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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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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.
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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.
Source: Industrial Division Field survey, 2012.
Figure 1: Google Earth Imagery Showing both Planned (A) and
Unplanned (B) Residential Areas in Industrial Division.
Source: Industrial Division Field survey, 2012.
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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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Source: Field Survey in the Industrial Division, 2012.
(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.
Source: Field Survey in the Industrial Division, 2012.
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.
Source: Field Survey in the Industrial Division, 2012.
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.
Source: Field Survey in the Industrial Division, 2012.
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.
Source: Field Survey in the Industrial Division, 2012.
(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
Source:Field Data,2012.
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.
Source:Field Data,2012.
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