 140 148 148 151 151

People Power and Safety xiii. Current Situation xiv. Opportunity areas xv. Example xvi. Approach Public Utilities Management xvii. Current Situation xviii. Opportunity areas xix. Approach

Conclusions References

Intro

INTRODUCTION The technological advances that our current cities bear, let it be cars, mobile phones, clothes, applications, data networks, are merely a glimpse of our civilization. In spite of the scientific advance they represent, we have use these technologies as an approach to acquire status instead of well-being. Thus, while these innovations might seem to improve our development in the use of new technologies, our cities, the places that we inhabit remain the same. Instead of providing our cities with permanent good innovations “we have rushed to implement short-term infrastructure solutions.”1 The leaders of our cities have invested in ideas that provide an immediate saving rather a long-term gain. As Battle mentions, “Instead of applying light-rail solutions, we build more roads; instead of constructing tunnels, we raise flyovers; instead of turning to renewable energy sources, we invest in fire power stations.”2 With all, it has not been easy for the western cities to 1 (Battle, 2007) P.388 2 (Battle, 2007) P.389

Intro

adopt new, more sustainable forms of planning; a cultural change has been required in order to make this shift. In an example, the Kyoto Protocol has played an important role on the way we respond to our environment. When before people were doing the “right thing” because they wanted to, nowadays people do the “right thing” because it has been embedded in the culture. On the whole, our traditional way of planning the cities has been compromised, we are on a quest to find new, creative ways to plan our cities. For this reason, nowadays it seems inadequate to propose a strict plan for our cities. Instead we need different points of views, different actors and the involvement of all levels of society. Only by doing so we will add flexibility and openness to our plans making them easier to implement through out time. As a result, this work has been divided into three parts. The first one refers to the most relevant aspects that contribute to Mwanza’s way of life. These being demography, climate and economy, to name a few. They all are elements that produce unique circumstances in the city and

that provide us with the scheme we have to deal with as planners. The second chapter, seeks to provide enough information to take a stand point regarding urban planning strategies. The examples mentioned in this section have been selected based on the knowledge and experiences that we acquired during our visit. Hence, the cases illustrate Mwanzaâ&#x20AC;&#x2122;s position and compares it to other urban planning models around the world.

Lastly, I want to point out that there are a lot of solutions that can be implemented not just locally but in partnerships with other cities. Mwanza and Tampere are an example of this. We can form an alliance in order to reduce the cost of environmental friendly technologies, exchange knowledge and work together in a more economical way.

The third piece of this work, is the most extensive one. It is here where specific approaches and solutions are given to Mwanza. The vision and objectives are also mentioned in this chapter; it is them which provide a sense of direction on how to intervene in this Tanzanian city. Notice that these are all strategies to encourage Mwanza into a more sustainable and equal environment for itâ&#x20AC;&#x2122;s residents. Overall, this work expects to provide enough information to make Mwanza a city that is safe, healthy, and attractive place that offers a quality way of living to its residents.

Intro

About Mwanza

ABOUT MWANZA

About Mwanza

Every place has special characteristics that makes them unique. These traits are also the ones that help shape the city, the culture and its values. These characteristics can be natural ones, such as climate, flora, fauna, and artificial, such as immigration and occupations. Overall, these contribute to the current state of a city or place. Mwanza as any other place, has special traits that defines it. In the following chapter those which are more relevant are explained. In addition, this chapterâ&#x20AC;&#x2122;s purpose is to provide the user with an overview that will allow him/her to understand the strengths and opportunity areas of this African city.

Locating Mwanza Mwanza Region is located in East Africa and is part of the 25 regions that integrate Tanzania. It connects with the Kagera region to the west, Shinyanga region to the south, Mara to the east and Lake Victoria to the North. Overall, this region has an approximate area of 19,592km2 and an

About Mwanza

estimated population of 2,942,148 (2012 census). These regions are later divided into smaller areas called districts. Within the Mwanza Region there are 7 districts: Ukerewe (north), Magu (east), Sengerema and Geita (west), Misungwi and Kwimba (south), and Nyamagana and Ilemela3. Mwanza city is the main capital of the Mwanza Region and it is the largest urban area in the country after Dar es Salaam, the countryâ&#x20AC;&#x2122;s capital, and also one of the fastest growing urban areas of the country. Mwanza city, is comprehended by the District of Nyamagana in the South and by the Ilemela District to the North. In addition, it is bordered by Lake Victoria and Magu District. The city has an area of 256.45 km2, which is 19.2% of the city total area. Out of total district area, 184.9 km2 is land and the remaining 71.55km2 is covered by water. In the north part of the city, Nyamagana District is the largest within Mwanza with a total area of 256.45 km2, 3 (Mwanza City Council in collaboration with Ministry of Lands, Housing and Human Settlements Development, 2008) P.3

About Mwanza

MWANZA REGION DISTRICTS UKEREWE

SENGEREMA

ILEMELA MAGU NYAMAGANA

GEITA

KWIMBA MISUNGWI

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About Mwanza

The images on the previous pages from left to right: 1. Tanzania placed in the African context. 2. Mwanza’s districts. 3. Image shows Mwanza city comprehended by Ilemela and Nyamagana districts. 4. Mwanza city showing the two main roads in the city and the boundary with Lake Victoria.

Source: personal archive and Google maps.

19.2% of the whole city. In the south, Ilemela District has an area of 1,080.55 km2, equivalent to about 80.8% of the city area, hence making it the biggest of both districts to be part of Mwanza city. Overall the city of Mwanza has an approximate area of 1,337.00km2 of which 67.3% is covered by water (Lake Victoria); the remaining portion (32.7%) is land area with an extension of 437.00 km2. Region wise, Mwanza city covers 3.8% of the total area. The Lake Victoria, also referred to as Victoria Nyanza, is the second largest in the world, after Lake Superior in North America. It is also the main reservoir for the Nile River, where Uganda, Kenya and Tanzania share part of it. The lake has an area of 69,480 km2 where from the north to south, the lake is 337 km long and from east to west it measures 240 km wide, with a stretch of 3,220 km of lake shore. The lake lies within the Victoria Basin, which covers an approximate area of 238,900 km2. Numerous rivers and streams pour water into the lake; among them

are Mirongo, Nyaguganwa, Dnote, and Nyashishi Rivers.4 Lastly, it is important to mention that the districts are divided into smaller sections called wards, which at the end shape the administrative structure of the city. The total wards in Mwanza are 21: 12 part of Nyamagana and 9 part of Ilemela District.

Climate Since Mwanza region is located 1,140 m above sea level the region experiences a pleasant tropical climate. The temperatures range between 25-28°C being the average maximum temperature from September to December. The cool dry season with ranges between 20-11°C are experienced from June to August. Even though July is the period with the lowest temperature it is also when more hours of sun are received. Overall, Mwanza receives more than 200 hours of sun per 4 (Mwanza City Council in collaboration with Ministry of Lands, Housing and Human Settlements Development, 2008) P.6

About Mwanza

The graphs below show the average precipitation, sun hours, rainy days and temperature around the year in the City of Mwanza. Images in the right from up to bottom:

1. Serengeti National Park is an UNESCO heritage site. It covers a 14,750 km2 of grassland plains and savanna as well as riverine forest and woodlands. In the image on the right a group of gazelles running in the Savannah.

2. Lakes are a predominant element in Mwanza. In the picture on the right a lake near Sukuma tribe shows a fishing boat. 3. Mwanza has a variety of plants ranging from tropical to desert. In the image several plants related to the Cactoideae family are shown.

Source: personal archive.

About Mwanza

Images in the right from up to bottom: 1. The Sukuma tribe is an ethnic group located in the outskirts of the city. In the photo Sukuma tribe kids are welcoming us to their tribe. 2. One of the most authentic things to do in Mwanza is have a Turkish cup of coffee on just a random street. In the photo the woman was selling coffee and tea during early morning. 3. Another thing practiced a lot is the street kitchen. These group of women ran there own business daily feeding professors and city council members from all over the world.’

Source: personal archive.

month, which makes it a fertile place for alternate forms of energy such as solar panels.

inhabitants. Just between 1967 and 2002 (35 years) the nation’s population tripled.5

During the months between October and December it experiences short rains, while between March and May it is characterized by long rains. Frequently the rains in the region are of erratic nature and farmers respond to this situation by staggering planting of crops over a period of many weeks.

Its also significant to mention that in a span of 14 years the population increased in 11.3 million (49.1%) meaning that there is a growth of 2.9% per year. Particularly in Mwanza region the highest population is Geita, followed by Sengerema, however, and the most interesting point perhaps, Ilemela and Nyamagana districts are the ones with the highest growing annual rate at 6.2% and 4.6% respectively.6

The abundant rain and sun in Mwanza allows it to be a rich place for diversity in vegetation. This consists in isolated tall trees scattered on grassy hills. On the other hand, planted vegetation is scattered around the city and consists of a number of different species.

Demography Tanzania is one of the countries within Africa whose population is growing the fastest. This not only represents an asset but also a challenge, as the country needs to be prepared with the adequate infrastructure to provide to its

About Mwanza

Because of the favorable conditions that the City of Mwanza possess it’s no surprise that the annual rate is so high. The closeness to the lake and all the commerce and job opportunities that derive from this situation represent an advantage for people on rural areas. Therefore it can be seen that the districts of Magu and Kwimba are experiencing a low annual growth rate compared to the urban areas. 5 See graphs in next page. 6 See graphs in next page.

About Mwanza

Besides its location near the lake, Mwanza city also offers an industrial, commercial and service development in the region, thus attracting neighboring districts. This also suggests that in the future any small enclosing areas would become an addition to the fast growing metropolis of Mwanza. Therefore, according to the Mwanza Master Plan Report 2007, bearing in mind the growth rates of Nyamagana and Ilemela Districts it is estimated that Mwanza city is experiencing an average immigration growth rate of 8% per annum. â&#x20AC;&#x153;Considering the annual growth rates of Nyamagana and Ilemela districts it is assumed that population of the city is growing at an average growth rate of 5.4%. However on the other hand the cityâ&#x20AC;&#x2122;s annual natural growth rate is 3.2% whilst the growth rate due to immigration is 8%. This implies an average growth rate of 5.6%. It can thus be assumed that the city annual population growth rate is between 5.4% and 5.6%.â&#x20AC;?7

7 (Mwanza City Council in collaboration with Ministry of Lands, Housing and Human Settlements Development, 2008) P.10

About Mwanza

Economic Activities

The basic products obtained from this sector are: cotton, rice, sorghum, sweet potatoes, cassava, maize, beans and other legumes. With cotton being the main trade within the national and international markets. Tropical fruits are also part of the diet and include: pineapple, oranges, papaya, mango, bananas, pepper, cabbage, onions and tomatoes. In animal farming poultry and piggery are the most common, however, the fishing industry plays an important role. Aside from this there are additional activities that can be found within the urban area and correspond to: fishing, crop farming, trade, livestock keeping, tourism activities, mining, and industrial activities. The city also is engaged in the lake trade with neighboring Uganda and Kenya. Industries include fishing, meatpacking, and manufacturing textiles and soap.

Population Growth Trends in Mwanza City (1948 - 2007)

National Populaiton Distribution in 1967, 1978, 1988 and 2002 Year

Tanzania (Total)

Tanzania Mainland

Tanzania Zanzibar

1967 1978

12,313,469

11,958,654

354,815

17,512,610

17,036,499

476,111

1988

23,095,882

22,455,207

640,675

2002

34,443,606

33,461,849

981,754

Increase 1967 - 1978

5,199,141

5,077,845

121,296

1978 - 1988

5,583,272

5,418,708

164,564

1988 - 2002

11,347,721

11,006,642

341,079

Year Population Size

1948

1957

1988

2002

2007*

11,399

19,9

223,013

474,679

605,825

Source: National Population Census, 1988 and 2002 *Mwanza City Environmental Profile Projections, 2006

Sectoral Employment and Contribution to City Economy Informal

Percentage of Workforce 36

Sectoral Contribution to Economy (%) 5 39

Sector Fishing

1967 - 1978

3,2

3,22

2,67

Commercial

1978 - 1988

2,77

2,76

2,97

Industrial

1988 - 2002

2,85

3,05

Agriculture

Average annual rate increase (%)

Public

Source: The United Republic of Tanzania Population and Housing Census 2002

Tourism

Source: Municipal Economic Planning Department, 2006

Employment Structure in Mwanza Minicipality in 1984

Mwanza District Population Distribution and Growth Rate (1988-2002) Region Mwanza

Population

District

Average Annual Growth Rate

S/N

Industry

Number of Employees

Percentage (%)

Agriculture

222

1,7

Mining

0,11

Manufacturing

1,101

8,43

Public Facilities

1,115

8,54

3,5

Construction

446

3,37

709,078

3,4

Commerce

2,095

21,6

172,946

260,831

2,9

Transportation

1,817

13,92

Misungwi

191,283

256,133

2,1

Finance

439

3,36

Kwimba

236,443

314,925

Services

5,81

44,49

Magu

311,835

415,005

13,06

100

1988

2002

1,876,635

2,929,644

3,2

Ilemela

111,224

264,873

6,2

Nyamagana

109,985

209,806

4,6

Sengerema

303,897

498,993

Geita

439,022

Ukerewe

Regional Total

Source: National population and housing census (1988&2002)

Total Source: Mwanza Master Plan, 1994

About Mwanza

Images in the right from up to bottom show some of Mwanza’s economic activities: 1. One of the main activities in Mwanza is still agriculture. On the image on the right a view of a wetland growing rice. 2. Another primary activity is the fishery. This is local activity that provides a great amount of income to the city. On the image two men on a boat row to put some traps. 3. A third economical sector is farming. Cows, goats, chicken and turkeys are just a few examples of this still permanent tradition. Sometimes selling goats along the road can be seen, where one baby goat can be 17 USD. On the right cows are taken to the lake to rehydrate.

Source: personal archive.

Within Mwanza City the agricultural activities are less as only 49% of its population living on the outskirts practices it. However, there is also a more diverse economy in the urban area, the majority of this (29%) corresponding to the business sector. The rest includes employment in the public sector, self-employment and others.

Mwanza’s current business district situation Before turning into a rapid growing city, Mwanza was initially a German colony in 1892. It served as an administration and commercial hub, which controlled the cotton productions which was growing near the Lake Victoria. Mwanza was also considered part of the districts of the German empire, however, after the World War I ended, Britain took the whole country. When the British established in Tanganyka, the existing provinces were Mwanza, Biharamulo, Bukoba, Maswa, Shinyanga, Musoma and Kwimba. The administration also divided the lake areas into Lake Province and Western

About Mwanza

Zone, and in 1963 Mwanza became part of the Lake region. After the British left, the existing provinces became regions. Then later on 2nd of December 1954, Mwanza officially acquired the status of town, on July 1980 was accredited as a Municipality, and finally on July 2000 the city council status. Additional to the urban developments that Mwanza has experienced, it continues to carry important ethnic and tribal groups. Particularly in Mwanza region it is found the Wasukuma, Wakerewe, Wakara and Wazinza. Nowadays, what was the starting point of a western civilization is now the business district of the city; Mwanza’s vestiges remain on this area. The latest plan of 1993 - 2013 comprehends a total area of 79 hectares. In the northwest part of the city and near the waterfront some of the oldest institutions can be found (among others): the governments’ offices, state organizations, CCM buildings, Bank of Tanzania, post office, marine transport, reli-

About Mwanza

On the next page: Mwanza Central Area Redevelopment Plan 1993-2013

Source: Mwanza City Council, Urban Planning Department

gious buildings and the railway station. Along the main roads of the district, Kenyatta and Makongoro Road, hotels, commerce and bus and gas stations are found. The rest of the central area is manly composed by commercial and residential uses, market bus stands and educational facilities. Though, it is important to mention that the residential spaces designated to this area are very low in density, making it an area to develop in a new urban plan. Like the residential spaces, the green and public spaces are also lacking of places to develop. In addition to the Nyamagana stadium and the waterfront, across the CCM building resides a green area of 3,100m2, making them the only within the CBD.8 In the present day Mwanza’s urban growth is determine by its physical and socio-economical situation. “To the west of the city along the shores of Lake Victoria there are located the harbor and railway station. This has sparked 8 See map Housing and Land use 1993 for land use identification.

About Mwanza

off development from he point towards three distinct development corridors. The corridors are the Northern Corridor towards the Mwanza Airport - along Makongoro Road, the Eastern Corridor towards Musoma - along Nyerere Road and Southern Corridor towards Shinyanga along Kenyatta Road.” However, because of the rocky hills in the terrain which surround most parts of the city the outcome has produced “a disjointed urban structure”.9 Mwanza’s first urban plan was made in 1950 which included most of the current CBD land. After several amendments were made to it in order to canalize the Mirongo river and to renovate the plan, however these were not realized due to the high costs of the implementation. The latest CBD plan was finalize on 1993 and it is the current plan that the city is experiencing.

Conclusion As we have seen in this chapter Mwanza’s location makes 9 Mwanza Master Plan Draft Report 2007 P.88

About Mwanza

it an idyllic place to live. With very pleasant weather all year round residents can save money in heating and insulation making the housing more affordable than other regions of the world. This also implies that the outdoors are by nature comfortable, hence they can be modified into nice, inviting public spaces at a very cheap price. Thus, conserving the vitality that so characterizes this African city. In addition, the rainy season provides a good climate for agriculture and farming, one of Mwanza’s main sectors of economy. With a thriving economy in fishing, fruits, rice, coffee, etc, Mwanza can become a leader exporter in the world. Further more the city can invest in these sector in order to find better strategies to grow and cultivate. As a third aspect, the growing population is an asset to the economy and it provides working force for different kind of business. However, it also represents a challenge as the city needs to be prepared to receive approximately 500,000 new residents each year. This indicates that infrastructure, housing, schools, hospitals and jobs are a pri-

About Mwanza

ority in the city’s development. Thus it is crucial to create urban strategies that are feasible in design and price, for as it was mentioned in this chapter, the plans are rarely completed. So, in order to prepare an urban plan that the city can carry on, it is necessary to make an analysis, first of Mwanza, and secondly, of urban strategies around the world that have worked under similar conditions. In addition, understanding the strategies that have failed also provide useful insight on how not to plan a city. These provide good insight to rethink the whole concept of a city; what are we asking from it? What do we want it to become?. The next chapter takes us in a quest of current issues in urban planning with their pros and cons. And it intends to provide an “out of the box” perspective on how to plan for Mwanza region.

HOUSING AND LAND USE 1993

CBD New Boundary CBD Old Boundary Open Spaces Commercial Residential Commercial Institutional/Public Space Under Construction Schools and Religious Buildings

1: 15000

About Mwanza

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Success and Failure in Urban Planning

SUCCESS AND FAILURE IN URBAN PLANNING

Success and Failure in Urban Planning

Where do we stand? With 7 billion people inhabiting the world and countries developing at fast rates it is never easy to predict the future of cities, let along, plan for them. We continue to expect that politicians, urban planners, architects and other authorities will take a bold move to â&#x20AC;&#x153;saveâ&#x20AC;? the city, however, it often turns out that new generations keep exhausting themselves fixing the decisions of past generations. Nonetheless, every now and then there is a turning point, may it be an invention, a discovery, a new process, etc., that grants our society the capability to make a turn towards a new path, and, if we are pragmatic about it, a new set of problems that we havenâ&#x20AC;&#x2122;t realized yet. Even so, cities continue to grow and we need strategies to organize them and bring a sense of direction to them. However, before discussing about urban choices we should look around and analyze our current cities, fragment them and see which are the traces of history that have shaped them. Massimo Cacciari in one of his most interesting works, The city, goes back to the very funda-

Success and Failure in Urban Planning

mental definition of polis and civitas and opens an interesting debate with the questions: What are we asking from the city? Are we asking it to be a space where every obstacle to mobility is reduced, for universal mobility, for exchange? Or are we asking it to be a space with places to communicate, fertile places, from the symbolic point of view, where retirement is taken into account?1 Unfortunately, he mentions, we ask these things with the same intensity, but in no way we can propose both things jointly and, therefore, our position about the city literally becomes each time more schizophrenic. We ask from our cities to be full of social activity, easy to access, and to have everything that comes from a globalized world, and at the same time we ask for them to be a space for retreat, a space with a natural environment, a place away from chaos. Nowadays, we approach the city with apparently more progressive theories, or may it be said anti neoliberal, ergo we go back to the idea that cities and production 1 (Cacciari, 2010) P.27

need to be local, transportation needs to be carbon free, cities in general need to be more sustainable. It seemed that we took a look at the past and realized that the basic idea of a city, a place that was born from human interaction, and which has been tarnished with neoliberal ideas and industrialization, has now become greener than ever. Although these ideas are more justifiable for our cities, we can’t deprive our generations from the idea of a globalized world: making the orbis the urbs with the intention of merging the limits of the old city with the circle of the world in all its spatial and temporal dimensions; this idea which is now ineradicable and that has become precisely as the main idea of the implicit political theology in the spirit of the missions promoted, the evangelism.2 Currently, the studies, which have been done in developed countries around the world, show that buildings and transportation together make up approximately 70 per cent of the world’s CO2 emissions, and it is in our cities that the vast majority of buildings exist. Therefore, it 2 (Cacciari, 2010) P.15

is important to consider that in order to bring the cities closer to a more sustainable future, the following things need to be addressed3: • • • •

Produce more energy than they need Become net carbon absorbers Collect and processing waste within cities limits Collect and clean recycled water

However, technology by itself will not bring the solution, new social patterns need to provide the way. It is here where underdeveloped countries need to show the western countries that a social approach needs to be done. Cities are the result of evolution, it’s important to save their local identity but, in the other hand, it’s necessary not to confuse the modern life requirements and the industrial process with cluttering. Therefore, it is imperative to take a standpoint on how to intervene on a city. Because of this, in the following chapter, I want to ad3 (Battle, 2007) P.388

Success and Failure in Urban Planning

dress two different points of views that take place when intervening in a city. Hopefully these will help to take a standpoint in urban planning methods in order to provide a revolutionary approach that will help Mwanza become a better place for its inhabitants. It’s needed to say that I chose these, considering the topics that were discussed during our meetings with the city council of Mwanza. The first one is related to the mega-structure and the development of cities based on private capital. The second one is a more human point of view, where the change is done by the community.

About Surbana and Singapore During February, a meeting in the city of Mwanza in which the city council, the ministry of lands, Surbana and Tampere team were present, an uncanny situation took place. Throughout the summit it was discussed how to renovate three of the most important cities in Tanzania with the help of Surbana; among them was Mwanza. The goal was

Success and Failure in Urban Planning

to bring these cities into the 21st century by renovating them in order to “demonstrate good practices of urban development, branding & establishing identity of place.”4 (if we can truly define what identity is). However, the initiative to perform a renewal, although it pretends to deal with the opportunity areas of Tanzania, it also rises important questions that need to be addressed. Surbana is a consultancy firm that offers solutions in urban planning, architecture, engineering, building technology, and city management. It started in 1960 under the name Building and Development Division of the Housing and Development Board (HDB) with the objective to solve Singapore’s housing crisis due to the constant growing population. Nowadays, it replicates its “world-class public housing model” in different parts of the world such as China, Brunei, Malaysia, United Arab Emirates, Myanmar, etc. This firm, 50 years later from Singapore’s initiative to reinvent the city, continues to redefine the public realm of 4 (Surbana, 2014) P.4

The image below shows the harbor of Marina Bay at Singapore. This is one of Surbanaâ&#x20AC;&#x2122;s township projects which seeks to develop the whole harbor area into a skyscraper city.

Source: (Surbana, 2014)

Success and Failure in Urban Planning

The image on the right from left to right: 1. Lower Hill District 1935 - 1980. Author: Unknown. 2. Demolition of buildings for the Gateway Center Project, September, 1950. Author: Arnold Eagle. A 75-man wrecking crew was responsible for clearing 40 buildings within an area bounded by Liberty Avenue, Fancourt and Stanwix Streets, and Duquesne Way to make way for the $50 million Gateway Center Project that included three 20-story office buildings. 3. - 4. Demolition of buildings to make way for Gateway Center in 1950. Author: Unknown.

Source: (University of Pittsburgh, 2014) Renewal period in Pittsburgh during the 1950’s image database.

the city. With massive structures and engaging forms, conscious of the demographic pressure, they reinvent the human scale. Punggol Breeze, Casa Clementi, Rivervista, and East Coast reclamation, are just few examples of an island that is being colonized by boxes of glass and concrete. Nevertheless, Singapore today is the result of several decades of radical transformation impose on the citizens.

for the role that Singapore will play in the future.6 Urban Renewal was a term first introduce in the United States during 1949 when the cities were going through several changes. However it contained an unclear message, was it renovation of the old or renovation through the new? Was this term mere good intentions like eliminating poverty, diseases and overcrowding or was it just a ruthless way of destabilization.

During 1963, three experts introduced the term to Singapore’s government while preparing a draft named Growth and urban renewal in Singapore with the objective of advocating for what they consider the correct strategy for the urban renovation.5 “We recommend to establish the commitment to identify the value of some zones in Singapore, as well as its deficiencies, and build and reinforce those values at the same time that we planned to eliminate those deficiencies”, read the proposal. They also stated that the program did not intended to be a preservation or restoration exercise, but an intelligent move to modernize and develop the urban center as a preparation

The city of Pittsburgh was one example of urban renewal. This was one of the first USA cities to initiate the Housing Act of 1949. The city was known as the dirtiest and most economically depressed in the country so it called for an immediate urban renewal. In this plan a large section of downtown was removed and although some parts improve, in other areas traffic increased, projects were decline, neighborhoods became isolated and minority groups were wiped out. Thus, this didn’t represent the most sustainable or citizen friendly solution after all.

5 (Koolhaas, 2010) P.25

6 (Koolhaas, 2010) P.25

Success and Failure in Urban Planning

Next page from right to left: 1. Marina bay reclamation: Coastal land reclamation work at marina bay. Currently the waterfront is full with mega-structures hosting retail, hotel, and residential developments, including the marina bay sands integrated resort. 2. Punggol Breeze: 12 blocks of housing are repeated aligned to the border of the road. 3. Casa Clementi, a public housing development. 4. East Coast Reclamation, 1,525 ha of land. 5. Rivervista, 2.86 ha of land. 6. Tivella Atrina Aspella complex Source: (Surbana, 2014) and next pages (Mode Bulb, 2013)

The Hill District was “one of the oldest residential sections in Pittsburgh, began in the late 1840s when banker Thomas Mellon bought a tract of farmland on the slopes nearest the city and subdivided it into smaller lots. In subsequent years successive waves of immigrants including Jews, Italians, Syrians, Greeks, Poles and, finally, African Americans populated the Hill. After World War II, during Pittsburgh’s Lower Hill redevelopment, 80 city blocks or 100 acres were cleared and 8000 residents, or one-fifth of the Hill’s population at the time, were relocated to make way for the Civic Arena development project.”7 Back to Singapore, the 1963 this is what the word renewal meant for these experts; a word used in a slight manner, which implicated something truly significant: changing Singapore’s path forever. As Koolhaas describes it: Singapore is the apotheosis of the urban renovation, a built answer to move from the fields to the city and that was conceived thirty years back, to force Asia to build in 20 years the same amount of urban network that whole 7 Paraphrased from the archives in http://images.library.pitt.edu.

Success and Failure in Urban Planning

western Europe built.8 Nowadays we realized that Singapore served as a laboratory where the most promising ingredients were only able to produce “insipidness and sterility”. One of the most drastic transformations was an amendment to the Land Acquisition Law, which empowered Singapore’s government to obtain any land that they thought necessary in benefit of the growth of the nation. Back then, most of the land that was acquired belong to people with low income also called informal settlements. With this law in process during 1965 and 1988, 1,200 sites were reclaimed and 27,000 families were moved (around one third of the whole country). During 1960, the Housing and Development Board (HDB) was leading this project. The HDB started to build colossal apartment buildings with a poor architectural qualities, or as Koolhaas names it “military formations”. By 1974, almost 43% of the population lived in HDB flats an towards 1989 it increased to 87%. 8 (Koolhaas, 2010) P.19

Success and Failure in Urban Planning

HONG KONG: HOUSING SITUATION

The extrapolated version of Singapore. The dream land for housing companies.

Success and Failure in Urban Planning

The images on the left from left to right: 1. Old Packard Factory 2. Abandoned public school

Source: Previous page, Michael Wolf. Source: (Jayne, 2013) and (Thomas Hawk, 2004).

Surprisingly, in an unseen event, in 1985 the HDB recognized that during the first stage of the program, the urgency that arouse in order to find a solution to the lack of housing, didn’t leave time for research. Pragmatism prevailed.9 Sadly, this statement came too late, when the outcome was already a collection of impersonal spaces, agriculture replaced by blocks of apartments, and a new and unrecognizable capital.10 Mwanza’s City’s government, similar to Singapore, also owns the land however, to relocate residents has resulted in very expensive costs for the city. Only during 2004 a project called “3,500 Surveyed” was launched, where 14,734 plots were relocated resulting in compensations costs of 6 billion TZS ( 3,543,000. 00 USD) and were only 86.6% have been payed so far. Despite of the high costs that relocation brings it is essential to consider the result that the urban renewal brings. With this thought in mind we can ponder in the idea that 9 (Koolhaas, 2010) P.23 10 (Koolhaas, 2010) P.33

Success and Failure in Urban Planning

Koolhaas quotes in his book, Singapore’s Songlines, from the Japanese architect Maki Fumihiko: “The urban designers are attracted to the mega structure because it offers a legitimate manner of grouping functions, however if the mega structure becomes rapidly obsolete, it would be a great load over the shoulders of the urban society.”11 What must be taken from Maki’s statement is that, indeed we must question if Mwanza is ready to cope with the expenses that these mega structures bring.

Detroit’s Decline In a further continent a second example illustrates a city in decay due to the high costs that originate from maintaining its infrastructure without the help of its citizens. Detroit, a city located in Michigan, USA, is now described as a ghost city, a land of no one. It all started when Henry Ford founded his well-known car industry in 1903; little he knew about the impact that it 11 (Koolhaas, 2010) P.46

Success and Failure in Urban Planning

The page on the right shows: 1. Abandoned Packard Automobile Factory. The image shows a series of buildings in state of decay. 2. Skyway behavior. Singapore has become a country which has based its cultural develop in unpleasant rules for its citizens. 3. Subway behavior. Singapore now prohibits to carry a local fruit, durian, into the subway.

The page following to it shows:

1. Construction works in Singapore. A massive change going on the bay of the city. Source: Albert Duce Right. OCBC, (Honeywell, 2012) , last two, self archive.

would bring to the city of Detroit. It was during this year that several car industries such as Dodge, Packard and Chrysler established themselves as automotive pioneers. In no time the city became the epicenter of the worldâ&#x20AC;&#x2122;s car industry. Following the creation of the car industry, in the next couple of decades president Roosevelt saw an opportunity for profit in the United States by building roads. The Interstate System turned out to be a very expensive project that played an important role on the shaping of American cities; however, along with the car industry it also brought a multitude of jobs for the US residents. Due to the migration of rural to urban areas Detroit found itself among the fourth largest cities in the United States where workers form the South of US migrated to this city looking for job opportunities. During the following years Detroit grew in its economy and population, allowing it to take an important role during the World War II. Nonetheless, this thriving economy did

Success and Failure in Urban Planning

not last forever and during 1970 and 1980 Detroit started to face some challenges; however it was until 2001 that it experienced a fast recession in its economy and its population. This ongoing decline has left the city with notably urban decay , empty homes, apartment and commercial buildings. This has also provoked infrastructure problems as it has become very expensive for the municipality to provide services to the barely populated areas. In 2006 the interest rates started to rise and the financial problems increased. The voids that have been left in the city intensified the economic crisis when owners werenâ&#x20AC;&#x2122;t able to pay the corresponding taxes to the city. Finally in July 2013 the city file for bankruptcy making it the largest US city to do this. Being Singapore and Detroit two cities in different spatial and time frames they provide a good example of the inability that we posses to build our cities. Detroit was built by investing in a single industry that generated great amounts of jobs; it was able to grow in population and at a fast rate due to its proliferating economy, however it

Success and Failure in Urban Planning

was the same economy that tore it down.

A Nordic approach

Singapore, in the other hand, has been able to produce in 50 years what no other undeveloped country has been capable to accomplish. It has established English as the first language in schools, and a series of apparently innocuous prohibitions that have eradicated any trace of the previous Malay culture.

Nowadays, Denmark, Norway, Sweden, Netherlands and Finland are performing changes in their urban planning policies that have allowed them to transform their cities from the inside out. From bike lanes to clean technologies, from housing to waste management, the Nordics seem to be preparing for the demands that our future brings. Therefore, I consider valuable to take a second point of view and examine the way their urban planning is nowadays performed. Therefore, and because this thesis derives from a project were Finland is participating actively, it is worthy to analyze the kind of urban planning methods that Finland is following in order to achieve such standards.

Now, with the acquired status of developed country we should question if Singapore would be able to preserve its pace, or if it is doomed to repeat Detroitâ&#x20AC;&#x2122;s history? Overall, architects and urban planners should be conscious that the renewal or development of cities should not reside in a single catalyzer; this being monetary or a focus in a single branch of jobs, as it will condemn the city to its fast collapse. The change in the city must be done from the bottom up rather than imposed; otherwise the life and identity of them will be put at great risk.

In recent years Finland, a 5 million-inhabitant country has been recognized, in several articles, as a country that has the best city to live in. These articles analyze several aspects that make a city livable, those being: spatial characteristics, stability, healthcare, education, infrastructure, culture and environment. Overall Helsinki, the capital, has

Success and Failure in Urban Planning

become a remarkable example on how cities are capable of transforming from the inside out. It is important to consider that this title doesn’t come easy; it requires a lot of backstage effort. With only 100 years after its independence Finland has succeeded to build its society and cities with a neat dedication. Exceeding in urban policies and transparency in its government, it has managed to perform key changes in its urban planning development. Perhaps the sense of urgency came after the Second World War when there was an acute need of homes for everyone.12

ties conducted on them in such a way that creates the preconditions for a favorable living environment • Promoting ecologically, socially and culturally sustainable development • Ensuring that everyone has the right to participate in the preparation of related matters • Ensuring the high quality and interactivity of planning, the diversity of expertise, and the openness of communications13

• Organizing the use of land areas and building activi-

These four goals, although general, provide an understanding of the country’s priorities. In this case, there is a priority for creating a sustainable and equal quality of living where everyone is entitle to participate. It is worthy to notice that these goals are a result of the challenges that western cities have endured in the past decades. In other words, the industrial world, the Fordism, the oil boom, suburbia, and the model of a hierarchical state, have left problematic forms of urbanism which urged cities to change paradigms. Consequently, Finland has taken the road towards a more sustainable urban planning, that will

12 See next page for explanation

13 (Ministry of the Environment, 2014) Legislation on land use and building.

In first instance, it is necessary to state that the regulations in urban planning in Finland come from two main documents: the Land Use and Building Act (LUBA) and the Land Use and Building Decree (LUBD). Overall these documents contain specific objectives to be achieved by the country:

Success and Failure in Urban Planning

THE SENSE OF URGENCY: FINLAND AFTER THE WORLD WAR II The purpose of government-subsidized social housing production is to enable everyone to have a safe home at reasonable cost. The quality of construction and local planning has been important from the start, and housing design has been advanced for instance through design competitions. The immediate predecessor of ARA, the housing production advisory board or Arava, was set up towards the end of the post-war reconstruction era, in 1949. The Second World War radically changed the situation in Finland in all areas of life. More than 100,000 homes had been lost, either destroyed in bombings or left on the other side of the border in territorial concessions. The re-housing of evacuees from ceded territories in Karelia and on the Hankoniemi headland caused an urgent and massive need for housing: more than 400,000 people were evacuated from these areas. There was a shortage of energy, housing and construction materials. Several bodies pitched in to help house the evacuees and soldiers returning from the front. The central government assumed a central role in organization and legislation; other bodies involved were various NGOs, businesses and also private individuals. With a collaborative effort and careful planning, Finland managed to conquer the massive challenge of post-war reconstruction, maintaining a high level of quality in construction despite the urgency and shortage of materials. As the worst shortages were overcome at the end of the 1940s, some of the tightest rationing regulations could be relaxed. Throughout almost all of the 1940s, the leading building authority in Finland was the Board of Communications and Public Works, Kymro. Principally, migrants were relocated to rural areas. However, many people had found their way into urban areas, where the housing situation remained cat-

astrophically bad. Cities and towns had an influx of 400,000 new residents, yet only 50,000 new homes had been built; moreover, some of the existing building stock had been destroyed in the war. The focus in new housing construction went from rural to urban in 1949 when Kymro was disbanded and a new agency, Arava, was set up to manage housing construction â&#x20AC;&#x201C; temporarily, as it was then thought. Arava was charged with the task of granting loans at low interest rates for housing construction and for administering a system of tax rebates. Loans were granted to local authorities, developers and private builders. Arava was intended to improve the potential of the low-income segment of the population in particular to acquire a home of their own. One third of the housing built in Finland in the 1950s was built on Arava loans. This housing stock included both high-rise buildings and single-family homes. Arava apartments were built to a high standard: they had a WC and central heating, and often a balcony too. A significant migration from rural to urban areas began in the 1960s and continued for some two decades. The volume of new construction increased year on year, peaking in the early 1970s. The percentage of homes funded with Arava loans out of all new construction, and the percentage of Arava homes out of all rental housing, increased steadily. Some 600,000 new homes were built in the 1960s and 1970s combined, amounting to about 25% of Finlandâ&#x20AC;&#x2122;s present-day housing stock. Source: Extract of the ARA Asunto 2049 - Design competition for students abstract. www.ara.fi/ara-asunto2049

Success and Failure in Urban Planning

The map on the right shows the Regional Plan for Pirkanmaa. The regional plan lays down governments objectives and nation wide need for land use. After, all regional plans (12 regions) together form the national plan. This regional plan doesn’t need to consider landownership.

Source: Personal Archive.

allow the wise use of resources and will enable to create “cities for people”. Based on LUBA and LUBD, the National Building Code of Finland (NBCoF) contains regulations and instructions on how to carry on things. Then, based on the NBCoF and perhaps the most interesting due to its accuracy, comes the Regulation in urban plans; this is comprehended by Regional, Master and Detail plan. Although this is an easy method to organize authority in the urban planning process, not every country makes it as available as Finland, and this is one of the key points in the country’s success in urban planning. For example, during 1999, an important change was made on the approval matters; the Regional Plan would be now guided by the National Land use objectives and the Master plan would be approved by the city council and not by the national government. This initiative granted the ability to the local government to take action into the matters they knew the best. It also removed any unnecessary bureaucracy and approvals that normally hinder the urban planning.

Success and Failure in Urban Planning

Referring to Mwanza the situation is different. A municipal master plan has to go through several stages in order to be approved. First the city council approves it and then the plan is submitted to the regional government to be scrutinized. After the regional plan has endorsed it, then it is submitted to the Central government for approval. Strictly speaking, the city has the opportunity to design the plan, however, the approval will come from the National government, leaving the municipality at the expense of others decisions. The strategy of granting municipalities the authority of their urban planning increases the city’s control over the decisions made; it also means there is a better estimation of the city’s needs, as the plans can be based on sufficient studies and reports that asses the environmental impact of implanting such plan, including socio-economic, social, cultural and any other effects that these may originate. With a centralized government, this is something that is usually unforeseen and poorly taken care of, condemning the municipalities to bad urban strategies.

Success and Failure in Urban Planning

The local master plan lays down the general principles of land use in the municipality. The purpose of the plan is to reconcile the demands of various functions, such as traffic, housing, workplace areas and industry. It can be done to the whole city or to a smaller area (component master plan). Master plan can only be drawn by municipality and also shows the city’s interests on buying new land. Since the Master Plan provides right to purchase the land, by doing this it is a way to legally bind the interests. The next page from up to down: 1. City Master Plan for the city of Tampere, Finland. The fifth master plan was approved 1998. Center area and large green area still separated. This plan took very long for approval time due to the legislation change during the process. The appeals took a very long time and finally the plan was legally enforce in 2003. 2. Component of Master Plan for the city of Tampere, Finland

Source: Personal archive.

As mentioned previously, the transformation that Finland has gone through has been from the inside out, meaning that the most significant changes are being done in urban planning policies, instead of drastically changing the culture. Nonetheless, urban planners, architects, politicians and residents normally underestimate the power of legislation. Also, its important to keep in mind that these modifications are based on the sustainable goals that Finland wants to achieved. For example, the decision of introducing the tram in Tampere city has recently been approved by the local government, a €250M project for a population of 280,00014. A second example is the decision to create a €180M tunnel that will embrace the traffic that nowadays a highway intakes. This will clear the waterfront and make it possible to expand to the north part of the city, thus creating a new area that will host housing and commercial blocks. These are ambitious proposals considering the amount of inhabitants, however, they play a key role in the future of Tampere, a more sustainable future with better transport 14 (City of Tampere, 2014) Tampere City Tramway Brochure.

Success and Failure in Urban Planning

and a compressed city structure. Through this process what has been beneficial is the participation of all interests groups and individuals in telling their opinion about the future of the plan. It is needed to mention that these opinions are taking seriously as individuals have the right to appeal against the council’s approval decision, the Administrative court and/or the Supreme Administrative court. This way of working ensures that the local demands are addressed and allows culture to transform at its own pace securing a sustainable future. So when a culture acknowledges that they are able to change there surroundings by constant participation and educated decisions, it is more probable that the city will grow up on paths that will allow equality to scatter. Nonetheless, it requires an audacious act from the municipal authorities to ensure that every stakeholder is involved in such process. As Edelman indicates, in his research Urban Design Management, as we allow stake-

Success and Failure in Urban Planning

The local detailed plan determines the purpose of use of a certain area and the building principles to be followed such as the number of floors, purpose of use, building rights and surface materials. The next page from up to down: 1. General Plan for the city of Tampere 1994 2. General Plan Strategy for the city of Tampere 2014 It is important to notice the difference between these two. The first one refers to a very rigid urban plan while the one made on 2014 is a strategy that leaves more flexibility to the development. Peter Bishop, executive chief of the London Development Agency, believes that nowadays the ownership and functions are blurring within the urban domain. The more our cities become bigger the more there is a need to diffuse the power in a city in order to influence it. The dissemination of authority into a more collaborative approach might result into a more effective way of planning our cities. Source: Personal Archive.

holders to be engaged in the production of the build environment we increase the satisfaction of each group and we are able to produce a more sustainable development. The purpose of an integrative development is to create value and acknowledge the concerns and interests of the stakeholders, in other words, “enlightened self-interests” of the initiator of the planning activity.15 Resuming the topic on Tanzania, Mwanza, like many other cities in the world, is still dominated by a hierarchical society where decisions are made by a single managing group. Later, the decisions made by this group are passed to others to execute. Although this is a very old process in the building of our cities, it is a strategy that compromises the satisfaction of the stakeholders and the end user. During our visit to Mwanza we met with different partners which shared an interest in the urban planning of the city; these were representatives of the water and electric company, transport, housing, social affairs, and of course the city’s urban planning team. This exercise, far more 15 (Edelman. 2007) P.338

Success and Failure in Urban Planning

interesting than we expected, turned out to be the first meeting of its kind, where all shareholders were present and able to give their opinion concerning urban planning matters. During the gathering we discussed matters like the urgent need for power stations within the center area, the sewage not being used in a proper manner, the lack of collectors of solid waste, etc. By the end of the meeting we had pointed urgent matters that needed to be addressed, but most importantly we had the willingness and enthusiasm of everyone to carry the needed strategies. Lastly, the right page shows Tampere’s center urban plan from 1994 and Tampere’s center strategy 2014. What is worthy to notice in these is the level of detail that is shown in both images. The image from 1994 suggests a very strict approach to the development of the center while the image from 2014 shows flexibility and adaptability. This newer strategy fits into a more resilient model which we nowadays ask so much from cities; a city that is able to adapt to the ever changing life.

Keskustan strateginen osayleiskaava

Maankäytön vaihtoehto 1: maltillisesti kehittyvä keskusta ”malttius” 14.2.2014

! Success and Failure in Urban Planning

Conclusion During this chapter we have reviewed two kinds of perspectives: one where a change is introduce into a culture by investing great amounts of capital and where private investors play a key role. Although this process intends to influence, in a positive and fast way, the current situation of a city, it becomes an intrusive manner of doing so. Thus, by following this method there is a risk of loosing any trace of the previous culture. Singapore has been able to change thanks to a set of obnoxious prohibitions and the use of power that money provides. This approach requires a big investment in law enforcement areas and promotes a culture of shame by punishing disobedience. The authorities don’t know it yet but they are molding a society that is based on a hierarchical order; a place where the ruling of the powerful is the maximum law and that is prone to generate corruption, inequality and other kind of future problems in the society. On the other hand we went through a second perspective, where the change is made from the inside out, in

Success and Failure in Urban Planning

other words, it is a more participatory approach where citizens are allowed to express their opinion and where the urban policies are updated according to the populations needs. Because of this, it is vital to recognize which processes are more willing to work in our current society, and which also decisions would be the more resilient ones. As urban planners, architects and leaders it is our duty to create places with a sense of belonging, that strength the community and provide equality to all. This chapter started with the question: What are we asking from the city?, to which we can answer, based in Cacciari’s studies: it might be that this question, which seems so contradictory by itself, is announcing creative solutions that are not part of the history that we carry in our backs. The city is always part of contradictory questions, and trying to resolve them is just a bad utopia. Instead we need to “reshape” the city and provide solutions that can be successfully applied in to it.

The image below is a graphic example of how the stakeholders in the city of London correlate with each other. As shown, life in a democratic space of stakeholders is extremely complicated. “The purpose of an integrative development is to create value and acknowledge the concerns and interests of the stakeholders, in other words, “enlightened self-interests” of the initiator of the planning activity.” The next pages show two images, Absorbing Modernity 1914 and Absorbing Modernity 2014, taken from an interview with Rem Koolhaas, where he responded to the question “what can architecture contribute to the nation-state?” like this: “As a result of neo-liberalism or of globalization, which should have achieved the opposite, a fantastic playground for architecture assuming many more roles and many more opportunities but no, it is completely pessimistic about this. I think the explanation is that the regime of the market economy, which presumably is promoting innovation and exchange, is not doing that at all. But it is too early to come to that conclusion in general, and therefore the effect is the killing of creativity and innovation. And that is part of a much larger problem.” Source: Peter Bishop Lecture and (Edelman, 2007). Source in next page: (Oosterman & Cormier, 2014).

Success and Failure in Urban Planning

A New Perspective for Mwanza

A NEW PERSPECTIVE FOR MWANZA

A New Perspective for Mwanza

As mentioned during the introduction, this project began with the collaboration of the city of Tampere and the city of Mwanza with the intention to exchange knowledge and best practices in urban planning. In the case of Mwanza, this document will also serve as a guide to renovate Mwanza’s Central Business District Strategy for 20152035. Thus, this chapter contains the practical aspects of this work. In it, you will find some of the key areas that take part in the urban planning process which, according to Peter Bishop, are social cohesion, housing, transport, environmental impact and quality of life. In addition you will find also their current state in Mwanza and the approach taken to tackle them. However, it is important to mention that each approach is a solution based on Mwanza’s current situation and projects that have worked under similar conditions; however, the application of these will need additional studies in each one. As we discussed in the last chapter, while planning a city it is essential to consider the human factor and the economical and natural resources of a place. Therefore, the following suggestions are based on a sustainable and

A New Perspective for Mwanza

human approach; thus have been designed, in order to improve the standard of living and the quality of life of the people, through the enhancement of the basic human needs such as health, clean and safe water, housing and environment. Overall, the next analysis is based on Mwanza’s Master Plan Report 2007, Mwanza’s Central Area Redevelopment plan 1993, TzSoCR summary, The Tanzania state of the cities report 2013, and extra field notes.

The Central Business District During the plan of 1993 the central area of Mwanza comprehended from North Port along the Mirongo river to Mission street, Nyerere road and Miti Mirefu street. From Miti Mirefu the boundary join Pamba Road and runs southwards along the Central railway line, to the railway station and to North Port. The total area was 78,99 hectares (see map on the right).1 1 (Regional Town Planning Office, 1993) P.8

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WARDS POPULATION IN 2002

CBD New Boundary CBD Old Boundary Pamba 23,546 Isamillo 17,916 Nyamagana 5,851 Mirongo 5,332 Kirumba Mbugani 37,522

1: 15000

A New Perspective for Mwanza

Nowadays Mwanza is one of the fastest growing metropolis of the country with a 5.4% growth rate2, which directly impacts the city center and creates an urgency in the renovation of the plan. Therefore, due to the city’s expansion the existing CBD is outdated as the area has become too small for the current population. For this reason, an analysis was carried out in order to understand the movement of residents among the area. So, by taking data from ten years (2002-2012), it became evident that migration from rural areas to the center has increased over the last period, specially in Isamillo and Mirongo wards (see map on the right). The maps also show an increase in Mbugani, the areas adjacent to the old CBD. Due to the fact that the city’s natural boundaries are in the south, it is normal for it to continue growing up north. In addition, important landmarks exist in these areas, such as: airport, fish market and a new shopping mall.3 In the other hand the Nyamagana and Pamba wards, which were part of the old CBD didn’t show a significant 2 (Regional Town Planning Office, 1993) P.10 3 GIS information provided by the Urban Planning department of Mwanza.

A New Perspective for Mwanza

change. Some factors are that Nyamagana is surrounded by water and is also a high-class area which makes it more complicated for it to densify. Pamba ward remains the same, however it is here were most of the informal settlements reside, a possible cause, its sloping topography that makes it a “no man’s land”. Following the analysis and after several field trips, we considered important to rethink the CDB boundaries as redefining it would bring benefits in the near future. As a starter the new boundaries should extend along the waterfront, thus including public spaces, municipal offices, parks and fish market. The lake is one of Mwanza’s most emblematic features which already includes public spaces along the water front, tourism cruises and the fish industry. Furthermore, the boundaries should extend to the north-east side in order to include important public buildings, one of the main roads of the city, a considerable intake of immigrants from the rural areas, and the river, which can become the heart of the city. Reshaping the CBD along the lake will allow the growing city to settle around it. In addition the new boundary will

WARDS POPULATION IN 2012

CBD New Boundary CBD Old Boundary Pamba 23,519 Isamillo 24,220 Nyamagana 5,807 Mirongo 2,925 Kirumba 28,103 Mbugani 39,041

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comprehend, not only two wards, but six which together will host a number of important services such as: waterfront, parks, natural reserves, markets, hospitals, schools, government buildings, shopping mall and the two main roads of Mwanza. Overall, the total hectares of the new CBD will comprehend 460 Hectares.

services, housing and nature meet in the city business district. The urban environment is compact and coherent with its surroundings. The traffic and the infrastructure options merge into the city realm hence services are available for everyone. The city center is a safe and healthy place to live.

Although these boundaries represent only a physical limit to define the CBD, the next subtopics contain creative solutions regarding social cohesion, housing, transport, environmental impact and quality of life.

• The city center offers diverse services: The city center is an adaptable place for shopping and commerce. It offers a place for trade and markets. Public and cultural events attract people while the waterfront and the river provide a invigorating spaces. The city center is easily accessible by public transport, by bicycle or by car for which it is easy to find a parking space.

Mwanza’s Vision and Objectives Before deciding any strategies, it is important to define the city’s business district vision and objectives. Thus, based on the city’s planning proposals from the urban plan 1993 and Mwanza City Master Plan 2008 - 2028 the following are features that reflect the city’s vision: • The city center promotes urban life: Work, culture,

A New Perspective for Mwanza

• The city center has a vibrant public life: Pedestrians are the key players in the CBD. Walking and cycling is safe and for everyone. The markets offer a dynamic and energetic public life, while the parks and green areas in the city bring quite and peacefulness to the buoyant center.

• The city center as a leader in commerce: The city center is a place that promotes the creates jobs. It ranges from fishery, everyday commerce and business areas. The city encourages entrepreneurship and supports diversity. • The Skyline and landscape reflect the city’s best attributes: The city center is the face of the city. The Bismarck point, waterfront and the fish-market are important places that are part of the Tanzanian landscape. The market and the river are the heart of the city, where public and culture events take place. The Nyerere Road is full of thriving commerce and public spaces. On the counterpart Kenyatta Road is stocked with offices and business areas. The city center captivates people from other areas and provides a pleasant and attractive place for old residents. In second hand, its important to define the objectives that will provide direction to the planning in order for the city’s vision to be achieved. Therefore following are concrete goals for the City Center:

• Ensure suitable land for everyone: To meet and suite the increasing demand for space due to the fast growth of the city by relocating housing, farming and commerce. The dwellings become more attractive, healthy, safe and available for all residents. Suitable cooperation and interactive methods will be created for the city center’s development • Excellent and sustainable forms of transportation: Ensure and promote a vanguard public transportation for everyone. The CBD will be of easy access by all modes of transportation. Traffic within the city center will be reduced. The CBD promotes walking and cycling by offering safe sidewalks and bicycles lanes. Parking areas are easy to identify and access. • Better management of commercial areas: The land distribution allocates new spaces for commerce within the city center, in order to offering attractive spaces to promote jobs and eliminate informal commerce. • Urban structure is dense, compact and consolidated:

A New Perspective for Mwanza

The CBD promotes urban life and vitality by creating a dense urban fabric. The city center offers high-quality architecture and built environment. Real estate owners and enterprises will be expected to contribute to this. • Green areas and recreational areas are promoted and preserved: Green areas are made public. Areas are enhanced and are engaging for everyone. The maintenance of green space and public areas are in everyone’s interest. Public areas are healthy, comfortable and multi-functional. • Wellbeing and equality for all residents: The city center promotes equality by engaging all residents in activities. Housing and infrastructure are carried to all areas within the center, increasing the quality of life of all residents. • Safe city center: Strategic vigilant points will be created within the city center to offer shelter and safe places to residents. These spaces serve as meeting

A New Perspective for Mwanza

places and community points. Lighting and safe roads are created. The CBD crime rate is lowered. • Alternate forms of energy: The city center promotes sustainability by reducing waste and recycling. Regulations regarding water, electricity and waste management are modified in order to provide a better handling of these services. New forms of waste and water management are integrated within the urban realm. To conclude, the image on the right shows the concept of the city center, where there is an existing connection between the State offices and the Market, making Mirongo River the natural heart of the city. As shown, the new CBD seeks to have a walking distance everywhere, promoting pedestrians and hence, the public life. The Fish Market is also an important addition to the CBD as it currently hosts pop up stands of food and commerce. In addition it connects via the lake to the waterfront and the Bismarck Point which makes it an ideal place to develop.

The CBDâ&#x20AC;&#x2122;s Heart

Fish Market

CBD New Boundary Main Roads

Water front

Regional Comissioner Office

Mirongo River State offices EPICENTRE

Bismarck Point

Market

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A New Perspective for Mwanza

â&#x20AC;&#x153;Neighborhoods built up all at once change little physically over the years as a rule...[Residents] regret that the neighborhood has changed. Yet the fact is, physically it has changed remarkably little. People's feelings about it, rather, have changed. The neighborhood shows a strange inability to update itself, enliven itself, repair itself, or to be sought after, out of choice, by a new generation. It is dead. Actually it was dead from birth, but nobody noticed this much until the corpse began to smell.â&#x20AC;? Jane Jacobs, The Death and Life of Great American Cities

A New Perspective for Mwanza

Housing and Land Use We are currently living in an urbanized era where people are constantly shifting to the city life. This urban change has been pushed by the shortage of land, food and water supply in the rural areas; and the desertification and population growth within the urban areas. So as cities continue to spread out the environmental damage begins. However, due to the city’s decay, old buildings, congestions, and pollution, wealthier citizens started to move out to the suburbs where they can have more space for there own conveniences. However, density is a critical factor in the viability of cities, irrespective of the nation’s level of development. Anne Power, in her study At Home in the City, shows that “comparisons of land-use patterns across the world show that Europe uses on average 0.06 square kilometers per person to sustain current levels of consumption, whereas the United States uses 0.09 square kilometers per person and Bangladesh 0.002 square kilometers per person.”4 This indicates that Unit4 (Power, 2007) P.366

A New Perspective for Mwanza

ed States and Bangladesh are consuming more resources and spending more on infrastructure in order to provide equal services to all the population. While Western cities were going through a period of intense urbanization in the 50’s, the urban area started to face energy problems, congestion and bottlenecks in the land supply, until it became impossible to sustain the land-use patterns. Thus cities need to provide a good quality of life, services and home by creating density. Density generates urban exchanges and services. However, the traditional approach of tearing down bad housing is not an option as it becomes very expensive, energy intensive, waste producing a and socially polarizing. As an alternative, we can approach the situation by ‘slum upgrading’ and infill development. Therefore, the following section contains best practices and examples of sustainable approaches from Latin and North American countries, that have faced similar issues than Mwanza. In addition, the section contains a housing and land use strategy that should be taken in consider-

The following pages show the current situation in Mwanza regarding housing: 1. The images on the left show the current state of housing on the suburban areas. In there, houses are made normally from rammed earth, iron roof or thatch, wooden beams and pillars and straw padding. The first photo shows a hut from the medicine man of the village, the following four are examples of houses with daily activities motives, and the last photo shows several houses that compose a village. 2. The images in the right page show the informal settlements houses. From left to right, the first photo shows that these settlements are normally forced to locate on steep slopes prone to landslides and other risks. The next images show how people are not connected to the sewage and the wash clothes in buckets of water which later they throw in the streets. The streets are not paved and houses are close to each other, often having just a few windows for ventilation. The materials of the houses, as in the rural areas, are rammed earth or sun cooked bricks. As foundation rocks are normally found. The last images show trash and ephemeral architecture which is used as for supplies or groceries stores. Source: Personal archive.

ation for the redevelopment of the CBD. i. Current situation In 1998 Mwanza city had a total of 38,498 residential houses, however the city’s housing stock increased to 65,500 houses in 2006, out of which 75% (49,000 houses) of total stock were unplanned settlements and the rest (16,500 houses, 25%) were in the planned areas. The increase of housing stock indicates that the demand for housing has been increasing and the city development is growing rapidly due to the rapid population increase and economic growth.5 According to the city’s statistics, the growth of the unplanned settlements is incremented due to the pace of which new service plots are provided. During 2001-2006 the City Council received a total of 10,000 applications for plots for various activities, however the city was able to provide 8,0006. This clearly demonstrates the inability of the government to produce sufficient stock for the in5 Mwanza Master Plan Draft Report 2007 P.71 6 Mwanza Master Plan Draft Report 2007 P.72

creasing demand of developed plots; consequently their is a constant flourish of unplanned settlements in the city. To stop this sprawl, in 2005-2006 the City Council surveyed 9,303 plots in different locations of the city with a subsidy from the Ministry of Lands, Housing and Human Settlements Development. However, only 3,460 plots were granted to developers. Within the old boundaries of the old CBD, the housing stock is around 590 buildings in the area which range from 1 - 6 stories. Its important to mention that although there is a variation on height, most of them are single story buildings which include a commerce side. Only during 1993, a total of 55.8% of buildings in the central area show a mixed used. Meanwhile only 5.8% were pure residential . Most of these buildings have an average of 11,5 rooms, where the average size of each one is 12m2 (an average of 140m2 per building); however, the average habitable room per house is 2,8. A very low number to supply the

A New Perspective for Mwanza