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       Chapter VI: Urban Renewal in Dodoma

The Urban Renewal Plan

This is a menu of the topics on this page (click on any): THE URBAN RENEWAL PLAN Purpose and Objectives    Description of the Plan    General Observations and Recommendations   .


Purpose and Objectives

The urban renewal plan is intended to assist in the implementation process of the Master Plan. As such, it is a specific attempt to rationalize existing development in Dodoma town and to provide for its logical growth within the framework of the Future Land Use Plan. The urban renewal plan is also intended to indicate a rational reorganization of streets, housing, shopping, etc., in a manner consistent with the planning principles and policies described in this report. The basic objectives and design criteria that were followed in the urban renewal process are:

To ensure that the residential neighbourhoods in existing Dodoma are provided with the same amenities as proposed for the new communities. This includes the provision of parks, schools and commercial facilities, access to public transportation, landscaping, traffic-free pedestrian walkways and bicycle ways, and community centres and public utilities.

The design should be such that it can be implemented in a straightforward and logical manner. This means that, where possible, existing road allowances and lot lines should be retained.

In the case of demolition, every effort should be made to rehouse families within the same neighbourhood, rather than to relocate them in new areas.

Reconstruction of demolished areas should be in accordance with established planning and building regulations.

Buildings and areas of historical, sociological or architectural value should be retained and protected.

Description of the Plan

plate15 The urban renewal plan is based on the policies and framework of the Future Land Use Plan. The plan shows, however, that some modifications to the basic principles were necessary in order to minimize disruption and social upheaval in existing areas.

The main elements of the urban renewal plan are three residential neighbourhoods and an institutional area, grouped around the commercial core of existing Dodoma, which in the Future Land Use Plan is designated as a B Centre. Each of these have been specifically defined and every effort should be made to achieve homogeneity of use in each zone in the long term. In the short term, existing non-conforming uses should be permitted to remain, as long as they do not impede the main intent and function of the Plan.

Each of the residential neighbourhoods contains a clear hierarchy of roads and open spaces. The road system is not as clearly defined as in the prototypical new residential communities, but each neighbourhood contains a residential collector with a number of local residential roads and cul-de-sacs. The open space system provides a series of nodes and linkages, which interconnect the primary school sites and lead to the sub-centre and busway stops, in order to achieve this, many existing streets have been terminated and made into cul-de-sacs. Because the implementation of the plan may take some time, the timing of street closures should be programmed carefully, so as not to disrupt the general circulation of traffic.

The present open air market on the Bahi Road should be improved and expanded with the provision of standardized stalls, cold storage facilities, etc. The existing central market should be gradually phased out and the area transformed into a civic square, surrounded by commercial uses including a supermarket and community facilities.

Existing population in the renewal area is estimated to be about 14,500 persons, the bulk of which lives in the western neighbourhood. In order to achieve population densities which are similar to those in the new area (i.e. 70 to 80 persons per hectare), a population of about 17,500 is suggested as a target, with a more equitable distribution amongst the three neighbourhoods.

General Observations and Recommendations

While it was initially not a specific design criterion to link the two existing markets with a pedestrianoriented shopping street, this has become a central feature of the plan. It is, therefore, recommended that the commercial and pedestrian character of this particular street be retained as much as possible. The impact of any changes to general traffic circulation on this and adjacent streets should be closely evaluated however, before implementation.

Sectors I and II, and sectors III and IV both have a street running north-south, leading directly to and terminating at a religious building in the subcentre. It is recommended that these roads be converted to major pedestrian and bicycle routes, leading out of the residential neighbourhoods into the commercial centre.

Many existing houses cover up to 80% of their plot area. In order to provide more useful garden areas, it is recommended that new houses have not more than 50% coverage in housing groups built by government agencies, other organizations or private developers. Open space should be consolidated to make land more useful for gardening and to allow orientation of homes in a manner consistent with the provision of optimum shade.

Many existing houses are built directly onto the road allowance line. For the urban renewal area, no change in this situation is envisaged. A series of communal parking lots has been planned, so that it will not be necessary to park cars on the individual building lot. However, when houses are being rebuilt or new ones being erected, variation in building setback lines should be encouraged.

There is a substantial amount of vacant land between the Jamat Khana and the railway. In the Future Land Use Plan, this area is shown as a Sub-Centre. The urban renewal plan shows a recommended layout for this area. The allocation of properties to various institutions or agencies should be dealt with in such a way that this centre does not detract from, or compete with the function and significance of the National Capital Centre or the Sub-Centre.

When approvals are given for the construction of new buildings, care must be taken to ensure that the substructure is strong enough to permit tiling of the roof at some future date.

An essential objective of any renewal plan is to improve the character and building condition of the area under study. This can be achieved through the initiation of a rehabilitation programme of existing buildings; painting, cleanliness, neatness and pride in one's own residence.

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Copyright: Project Planning Associates Limited, Toronto, Canada, directed by Mr. Macklin Hancock and recipient "The Government of Tanzania, Capital Development Authority under the auspices of Mr. George Kahama.".