Regulating informality - the influence of planning standards on long term suitability of urban settlements - the cases of Dar es Salaam/Tanzania and Durban/South Africa
Final Report Abstract
The first phase of the research analysed formally planned and informally developed settlements in Dar es Salaam, Tanzania. Aim was to find out to which extend the formal planning regulations are applied and efficient, which current development processes are going on, how these processes impact on the livelihood strategies of the residents and which land use conflicts mainly take place due to the lack of development control. Focus of the first phase was to explore current processes of land use changes, densification, the livelihood needs of the residents in terms of space and land use as well as the impact and efficiency of statutory planning regulations including land use related conflicts. Land use conflicts in residential planned areas versus the uncontrolled/unguided mixed land use development were examined and the negative effects of such developments towards the adjoining land uses, residents and the overall functionality of the settlements were studied. The 2nd phase drew on a comparison of Tanzanian and South African experience in Dar es Salaam and Durban with similar settlements which had been developed under more flexible planning legislation during the past 20 years. Summarising the comparison of urban planning to guide urban development between South Africa and Tanzania examined the need and the importance of participation and transparency in planning towards locally negotiated flexible and planning and infrastructure standards which serve also to urban poor and helps to avoid informal urban development. The inherited planning system was seen as one major obstacle to overcome, especially regarding the plot size standards and zoning concepts. These are based on stringent land use categories which are not suitable to guide the current development trends and cannot respond to the changing needs associated with the search for sources of livelihood of most residents. The research findings suggest that planning regulations should rather address mixed land uses and mechanisms to guide the ongoing processes of densification and intensification in the settlements. While small scale enterprises, including land uses such as corner shops and workshops, find ways of negotiating with the surrounding neighbours, larger uses like open air bars or the unregulated densification processes with too high a plot ratio and/or multistorey buildings without appropriate setbacks are developed without taking care of the needs of the surrounding buildings. Therefore, planning institutions should be able to focus on these changes and processes and focus the limited capacity in that field. Finding is the need to adjust the planning system and practice towards suitable regulations which are appropriate to residents´ needs and allow them to engage in different small scale income generating activities, but also to control conflicting land uses and larger constructions. For and smooth implementation of these regulations, simple, transparent and codified norms are needed which can be executed on the local level by officers and persons who are not skilled and well trained in planning related issues. In addition, there is also a need for transparent negotiation and decision making processes as part of urban planning that ensure the participation and direct involvement of the settlers. The South African experience with interim approaches may provide some guidelines about moving towards new planning legislation and standards.
Publications
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(2011): Planning Standards and Regulations versus Residents´ Livelihood Strategies - The case of Dar es Salaam/Tanzania. The University of Western Australia, Perth
Scholz, W., Baumgart, S., Kombe, W., Reudenbach, L., Maingu G., Biashara A.
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(2013): The Influence of Planning Standards on the long term Suitability of Settlements: Evidence from Dar es Salaam. In: Isocarp Review 09. Frontiers of Planning: Visionary Futures for Human Settlements, Den Hague
Scholz, W., Dayaram, T., Robinson, P. Shedrack, J.
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Colonial Planning Concept and Post-Colonial Realities. The Influence of British Planning Culture in Tanzania, South Africa and Ghana. Chapter 5, (28 S.) in: Urban Planning in Sub-Saharan Africa, Carlos Nunes Silva (Ed.) 2015 New York, Routledge. 9781317753179
Scholz, W., Dayaram, T., Robinson, P.
