Formal Planning Regulations versus the Need of Residents: The Case of Dar es Salaam/Tanzania

Abstract

In Sub-Saharan Africa urbanization is progressing at a rate unprecedented in human history. In most countries, the state is not in a position to apply a responsive legal framework and to mobilize adequate resources to guide urbanization. A major obstacle are the outdated legal framework and the inappropriate planning concepts inherited from colonial governments which often contradict post-colonial policies and are unsuitable to respond to rapid urban growth. The chronic underperformance of the public sector vis-à-vis rapid urban growth caused a large cumulative backlog in the provision of building land and basic services. In addition, uncontrolled informal urbanization has often caused dysfunctional settlement lay-outs and urban structures. In Dar es Salaam, Tanzania informal settlements cover more than 70% of the city area because the statutory system cannot provide sufficient building land and settlers have to find plots on the informal land market. It shows the need for a new approach to statutory planning in order to guide urban development effectively, to create more functional settlements, to assist the urban poor to access affordable plots with basic services, and to release financial assets for the urban economy. The paper will present results of a joint research analyzing empirically factors that determine space standards and land use in prevalent types of formally planned and informal settlements in Dar es Salaam. Goal is to identify parameters to ascertain the long-term suitability of settlements, understood as being functional and flexible to respond to future demands reflecting from socio-economic development. At the centre of the research are the livelihood strategies of the residents. The overall aim is to evolve a responsive framework for statutory planning including spatial standards for settlements that reflect the current reality of urbanization under poverty while addressing future needs. Main actors will be local leaders and the community to ensure sustainable planning.