Relationship Between Planned and Unplanned Land Uses and Their Implications on Future Development. a Case Study of Industrial Division in Mbale Municipality

7/28/2019 Relationship Between Planned and Unplanned Land Uses and Their Implications on Future Development. a Case Study of Industrial Division in Mbale Munici

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THE RELATIONSHIP BETWEEN PLANNED AND

UNPLANNED LANDUSES AND THEIR IMPLICATIONS

ON FUTURE DEVELOPMENT OF MBALE

MUNICUPALITY: ACASE STUDY OF INDUSTRIAL

DIVISION

BY

NAMBASSI MOSES CHARLES

09/U/ 19248

A DISSERTATION SUBMITED TO THEDEPARTMENT OF

GEOGRAPHY, GEOINFORMATICS AND CLIMATIC SCIENCES

IN PARTIAL FULFILMENT OF THE REQUIREMENT FOR THE

AWARD OF THE DEGREE OF BACHELOR OF URBAN AND

REGIONAL PLANNING OF

MAKERERE UNIVERSITY

AUGUST

2012i


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DECLARATION

To the best of my knowledge, I declare that this research project is my

original work and has never been submitted to any institution for any award.

Having understood that Makerere university rules do not encourageplagiarism, I therefore declare that any persons work used herein has been

cited, referred to and acknowledged.

Signed.............................

Student No. 09/U/19248

Date................................

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DEDICATION

I dedicate this special report to my late father Mr. Nangoye Amos, late

grandfather Mr.Nambassi Charles, my beloved mother Mrs. Nangoye Olive,

my entire family and my encouraging, kind lecturer and supervisor Mr.

Muhwezi Derek whose precious time was whole heartedly spent in order to

help me finish my first degree. I also dedicate it to the Almighty God who has

protected and blessed me.

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APPROVAL FOR SUBMISSION

This work has been prepared to completion with my full guidance as the

supervisor.

RESEARCHER : NAMBASSI MOSES CHARLES

SIGNATURE : .

DATE : .

SUPERVISOR : MR DEREK MUHWEZI

SIGNATURE : ..

DATE : .

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ACKNOWLEDGEMENT

The accomplishment of the paper required the assistance, encouragement

and guidance of many persons, friends and various departments. I would first

like to acknowledge my supervisor, Mr. Derek Muhwezi for his constructive

advice and guidance. His suggestions and comments helped me greatly to

shape my work and complete the presentation of this dissertation. Great

thanks go to Mrs. Olive Nangoye for her prayers and support, my siblings

Nafuna Loyce, Nakayenze Maliza, Ganazi Mark and Wanzira Micheal. I want

to also extend my gratitude to my relatives most especially my uncles and

aunties like Nagudi Zimulati, Olive Nambassi, and Nambassi Edward whose

financial support and parental advice made it possible for me to produce this

work on time. Finally I thank various government departments especiallyMbale Municipal staff for their valuable information. Their perspectives on

land use planning and trends of land use patterns which helped me

immensely to furnish the content of the paper.

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ABSTRACT

The study examined the conflict between planned and unplanned land uses

and their implications on future development. The main objective of this

study was to assess the impact of unplanned land use activities onurban environment (in the industrial division in Mbale municipality)

A sample of 90 respondents was purposively selected from the heads of

households and technocrats which included the planner, environmentalist

and local council chiefs. A combination of qualitative and quantitative

approaches was used in studying the phenomenon. Data was collected using

documentary review, observation, Interviews and questionnaires.

Quantitative data from the questionnaires were analyzed using Statistical

Package for Social Sciences (SPSS) and Microsoft Excel spreadsheet.

Qualitative data from Interviews and observation were analyzed descriptively

using content analysis procedure.

The study findings showed that there is a strong relationship that exists

between planned and unplanned land uses; a considerable number of people

have been attracted by social services that exist in planned areas and as aresult people have been forced to settle in environmentally sensitive areas,

the existing utility system that is the sewage system and drainage system

no longer handle the pressure exerted by the unplanned population and

hence instances of broken sewer pipes and flooding after heavy rains are

being experienced. The planned industrial area which is located near

residential houses produces a lot of pollution which continuously affects the

health of the local population. Finally the unplanned areas are characterized

by limitations like lack of tenure security and inadequate social services

which in one or way or the other scares away investors hence hindering

future development in the division.

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TABLE OF CONTENTSDECLARATION...................................................................................................i

DEDICATION.....................................................................................................ii

APPROVAL FOR SUBMISSION...........................................................................iii

ACKNOWLEDGEMENT........................................iv

ABSTRACT......................................................v

TABLE OF CONTENTS......................................................................................vi

LIST OF FIGURES.............................................................................................ix

LIST OF TABLES...............................................................................................x

LIST OF PLATES...............................................................................................xi

LIST OF MAPS.................................................................................................xii

CHAPTER ONE..................................................................................................1

INTRODUCTION TO THE STUDY........................................................................1

1.1 BACKGROUND TO THE STUDY...................................................................1

1.2 STATEMENT OF THE PROBLEM...................................................................2

1.3 OBJECTIVES OF THE STUDY.......................................................................2

1.4 RESEARCH QUESTIONS..............................................................................3

1.5 SCOPE OF THE STUDY................................................................................3

................................................................................................3

1.6 SIGNIFICANCE OF THE STUDY....................................................................4

CHAPTER TWO.................................................................................................5

LITERATURE REVIEW........................................................................................5

2.2 LAND USE PLANNING.................................................................................7CHAPTER THREE............................................................................................13

RESEARCH METHDOLOGY..............................................................................13

3.1 GENERAL OVERVIEW OF THE STUDY AREA..............................14

3.2 RESEARCH DESIGN..................................................................................16vi


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3.3 THE TARGET POPULATION.......................................................................16

3.4 SAMPLING P ROCEDURE..........................................................................16

3.5 SOURCES OF DATA..................................................................................17

3.6 METHODS OF DATA COLLECTION. ..........................................................18

3.6.1 INTERVIEW METHOD.............................................................................18

3.6.2 QUESTIONNAIRE METHOD...................................................................18

3.6.3 OBSERVATION TECHNIQUES................................................................18

3.7 DATA ANALYSIS AND PRESENTATION......................................................18

.........................................................................19

.................................................................................20

CHAPTER 4.....................................................................................................20PRESENTATION AND DISCUSSION OF RESEARCH FINDINGS.......20

4.1 LAND USES IN INDUSTRIAL DIVISION, MBALE MUNICIPALITY...20

MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE..................................21

4.1.1Residential Land Use.............................................................................23

Plate 2: Unplanned Residentials in Namatala................................................24

4.1.2 Commercial Land Use...........................................................................25

Plate 7: Some of the religious Facilities in Industrial Division; Shree Ganashay

Namh and Noor Mosque................................................................................29

4.1.6Industrial Land Use................................................................................31

4.1.7 Civic Land Use......................................................................................32

Plate 11: Administrative Offices in the Division; Industrial Division Offices and

the Land Offices Located In Indian Quarter and Malukhu..............................33

Figure 2: Change in Land Use........................................................................34

4.3 PLANNED AND UNPLANNED LAND USES AND THE FUTURE DEVELOPMENT

OF THE INDUSTRIAL DIVISION. ......................................................................36

5.1. SUMMARY AND RESEARCH FINDINGS.....................................................39

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5.4 CONCLUSION. .....................................................................................45

Bibliography...................................................................................................46

Annex 1..........................................................................................................48

1. Draft Checklist for Technocrats (Environment officer, Physical planner or

land supervisor etc).......................................................................................48

Annex 2..........................................................................................................49

2. Draft Interview guide for Parish/ ward staff and other administrators.

(These will include Parish chiefs and LCs)....................................................49

3. Questionnaire for Local Community..........................................................49

Appendix i: work plan for data collection.......................................................51

Appendix ii: budget........................................................................................52

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LIST OF FIGURES

Figure 1: A Google earth imagery showing planned and

unplanned land uses in the industrial division Error: Referencesource not found

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LIST OF TABLESTable 1: Target Population and Sampling Procedure.....................................17

Table 2: Land Coverage in the Industrial Division..........................................21

Table 3: Change in Land Use.........................................................................33

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LIST OF PLATES

Plate 1: Planned Medium Density residential In Half London.........................23

Plate 2: Unplanned Residentials in Namatala................................................24

Plate 3: Commercial Land Uses on Pallisa road, industrial division...............25

Plate 4: Commercial Activity in a Typical Unplanned Settlement of Namatala.

.......................................................................................................................26

Plate 5: Education Facilities...........................................................................26

Plate 6: Cure Childrens Hospital and the AIDS Information Center...............27

Plate 7: Some of the religious Facilities in Industrial Division; Shree Ganashay

Namh and Noor Mosque................................................................................29

Plate 8: Recreational Areas; Leisure Park, Childrens Park and Municipal

Stadium in the Industrial Division..................................................................30

Plate 9: Large Scale Agriculture Practiced In Doko And Industrial Area

Encroaching On The Road Reserve................................................................31

Plate 10: Some of the industries in the planned industrial zone of the

division, Bugisu co-operative factory and total depots located in industrial

zone...............................................................................................................32

Plate 11: Administrative Offices in the Division; Industrial Division Offices and

the Land Offices Located In Indian Quarter and Malukhu..............................33

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LIST OF MAPSMAP 1: LOCATION OF INDUSTRIAL DIVISION IN MBALE MUNICIPALITY...........15

MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE..................................21

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CHAPTER ONE

INTRODUCTION TO THE STUDY.

1.1 BACKGROUND TO THE STUDY.

From the planners point of view, land is seen as a fixed resource which

facilitates land use development. The main objectives concerning land use in

urban centers is that land should be optimally used and equally distributed

amongst the different sections of the population, but this may lead to conflict

and inefficiency of land uses, denial of access to the poor.

Jamal H. Ansari, explains that location and distribution of land use

development depends on realistic planning regulations, minimum spatial and

utility standards, transport and energy efficiency, land use patterns, above

all implementation mechanisms which are based on well thought on

investments priorities. This brings in the notion of land use planning.

The kind of land use on a given piece of land is determined by its location,

which establishes its land use potential; the land use will define the land

value, which in turns dictates potential use. This indicates a close

relationship between value and uses of land. However a conflict of potential

and social links to livelihood options could lead to illegal developments and

invasion of planned land uses trading off even land values.

In Uganda today, because of changes in land use, renewal is taking place in

piecemeal and haphazard ways with little concern to planning guidelines;

high population densities are emerging in low laying areas, leading to

overcrowding, increasing stress on existing social services and

encroachment on environmentally sensitive areas. The industrial division of

Mbale Municipality is not only characterized by industrial establishments but

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also a range of other land uses. There has been a significant encroachment

on the wetland and forest reserve amidst the congested settlement (slum),

this research assesses the impact of unplanned land use activities on urban

environment.

1.2 STATEMENT OF THE PROBLEM.

Although Mbale Municipality has a well designed land use plan/zoning plan,

both planned and unplanned land uses are greatly invading each other due

to the increasing population and the demand for housing. This has led to

changes in land use because of failure by Mbale municipality to regulate land

use activities. Urban renewal is also taking place in piecemeal and

haphazard ways with little concern to planning guidelines, population

densities emerging in low laying areas leading to overcrowding, increasingstress on existing social services and encroachment on environmentally

sensitive areas.

The industrial division is not only characterized by industrial establishments

but also a range of other land uses. The increasing competition between the

planned and unplanned land uses has had both negative and positive

implications on the future development in Mbale; it is upon this background

that this study was carried out to identify the relationship between planned

and unplanned land uses and their impacts on future development of Mbale

municipality.

1.3 OBJECTIVES OF THE STUDY.

The main objective of this study was to assess the impact of both planned

and unplanned land use activities on urban development of Mbale

municipality.

The study was further guided by the following specific objectives:

(1)To identify the current land uses in the Industrial division, Mbale

municipality.

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(2)To identify the relationships that exists between planned and unplanned

land uses in the Industrial division.

(3)To identify the impact of both planned and unplanned land use activities

on the future development of the Industrial division.

(4)To identify mitigation measures towards the negative implications ofplanned and unplanned land uses on future development.

1.4 RESEARCH QUESTIONS.

The study was guided by the following research questions:

1. What are the current land use activities taking place in Industrial division?

2. How do planned and unplanned land uses in Industrial division relate to

each other?

3. What are the implications of planned and unplanned land uses on future

development?

4. What mitigation measures can be used to curb the negative implications

of planned and unplanned land uses on future development?

1.5 SCOPE OF THE STUDY.

Thestudy had along background ranging from 1960-2012. This was because

the history of the relationship between planned and unplanned land uses in

the Industrial division of Mbale municipality dates back as far as 1960s when

the first structure plan was made and up-to-date and there is still more

literature coming up on the relationship between planned and unplannedland uses.

It was carried out in the Industrial division of Mbale municipality adjacent to

the slopes of mountain Elgon. The division lies between longitude 34

degrees 00 E and 34 degrees 15 E and latitude 0 degrees 35 N.

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The study was basically concerned with the relationship between planned

and unplanned land uses and their implications on future development of

Mbale municipality. The planned land uses emphasized included industrial

developments, residential areas, commercials and institutional

developments whereas the unplanned land uses included slum settlements.

The study was therefore limited to the land uses in industrial division,

relationship between planned and unplanned land uses, implication of

planned and unplanned land uses on future development and the mitigation

measures on how to curb the negative implications of unplanned land uses.

1.6 SIGNIFICANCE OF THE STUDY.

Land is a fixed resource which facilitates land use development.Therefore ,

the study findings are expected to provide information as baseline fordifferent stakeholders and policy makers like the government, NEMA, NGOs,

housing sector, Municipal and divisional planning committees, engineers and

environmentalists when designing development proposals within and beyond

industrial division in Mbale Municipality.

The study will provide closely whether current land use patterns in industrial

division have had a positive or negative impact on urban development.

The research findings will provide insights to policy makers for incorporating

and putting land use planning at the forefront of designing and implementing

development plans.

The research findings will also act as reference for future researchers on land

use planning and urban growth trends of Mbale Municipality as far as future

development decisions are concerned.

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CHAPTER TWO

LITERATURE REVIEW.2.1 LAND.

There are so many scholars and researchers who have written and given

various contributions as far as land, land use, values and land use change is

concerned. Like Bazaara, Muhereza and Ddungu attribute land to be a fixed

factor whose utilizations is in situ1. Most geographers, planners, surveyors

and economist argue that land should be utilized with a lot of care since it is

not increased in any form.

According to Walters (1983), in many countries, land is relatively viewed as

being an excellent store of value especially if there are no alternative

financial assets. Activity on land will depend on its value, participants

expectations regarding future process.

Gebhad et-al (2001) further states that land is used as a living environment,

but land also serves as a base to fulfill the various human needs, accordingto these human needs, three main types of functions can be defined;

Economic functions, social and ecological functions. Propriety settings of

functions vary between land owners, land tenures and the public which often

1 Bazaara, N., Muhereza, F., and Ddungu, E., 1992,A Synopsis of the Dynamics ofThe Land Question in Uganda, Centre for Basic Research, Kampala, mimeo.

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lead to high conflict potential. Example Socially, All aspects of land which

utilizes the human beings without any economic benefits will be summarized

as a social function of land. In general these functions fulfill the three basic

needs of mankind like food, living and clothing. And they fall under the

following resource use, well fare; recreation in natural areas plays an

important role in social life. The trend of current leisure activities is showing

an increase of all kinds of new and different outdoor sports activities.

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2.2LAND USE PLANNING.

Nazrul (1998), in Bangladesh states that, in order to guide development

control of land in cities and towns, there is need to take seriousness on the

master plans, structure plans, and building plans approval. He argues thatthe location of land for development is guided by master plans for that

particular area, and if the above is not taken with a lot of seriousness, there

emerges unregulated land uses regardless of the value of land.

However, Kevil p. (1993) and Dunkerly H.B (1983), argues that urban land

use in market economy is determined by the decision made by individual

firms, households and other bodies with regard to various activities in the

urban areas. He says urban land development for example in Indonesia isconducted by government and other state owned companies, private sectors

or grass root organizations.

According to Environmental policy(2001-2011) Land Use plans are meant to

apply the policy objectives and principles to specific areas and define these

in terms of the way land is to be utilized in terms of human settlements,

agriculture, nature conservation, environmental protection, socio -economic

activities, and infrastructure development. These will be in the form of maps

and written statements that clearly bring out the implications of the policies

to particular areas. And this clearly explains different types of land uses in

Makindye division though some are encroaching on the other. Therefore this

research aims at ensuring that land uses should operate in the areas where

they designated to be as per the 1994 Kampala structure plan

2.3 LAND USE AND ENVIROMENT.

Bryant (1986) notes that in most countries environmental problems involve

the impact of urbanization on resource base. He argues that these impacts

primarily from both cultural natural environmental intersections. But other

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problems are related to social issues that stem largely from the interactions

both within people and natural environment. He extends his argument that

environmental status of urban cities is based on a multiplicity of factors that

range from social, economic and natural. Therefore in an attempt to improve

environment quality must explore those components. Land use and

practices have a major impact on natural resources and the urban ecology.

2.4 URBAN LAND USE AND DEVELOPMENT.

Ely (1920), observed that people look at the trend of value in the future for

guidance in determining present value of land in most urban centers , and in

that the intended type or form of development will take place in that land. A

down ward trend of values in some localities is brought about by; over

expansion of an urban areas, decay of industries, movement of industries

among others and this in the end lowers land values.

Wand ham and wood (1925), also asserts that there is a relationship

between land values and land uses in most urban centers and that is why an

increase in the land value goes hand in hand with the existing development

taking place. They says, clearly there are high value land in many parts of

the countries, but those areas that are located far from the centre of thepopulation, much of the land is marginal and sub marginal. Therefore to

bring out the significance of this, it is necessary to consider the key aspect

like economic aspects and some other factors/ issues.

According to the NDP (2011/15), the management and administration of land

in urban centers in Uganda today is still a major challenge and will require

additional input to implement the Land Act as amended in 2009. The

complex and multiple land tenure systems have severely limited land useplanning and utilization. Presently approximately 10 per cent of the total

land area is titled.

Location and distribution of land use development depends on realistic

planning regulations, minimum spatial and utility standards, transport and

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http://en.wikipedia.org/wiki/Natural_resourceshttp://en.wikipedia.org/wiki/Natural_resources


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energy efficiency, land use patterns, above all implementation mechanisms

which are based on well thought on investments priorities. If land use

development in urban centers does not address the needs of the people,

then they will seek way outs thus unplanned land uses.

Von Thunen (1986) came up with a theory where he emphasized the role of

comparative bidding for land in determining urban land uses and the

influence of accessibility non land value. He further says that in a city with

single centre space will be used most intensively. The core and density of

use will tend to decline with increasing distance from it. These gradients may

also be observed in population densities, urban land values and employment

per acre of land.

Alonso (1960-1964) recognized the relationship between land values and

land uses. His development of the bid functions formalizes the tradeoff

between accessibility and the land cost. Each activity on land uses has a

family of bid rent curve which shows what a given activity is prepared to pay

at each site. The activity with the steeper bid rent curve captures the central

locations because they are prepared to pay more for central sites.

The bid rent concepts implies that with an increase in urban population, an

increase in the total urban income, the demand for land would increase

hence rising the bid rent throughout the urban area. This in turn would result

in each land use invading the next zone.

Litchfield (1955) says the process of and the rate of urban land use cannot

be understood only in physical growth and business development but also in

consequent changes in social organization and personality types. He further

says that the reason why particular sites and parcel of land becomes in a

particular state is because of their geographical characteristics, social,

economic and political setup as well as policies in the provision a frame work

with in which competition from existing and potential land users decide the

pattern of land use in any urban area.

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Jamah (1998) stated that there is a close economic relationship between

land use and land values, however the problem with this argument is the

inequality in the land tenure which results when supply of urban land does

not match with the demand and when such distributions in a society is

skewed under such conditions, only the rich and middle class income people

can afford serviced land through the informal market systems which are

greatly illegal.

He further identifies the land use on a piece of land is determined by its

location, which establishes its land use potential, the land use will define the

land value, which in turns dictates potential use. This indicates a close

relationship between value and uses of land.

Development pressures can lead to high rise of land values which in turn

speed land use changes.

2.5 URBAN LAND USE AND INFORMAL DEVELOPMENT.

The Wikipedia Encyclopedia (2008), says that an informal settlement, as

defined by the United Nations Agency the UN-Habitant, is a run-down area of

an urban center characterized by substandard housing and squalor and

lacking tenure security.

It is estimated by UN-HABITANT that nearly 1 billion people live in informal

settlements in the cities around the world. That is one-sixth of humanity!

Every single second, somewhere around the world, one person moves into a

slum or an informal settlement. Most of these slums are in the cities/towns of

the developing countries of the world. The annual urban growth rate in sub-

Saharan Africa is almost five percent, twice as high as in Latin America and

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Asia. It has also the world largest portion of urban residents living in informal

settlements, which today are a home to 72 percent of urban Africans citizens

representing a total of some 187 million people.

UN statistics indicate that by 2020, more than1.5 billion people will live in

slums and informal settlements without significant intervention to improve

access to water, sanitation, secure tenure and adequate housing.

Malfunctioning of the land markets and inadequate land delivery systems for

affordable land and housing in urban areas may hinder access and

consequently drive poor families to peripheral areas or to completely

inadequate sites ending up in informal and often illegal practices as defined

by urban plans and policies. In absence of the state and policies to respond

to basic needs, the poor is left with nothing but his creativity, invention and

own labour as his only resource for finding housing in the city. A range of

obstacles to access land and housing pushes large numbers of poor families

to informal and often illegal housing and land development processes.

Recent research has shown that 924 million people, or 31.6% of the worldspopulation are living under unacceptable conditions and this figure will

increase unless development agencies scale up their efforts to improve the

living conditions of current and future urban dwellers.

Today rapid urbanization and informal settlement is a global phenomenon,

the aggregate urban population far exceeds the rural population in allcontinents of the world except Africa, and to the extent rapid urbanization is

a developing countries affair, since more than half of the worlds population

lives in cities and towns of less than 500,000 people. The tradition of

providing urban versus rural estimates has masked the crisis cities are

facing. Figures for urban areas average out rich and poor, by providing a11


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single number that overlooks pockets of poverty and destitution in cities.

However, analysis of data at the intra-city level is fundamental for accurate

policy formation.

The national slum upgrading strategy and action plan (2008) states thatalthough most of the informal settlements found in the cities around the

world have their characteristics vary from geographic regions, however they

are usually inhabited by the very poor or socially disadvantaged. The same

source goes further to say that buildings in informal settlements vary from

simple shacks to permanent and well maintained structures. Most informal

settlements lack clean water, electricity, sanitation and other basic services.

2.6 LAND USE AND FUTURE DEVELOPMENT

Theoretically, land use in a given area is determined by its location which

establishes its land use potential, it is then the potential which determines

the land value, and in turn dictates economic use.

In connection to the above, Jamal H Ansari and Nathaniel von Ensiedel in

1998 argues that there is a close relationship between land use and thevalue of that particular land; but the problem here comes in the issue of

inequity in the land tenure which emerges when the supply of land does not

match with the demand and also when there is much inequality in the levels

of income where the rich and the middle income groups can afford the land

through formal markets while the poor will have to depend on informal

systems of acquiring land which is generally illegal. The formal highly

embraces land use planning as opposed to the informal. Thus this research

tries to establish the implication of planned and unplanned land use

activities on the urban environment (critically looking at the industrial

division in Mbale municipality).

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CHAPTER THREE

RESEARCH METHDOLOGY

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3.1 GENERAL OVERVIEW OF THE STUDY AREA

The industrial division is one of the divisions of Mbale municipality. Mbale

town/municipality is located in eastern Uganda and the division is adjacent to

the slopes of mountain Elgon. The division lies between longitude 34 degrees

00E, and 34 degrees 15E and latitude 0 degrees 35N and 1 degree 35 N. Theother divisions are Northern and Wanale divisions.

The industrial division is sub divided into four wards. The wards include

Namatala ward in the north, Maluku ward in the south, south central ward in

the east and Masaba ward in the west The Industrial division is bordered by

the northern division in the north, Wanale division in the east and Bungokho

sub-county in the south and west respectively. It is located 1.5km west of

mbale municipal council headquarters. The location of the division is sostrategic and has played a great role in attracting people to stay in it. This is

because of its location along mbale-Kampala high way and so is its proximity

to the CBD of Mbale municipality.

The division is inhabited by ethnic groups such as Bamasaba, Karimojong,

Sabiny and Acholi Banyole, Iteso, Bagwere, persons per sq and this is

attributed to rural-urban migration, commerce and trade and better social

services. According to the 2002 Uganda Population and Housing Census

Analytical Report (UBOS 2007), the industrial division has a total population

of 38,500 which is 19100 males and 19400 females when broken further.

The sex ratio of 98.1 males per 100 females and the land population density

is 3,354 persons per sq. Km.

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MAP 1: LOCATION OF INDUSTRIAL DIVISION IN MBALE

MUNICIPALITY.

Source: Researcher, 2012

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3.2 RESEARCH DESIGN.

The research was qualitatively and quantitavely carried out. It specifically

employed the use of research tools and instruments like direct observation,

interview method, questionnaire method, secondary data sourcing, andphotography. This facilitated the collection of information from the residents

of industrial division of Mbale.

3.3 THE TARGET POPULATION.

The target population of the study comprised of; technical staff, the local

community and opinion leaders (CBOs representatives). The study involved

both sexes in Industrial division.

The researcher also made reconnaissance surveys across all interest groups

in the area and also shared the topic with various people both male and

female to get their responses about the research problem.

3.4 SAMPLING P ROCEDURE.

The study mostly involved purposive sampling which covered the technical

persons involved in the planning process, civil servants, political leaders,

religious leaders and some members of the local community.

The above categories of individuals gave information on cases of unplanned

land use activities, the factors behind the development of unplanned land

uses, the implication of the changes in land uses on the environment and

then what it technically means as far as future development is concerned.

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Table 1: Target Population and Sampling Procedure

3.5 SOURCES OF DATA.

The information was acquired from different sources. Both secondary and

primary source of data will be used.

Primary data was acquired from different professionals like physical planner,

environment officers, land supervisors, and some heads of households in the

four parishes of the Industrial division in Mbale Municipality during the field

survey.

Secondary data constituted information that had been in existence and

written by different scholars, published and non published materials in

various libraries. Secondary data was sourced from local statues, individual

and organizational reports, journals, internet and Base map of the survey

area etc.

17

Stake holders Particulars Number Sampling

procedure

Technocrats Physical planner(1)Environmental

officer(1)

Lands supervisor(1)

Municipal

Engineer(1)

Town Agents(1)

Town Clerk(1)

6 Purposive

Political leaders Chair person Parish

ward

Local councillor(LCII)

Chairman Lc1

1 per parish 4

X3=

12

Purposive

Community Opinion leaders(10)

Tenants(25)

Households(25)

Landlords(10)

70 Purposive/

systematic

Institutions Religious leaders(1)

NEMA(1)

2 Purposive

Total 90


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3.6 METHODS OF DATA COLLECTION.

Since the major areas of interest included identifying the current land use in

the industrial division, identifying the impact of both planned and unplanned

land uses on the environment, and highlighting what it all means as far as

the Urban environment is concerned, the following methods were used to

collect the necessary information during the field study.

3.6.1 INTERVIEW METHOD.

This involved face to face interactions especially with the local council

leaders and the technical personnel so as to acquire relevant data and

information about the topic. And because of the flexibility of this method,

quick and first hand information was acquired.

3.6.2 QUESTIONNAIRE METHOD.This involved designing questions which will be sent to various expected

respondents in written form. These questionnaires are going to be

administered in different ways such as hand deliveries basing on the

population sample sizes that will be selected randomly.

3.6.3 OBSERVATION TECHNIQUES.

This method involved identifying and observing the different aspects of landuse activities that are taking place in the study areas with key emphasis on

the characteristics of the particular area of land vis--vis location.

3.7 DATA ANALYSIS AND PRESENTATION.

The data collected was analyzed and presented in review of the research

objectives. Both qualitative and quantitative data analyses were applied.

Qualitative data was analyzed through organization, compilation and was

presented as statements. Quantitative data was coded, edited and presented

in statistical tables .The researcher used frequencies, bar graphs and

percentages from the tables to make meaning full interpretations of the

data. Photographs were scanned and printed accompanied with notes to

explain the situation on ground.

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3.8 LIMITATIONS OF THE STUDY.

There are various limitations/challenges that were faced, such as:

There was a problem of collecting data such that some respondents did not

return the questioners and other didnt want to be interviewed.

There was a problem with setting up meetings and appointments with some

officials down in the field because they didnt have extra time for me.

During data collection, there were some respondents that were illiterate

(could not read and write) and the researcher had to read, interpret,

translate and fill the questionnaire which was tedious and time consuming.

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CHAPTER 4

PRESENTATION AND DISCUSSION OF RESEARCH

FINDINGS.

4.1 LAND USES IN INDUSTRIAL DIVISION, MBALE

MUNICIPALITY.

Land use simply refers to the way land is put under utilization. It can also be

looked at as any activity taking place on the piece of land. Mbale

municipality is one of the most urbanized towns in Uganda and there it has

got a lot of land uses taking place and also its one of is one of those few

towns in Uganda whose development was and is guided by land use plans.

The municipality since independence has had two structure plans for

example that of 1968 and 2008 and so the developments that exist to today

are those that were allocated in the stated structure plans above.

Land uses in industrial division have total area coverage of 74.6ha and they

include: residential, commercial, civic, recreational, agricultural and

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institutional which further is categorized into health, religious and education.

Below is a table showing land uses and how much each covers in hectares.

Table 2: Land Coverage in the Industrial Division.

Land Use Coverage in Hectares

Residential 18.6

Commercial 6.4

Agricultural 13.2

Institutional 14.8

Civic 4.7

Recreational 1.9

Forest Reserve 13.3

Lagoon 1.7

Total 74.6 Ha

MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE.

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Source: Researcher, 2012.

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4.1.1Residential Land Use.

The residential land use in industrial division covers 18.6 ha and is comprised

of medium and high density and it is both planned and unplanned as

explained below.

(a) Planned Residential Land Use.

Planned residential in industrial division are located in Indian quarters,

malukhu and some parts of half London; they are mostly medium density.

These areas are well accessed and they are provided with most social

services ranging from social infrastructure to utilities. The planned

residential areas in industrial division house the economically stable people

and also the quality of life of residents staying in these areas are quite better

compared to people staying in the unplanned areas.

Plate 1: Planned Medium Density residential In Half London.

Source: Industrial Division Field survey, 2012.

(b) Unplanned Residential Land Use.

The unplanned residential land use can be looked at in terms of the informal

settlements that exist in the division. The unplanned residential land use are

famously found in Namatala, specifically in Sisye and Kikaramoja wards, theyare mostly areas of inadequacy and low quality life. They are characterized

by lack of tenure security, inaccessibility, high crime rate, unemployment

and inadequate social facilities.

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Plate 2: Unplanned Residentials in Namatala.


Figure 1: Google Earth Imagery Showing both Planned (A) and

Unplanned (B) Residential Areas in Industrial Division.


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4.1.2 Commercial Land Use.

Commercial land use covers a total area of 6.4ha and refers to activities that

residents get involved in to generate income. Commercial activities are

categorized into formal and informal commercial activities (planned and

unplanned).

(a) Planned Commercial Land Use.

The planned commercial land uses are those activities that exist in locations

as indicated in the structure plan. They include neighborhood districts and

commercial street developments. These two combined consist of hotels,

markets, retail shops and petrol stations. The planned commercial land uses

are found in Indian quarters, Pallisa road and at Malukhu Adra.

Plate 3: Commercial Land Uses on Pallisa road, industrial

division.

Source: Industrial Division Field survey, 2012

(b) Unplanned Commercial Land Use.

The unplanned commercial activities engulfs all in the informal commercial

activities. These are mostly located in informal settlements of Namatala,

Doko and some parts of half London. The unplanned commercial activities

include activities like beer (malwa) brewing, small food kiosks locally called

toninyira, pork joints and bars. An important factor to note is that a

considerable number of people operate businesses within their houses but in

a masquerading manner that its purposely residential.

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Plate 4: Commercial Activity in a Typical Unplanned Settlement

of Namatala.

Source: Industrial division Field surveys, 2012.

4.1.3 Institutional Land Use.

The institutional land use covers a total land area of 14.8ha and is

categorized into educational, religious, administrative units and heath units.

However the survey carried out shows that apart from education which

mostly appears in planned locations, with other institutions, some are

planned whereas others are not planned as explained below.

(a) Education Institutions.

Industrial division is characterized by a number of educational institutions.They range from nursery, primary and secondary schools, most of the

schools are privately owned. However, according to the study, I carried out,

private owned schools were found to be dominating and they are mainly

established near residential houses. There were a few governments owned

schools. Some of the prominent educational facilities found in this division

include Mbale sss, Wanale view secondary school, University link high school,

Nkoma sss, Yoweri Kaguta primary school and Nabuyonga primary school.

Most of the educational facilities in industrial division are planned and they

are located in an area allocated for institutional in the structure plan of 1968.

Plate 5: Education Facilities.26


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Source: Field Survey in the Industrial Division, 2012.

(b) Health Institutions.

The health sector in industrial division is dominated by government owned

health centers which are located in planned locations. The division is

endowed with all types of health facilities ranging from health centers,

dispensaries and clinics. The division also enjoys the advantage of being

near the regional referral hospital and therefore this has helped a lot to

reduce on the problems related to inadequacy of drugs. Some of the

prominent planned health facilities in industrial division include, municipal

health center, joint clinical research center AIDS information center and cure

childrens hospital which are located in the plate below.

However, despite the fact that most of the health institutions are planned,

there are also cases of those that are unplanned and its a big characteristic

with small dispensaries and clinics. They are scattered all over the division

without formal permission and therefore considered illegal. They are mostly

operated as Conner stop over for patients where they seek immediate help

when sick. Below are some of the major health institutions in the division.

Plate 6: Cure Childrens Hospital and the AIDS Information

Center.

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(C) Religious Institutions.

The division is well endowed with religious facilities which range from

churches, mosques and Hindu temples; they are well distributed throughout

the division. Some of the religious facilities include st. Andrews cathedral,

Noor mosque and Shree Ganashay Namh temple and many others.

The religious facilities in this division dont appear in their locations by

coincidence but their location is well backed by the 1968 structure plan. Its

rather important to note that they were put there to compliment other

existing uses of residential and educational. For example the shree

Ganashay Namh temple was constructed right opposite Indian quarters so

that the Indians staying there would have an immediate place to worship

from as shown below.

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Plate 7: Some of the religious Facilities in Industrial Division;

Shree Ganashay Namh and Noor Mosque.


Its very important to note that despite the fact that most of the religious

developments are planned, a considerable number of worship places are

coming up and these are are barely planned and they are considered

informal. These in are constructed out of temporal materials and therefore

not formal. They are mostly located in informal areas of Namatala and half

london

4.1.4 Recreational Land Use.

Recreational land use can be looked at in terms of open spaces and playgrounds and it has total land coverage of 1.9ha, therefore Industrial division

has a number of open spaces and play grounds that residents at times use

for leisure and games. Most of the play grounds and open spaces are owned

and located around schools, health centers and religious institutions. Most of

the recreational facilities are located within planned land uses and therefore

there very few cases of unplanned recreational facilities. Notable

recreational or open spaces in this division include Mbale municipal stadium

which is located in Indian quarters, Mbale sss sports ground and the lions

childrens park which can be seen in the plate below

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Plate 8: Recreational Areas; Leisure Park, Childrens Park and

Municipal Stadium in the Industrial Division.


4.1.5 Agricultural Land Use.

This covers 13.2ha and mostly constitutes of urban Agriculture activities and

this is characterized by keeping animals and growing of crops. The crops

grown and animals kept are for own consumption and therefore its a small

scale activity. There are some parts of the division where large scale

agriculture is carried out for example the on the land belonging to the prison

and the rift valley. Crops grown include; maize, sugarcane, Yams, and

Banana. Maize is the main food crop grown in the zones whereas the animals

kept Include goats, sheep, and some birds like hens ad turkeys. Many

residents love practicing agriculture and as a result of this, the supply of land

for agriculture has gone low hence some residents have gone ahead and

cultivated their crops on road reserves, wetlands and even some open

spaces.

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Plate 9: Large Scale Agriculture Practiced In Doko And

Industrial Area Encroaching On The Road Reserve.


4.1.6 Industrial Land Use

Industrial land use is one of the largest land uses in this division and it offers

the highest number of employment opportunities to people staying in this

division. Industrial use is divided into planned and unplanned.

(a) Planned Industrial Land Use.

The name industrial division comes about because of the industries located

in this division. The industrial division is the official location of industries in

Mbale municipality meaning that the industrial zone was planned before its

establishment. The industrial zone has got both large and small scale

industries. Some of the industries located in the industrial zone include

African textile mills, various coffee processing plants including Bugisu

cooperative union, Rice milling plants, Timber processing plants, Mbale soap

works, Petrol depots of total and shell.

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Plate 10: Some of the industries in the planned industrial zone of

the division, Bugisu co-operative factory and total depots located in

industrial zone.


(b) Unplanned Industrial Land Use.

There are a number of small scale industries that appear outside the planned

industrial zone. These are mostly located within informal settlements or

next to them and they employ considerably a large nmber of residents. The

unplanned industrial use is comprised of small scale industries like maize

mills, coffee mills and indoor activities like sewing. They are largely loctated

in the informal settlement of Namatala and Nileon.

4.1.7 Civic Land Use.

Lastly, the other land use that is found in the division is civic this covers

4.7ha, there are a number of adminstrative offices that are located in this

division and they include Mbale district local government offices located in

Malukhu, industrial division offices and officces of private security firms.

Other adminstrative offices located in this division belong to non

governmental organisations.

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Plate 11: Administrative Offices in the Division; Industrial

Division Offices and the Land Offices Located In Indian

Quarter and Malukhu.

Source: field survey in the Industrial division, 2012.

4.2The relationship between planned and unplanned land uses

in the Industrial division.

There is strong evidence in industrial division that the planned land uses are

being invaded by unplanned land uses. Below is a table showing the number

of respondents and their corresponding answers when asked about instances

of land use change in industrial division.

Table 3: Change in Land Use.

Source:Field Data,2012.

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Percentages Response to Land Use Changes

75 Residential to Commercial

20 Commercial to Residential

5 Commercial to Industrial

100 TOTAL


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Figure 2: Change in Land Use


The survey shows that 75% of planned residential land use has been

converted to commercial land use, this includes residential that has been

converted to services like hotels and restaurants,others that have been

converted to corner shops and eventually some to bars. However its

important to note that although some the new land use may be commercial,

but some people continue staying on one part of the building whereas theresidential activity continues to take place on the other part of the building.

Therefore it does not fully become residential but it can also be called as

mixed use.

The research findings, 20% of the respondents admitted that there have

been instances of commercial to residential, however this is for the case of

complimenting the commercial that is already in place. Its important to note

that for commercial land use to be sustainable, there has to be an efficient

source of market for the goods and thats why of late there has been a

steady rise in residential development in the commrcial centers so that

people are attracted to come and stay side by side of the businesses taking

place.

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In the research findings,5% of the respodents said that there were instances

where commercial had been converted to industrial. This case happens more

in infomal settlements where people are involved more in small scale

industrial use.

Figure 3: Reasons behind land use change in the industrial

Division.


The survey results show that 80% of the sampled respondents blamed

invasion and succession of different land uses on urbanization trends which

of late are causing evictions. This is so because the more urbanized the

industrial division is becoming, the more expensive the land and cost of

living is becoming and hence invasion and succession.

The other 12% and 8% put the blame on speculations on the land demand

and inflation rates in the land market respectively.

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4.3 PLANNED AND UNPLANNED LAND USES AND THE FUTURE

DEVELOPMENT OF THE INDUSTRIAL DIVISION.

4.3.1 Planned land uses and the future development of

industrial division.

It is arguable that the way the industrial division was planned can and may

not favor future development of industrial division. This can be looked at in

many angles ranging from infrastructure and utilities to the design of the

structures.

Planned utility system is a very big determinant factor when it comes to

attracting investments and even people planning to put descent residential

buildings, however, the current sewage system is characterized bycontinuous breakdown. The town clerk says that sewage system was

established in the 1950s using the population but today the population has

exploded and therefore it cant handle the volume of sewerage hence

breaking down. Such a factor keeps scaring away investors who would want

to put up businesses like hotels that require a lot of hygiene. Not only The

existing sewage system, but other utilities like drainage system which over

floods during the rainy seasons.

The location of industries in comparison with the residential land use. The

factories found in the industrial zone are heavy and therefore they produce a

lot pollution i.e. noise and air pollution. Therefore this makes it not

compatible with other land uses, in the long run it scares away developers

who may have wanted to invest real estate or even in hotels because such

land uses require zones that are quiet with fresh air unlike whats existent at

the moment.

Besides the issue of pollution, the industrial zone was located near the Indian

quarters and malukhu which is not favorable for the poor man in terms of

cost of living. Therefore, most of the man power that works in the industries36


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walks long distances to their work place because they cant afford the

accommodation and cost of living within the immediate residential.

However, still the location of the industrial zone is still an advantage because

this may still attract investors interested in starting up factories. In this case,

it becomes so easy to tap into the available resources like power and labor.

Design of structures. The existing planned structures are so good but the

designs may not favor future development. Most of the buildings are

bungalows with weak foundations which cannot favor addition of more floor

or turning of the buildings into sky scrapers and therefore this limits the

chances of developers having space where they can put their structures in

future.

Finally the existence of many planned social services in industrial division is

a good thing, but of late, these have attracted a considerably large number

of people from the neighboring divisions and other parts of Bugisu region,

and hence an increase in the population of the division. This has led to

overcrowding within the division hence leaving little land for future

development.

4.3.2 Unplanned land uses and future development.

In a lay mans language, unplanned land uses simply refer to informal land

uses. They are land uses that come into existence without official consent

and legal procedure. In most cases, unplanned land uses do not favor or

auger well with future development and thats why in most cases they are

looked at as constraints to development.

In industrial division, unplanned areas are continuing to grow as the supply

of planned and serviced land does not match the demand in terms of

quantity, price and location. Many land owners continue to sub-divide their37


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land informally and sell it to small scale developers in an unplanned manner.

This trend if continued will put a vast amount of prime land to informality yet

it would have been sold off to large scale developers who in turn put up

reasonable businesses and investments.

The unplanned areas in industrial division are characterized by haphazardly

constructed buildings, insecurity of tenure and lack of basic services and

inadequate access. For any development to take place in an area there must

be some incentives and conditions like those explained above. Its for this

reason therefore that investors have continuously shunned the unplanned

settlements of industrial division hence slowing the economic growth of the

division.

The unplanned settlements are characterized by a shifting population which

makes it difficult and expensive to provide social services. This scenario is

very disturbing because the urban officials in industrial division can hardly

know the exact population to plan for therefore end up wasting little

resources that are present.

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CHAPTER FIVE

RECOMMENDATIONS AND CONCLUSION

5.1. SUMMARY AND RESEARCH FINDINGS

This study sought to identify the relationship between planned and

unplanned land uses and it was based on objectives like; to identify the

current land uses in industrial division, to identify the relationship between

planned and unplanned land uses, to identify the impacts of planned and

unplanned land uses to future developments, and to come up with

recommendations on how to mitigate the negative effects of planned and

unplanned land uses.

The findings of the study indicated that; technocrats, heads of house hold

and local councils were involved in the research about the relationship

between planned and unplanned land uses in industrial division.

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The land uses found in industrial division during the survey include

residential, industrial, civic, recreational, agricultural, commercial and

institutional which is sub-categorized into health, religious and education.

There are cases of land use changes as a result of invasion and succession

and this is attributed to different reasons like speculation on land demand,

inflation rates in the land market and urbanization trends leading to

evictions.

There is a strong relation between planned and unplanned land uses as

summarized by the following facts.

The current utility system is not good enough to handle the pressure exerted

by the feacal substance. The current sewage system breaks so often which is

so irritating. In relation to the sewage system is the drainage system which isso narrow and therefore when it rains heavily there is heavy flooding all over

the division.

The industrial zone produces a lot of pollution both air and noise and

therefore it is incompatible with other land uses like residential and

commercial services most especially hotels and institutions like schools and

hospitals which require a healthy and quiet environment.

Besides looking at only the constraints of industrial land use, its important to

note that it can be taken as a potential of attracting manufactures and

investors with a mind of establishing industries.,

The existing design of structures does not favor future development because

of the weak foundations. For example the current planned buildings have

weak foundations which make it difficult to add more floors or convert the

buildings to sky scrapers.

The social services located in planned residential areas have attracted big

numbers of people who have taken over prime land which would be used for

development in future.

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The unplanned land uses are characterized by problems like lack of tenure

security, inadequate social services, and inaccessibility which in most cases

scares away developers who would invest in these areas.

Lastly, the unplanned settlements are characterized by a shifting population

which makes it difficult to plan future development.

5.2. RECOMMENDATIONS.

The study came up with the following recommendations:

5.2.1.Regulations and legislationThe policy makers; politicians and the technical personnel should create

awareness amongst the residents about the existence of the bye laws,

edicts, acts and regulations through sensitization so as to channel the newcourse of challenges in the planning profession so that the gains associated

with the discipline can be appreciated by all. In areas where no planning

regulations are in place, some general land use regulations may be applied,

these may be founded on legislation such as building acts and may include

regulations for minimum parcels of land, maximum building heights etc, such

general regulations for sub-division and housing development are very

effective to control development in areas where detailed planning

regulations do not apply.

Where possible building permit control should be emphasized where by

building permits are issued. The administrative process of issuing a building

permit should include a check of development proposal against adopted

planning regulations, land use restrictions, sectoral land use provisions and

various regulations such as building bye laws including detailed regulations

for safety and quality of the constructions.

The system of building permit control should then act as a final check in the

planning control system and also ensure that any new developments are

consistent with adopted planning policies and land use regulations and

restrictions.

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5.2.2. Public participation.

The technical personnel should ensure that the relevant stakeholders most

especially the community participates in decision making. If the concerned

community is not directly engaged in their local land use control activities,

then the political decision making process will not be truly legitimate. The

public in industrial division if not involved in decision making, then theycannot influence changes to their local environment and will tend to reject

the official land use land use control procedures and turn their backs on

ensuring a sustainable local environment. More so if there is inadequate

public participation and transparency, then there is bound to be corruption

and illegal development. Therefore it is essential that the concerned

community of industrial division have a genuine opportunity to contribute to

the making of the physical development plans or proposals that affects

them.

5.2.3. Urban governance and management

Urban governance as a policy consideration is an important sphere due to

the growing social and environmental conflicts in urban systems in industrial

division whereas earliest urban policy and planning used to be the privilege

of political decision makers and technocrats. It is generally recognized that

the solution to urban social and environmental challenges requires the

participation of social groups and their organizations.

In order to achieve sustainable governance, urban local communities in

industrial division need to be involved in the planning process moving from

technocratic to socio-critic planning. Massive education and inclusion in

decision making is a requirement for sustainable urban development.

5.2.4.Creating an Efficient Land Use Plan

The physical planning department of industrial division should embark on

creating an efficient land use plan within new urban developments and

keeping in mind the existing land use patterns and transportation networks.

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Its very important that the physical planning department integrates the new

developments into existing urban fabric of industrial division.

5.2.5. Coming up with a Framework of Ensuring That Land and

Housing Prices are Affordable.

The policy makers in conjunction with opinion leaders should come up with a

framework of ensuring that land and housing prices are within the ability of

all sections to pay for them, by balancing supply to demand. This can be

achieved through preparation of a land budget, to assess how much land

needs to be developed over 10-15 years based on population growth

estimates and other trends such as employment and transportation in all

corners of industrial division.

5.2.6. Destruction of what is considered to be Illegal byAuthorities.

The researcher also recommends that authorities should destroy what is

illegal. This will teach residents a lesson and therefore it will discourage

those with plans of utilizing the restricted or environmentally sensitive land.

5.2.7.Create a Conducive Political Atmosphere

Finally, politicians and the community of Industrial Division should create a

conducive political atmosphere for the officials of the authority to effectively

and efficiently perform /exercise their statutory roles and functions in the

built environment. More so, there is need to conceptualize an effective and

sustainable programmes to sensitize the residents, developers and other

stakeholders in the building industry on the need for development control

that would implicitly and explicitly involve the public in the monitoring of the

built environment in order to create a conducive and harmoniousenvironment for bringing and recreating

5.3 Areas for further research.

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The result of this study shows that the relationship between planned and

unplanned land uses is not very easy to measure. Thus, it should be of

interest to investigate further on the extent or percentage of the structure

plan that was implemented and what really stops physical planning from

fully working in Mbale municipality. Lastly keen consideration has to been

given to physical planning related programmes to find out how efficient they

are and what should really be done to see that they are successful.

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5.4 CONCLUSION.

The occurrence of planned and unplanned land uses is a very common

phenomenon and thats why these two move hand in hand. The relationship

that exists between planned and unplanned land uses is strong, and this is

due to the change in land use; from residential to commercial, commercial to

residential and from commercial to industrial. The research findings reveal

that there are different land uses in the Industrial Division of Mbale these

included recreational, agricultural, forest reserve, residential both high and

medium density, institutional, commercial ,civic and industrial.

For the planned and unplanned land uses and the future development of

industrial division, it is worth to note that the way the industrial division was

planned may or may not favor development. The unplanned areas are

continuing to grow as the supply of planned and serviced land does not

match the demand in terms of quantity, price and location. Therefore the

occurrence of unplanned land uses is difficult to stop. Finally, to curb or

reduce the impacts of planned and unplanned land uses on future

development, measures like urban governance and management, public

participation, efficient land use planning and destruction of illegal

development have to be put into consideration.

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Annex 1.

1. Draft Checklist for Technocrats (Environment officer, Physical planner or

land supervisor etc)

What are the major land uses in the Industrial division, Mbale

municipality?

In your own observation, how do planned and unplanned land uses in

the Industrial division relate to each other? Any instances of invasion

and Succession?

Is there any reason to the above relationship?

What is the impact of planned and unplanned land use activities on the

urban environment- Mbale municipality?

What is the impact of planned and unplanned land use activities on the

community leaving in Industrial zone?

In which ways can the current changes in land use activities having

negative impacts on the urban environment be mitigated?

Any other fac

Documents

Relationship Between Planned and Unplanned Land Uses and Their Implications on Future Development. a Case Study of Industrial Division in Mbale Municipality