Mavoko Sub County Integrated Strategic Urban Development Plan ( ISUDP) Syokimau Zoning Sensitization meeting: Thursday 8th June 2023.Held at the Borehole/Polling station along Katani Road in Syokimau
This was a highly publicized and anticipated meeting The turn-up was reasonable but could have been better, perhaps because it was a working day.
Present In Attendance were the following:
1. The Mavoko Sub County Planning Team led by Mr Anthony Wambua, the Sub County Physical Planner.
2. The SRA Office was represented by Messrs. John Mutinda, the Chair, Godwin Manyengo, the Hon. Secretary and Mr. Michael Wachira the office admin, and Mrs Eunice Musyoki
3. Many court leaders representing the various courts were also present.
4. The Area Chief, Mr. David Kilonzo was also present.
The team from the Subcounty Planning office Confirmed that the zoning document was approved by the Machakos County Assembly on 31st May 2022, during the reign of H.E. Alfred Mutua, as the governor.
After the passing/approval by the County Assembly, the governor was expected to sign it into law, but he didn’t. The good news is that the law is clear that after six (6) months, from the passing by the Assembly which ended on 31st January 2023, the document automatically became law.
This document is available online on the Machakos County website. It is a Ten (10) Year Plan from 2020 -2030.
The meeting was informed and taken through the three categories of zoning as marked in the document with various colours, namely:
- Low Density: A land coverage of 65% of the entire Syokimau Estate. In this category what’s permitted is one family unit per plot 1/8 acre 50×100. The height is Ground Floor + One more floor ( hence a bungalow and a maisonette
- Medium Density: Just like under Low Density above. However, under this category, a Maximum of four (4) units are allowed instead of one (1) as is the case with Low-Density areas. It was noted that the height remains ground plus one and there is no change in character.
- High Density: Under this category, apartments are allowed which are ground plus 5 floors without a lift. It was noted that for any application for a height beyond this, the planning office is required to seek approval from the CAA (Civil Aviation Authority) which is the authority on heights around the airports.
The Development Plan is anchored under the following Acts of Parliament:
a) The County Government Act.
b) The Physical Planning Act.
c) The Land Commission Act among others.
Development Control: Definition: This Is an instrument used by the government to control development in any given area.
Development Controls ensure that there’s compliance. The key instrument used in development planning is the Policy Document for Physical Planning 2019.
Zoning compatibility: This includes what’s permitted and compatible with a residential area and so on. Terms to note are the following:
a) Prohibited/Not permitted
Below are things that are incompatible with a residential area and hence not permitted and therefore prohibited:
i) Heavy Commercial Industry
iii) Sewer Plant etc.
i) Residential-cum-Commercial I.e. a building that has Ground Floor for Business and Upper Floors for Residential is considered compatible With Residentials. This is regarding the high-density zoned areas and not the low-density areas.
i) Movie Theatres
Areas zoned for Commercials can have the developments below as compatible developments.
ii) Office Blocks
iii) Restaurants etc.
Note: Areas marked red in the zoning plan are for commercials and they extend to three (3) rows from the Main Road and are approximately 90M in length. This is mainly along Katani Road.
Change of User: This is sought and done when one wants to come up with a project which is not in line with the zoning.
Point to Note:
A request was made to the Mavoko Physical Planning office to have a memorandum of understanding with the residents, through SRA, this shall ensure that the change of user approval process involves the Court Leadership filing a ‘No Objection letter’ to be forwarded to the SRA Office, which forwards such a letter to Mavoko Physical Planning Office, for any change of user approval to be granted by Mavoko. The planner promised to consider this proposal. A case study was mentioned as the current understanding between NEMA and the SRA Office which has reduced litigations in a big way.
Chairman Syokimau Residents Association