MAVOKO ISUDP Final Report

REPUBLIC OF KENYA
COUNTY GOVERNMENT OF MACHAKOS
FINAL REPORT
MAVOKO MUNICIPALITY
INTEGRATED STRATEGIC URBAN

DEVELOPMENT PLAN ISUDP,(2020-2030)
MARCH 2020
Mavoko Municipality
Integrated Strategic Urban Development Plan 2020-2030
MAVOKO MUNICIPALITY
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Mavoko Municipality
FOREWORD
I am delighted to introduce the Mavoko Municipality Integrated Strategic Urban Development Plan
2020-2030 (ISUDP), whose aim is to provide a road map on how the Municipality should develop. This
is the first all-inclusive spatial plan for the Municipality whose timing is critical given the rapid
urbanisation coupled with many development needs and challenges that need to be addressed in a logic
way so that Mavoko can achieve its growth potential as envisaged by my Government of developing it
as a key industrial, commercial, residential hub. Mavoko is well served by major infrastructure services
such as the Nairobi -Mombasa Highway, the Standard Gauge Railway, Nairobi- Namanga Road and
Jomo Kenyatta International Airport which makes its an attractive place to investors and residents.
I am glad to note that this plan has been prepared in a participatory way taking into account the inputs
of various stakeholders whose role in the execution of the proposals are essential. Mavoko’s population
is projected to reach 617,403 people by 2030 and this will have a major impact on the Municipality’s
development agenda. However, most of the urbanisation has been happening in the peri-urban areas
where barely little planning takes place. These areas are also characterised by piecemeal and disjointed
subdivision coupled with haphazard change of user consistently distort urban planning process. In
addition, due to an absence of local ISUDP to guide and manage this sprawl, the Municipality is
suffering from uncoordinated growth, land use conflicts, inadequate basic infrastructure facilities and
services, poor housing, and loss of rich agricultural land among other challenges.
In order to cope with this scenario, the County therefore is expected to commit resources to guide and
manage the urbanisation and growth in a more efficient manner. The increased population needs to be
accommodated in a suitable environment, with ease of movement, adequate physical and social
infrastructure and employment opportunities. This plan is prepared within Kenya’s global
commitments and existing policy and legal framework which include inter-alia, global commitments for
sustainable development, Kenya’s Vision 2030, Constitution of Kenya (2010), County Government Act
(2012), Urban Areas and Cities Act (2011), Physical Planning and Land Use (Act 2019) and other
applicable statutes which forms the legislative framework within which the County will be able to
implement this ISUDP. It therefore gives the County necessary tools to address the current
development challenges.
The plan has taken into cognizance the many opportunities and resource potentials that the
Municipality has and needs to exploit when addressing its development needs, while ensuring that the
resources are sustainably utilised. Implementation of the plan will therefore enable the County not only
to improve service delivery but also direct development to the most appropriate locations. Sectoral
programmes and projects form key components of the plan, whose objective is to ensure integration
and co-ordination of development priorities.
Institutionalising the County Planning Unit (CPU) as provided under Clause 105 of the County
Government Act (2012), will ensure consistency across the entire planning and implementation cycles.
In the end, sectoral strategies will be implemented within a spatial framework and in turn reflect the
socio-economic analysis across the entire Municipality. The plan has also identified several action areas
and quick-win projects, which are to be implemented within the first year of the project cycle, hence
ensuring fast tracking of the implementation of the identified priorities hence set pace for realisation of
the medium and long-term projects.
My administration acknowledges with appreciation the financial support of the World Bank, in
preparing this plan. I recommend the National Government through the Ministry the Ministry of
Transport, Infrastructure, Public Works, Housing and Urban Development; Directorate of Nairobi
Metropolitan Development for providing the technical and supervisory role. The County Department
of Land Housing and Physical Planning led by CECM Evelyne Mutie and her staff technical team lead
by Chief Officer Ms Mwikali Muthoka, Dissent Ingati the Municipality Planner and other county team
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Mavoko Municipality
members drawn from other departments, have played a pivotal role in directing the planning process
ending to completion of this ISUDP.
I also appreciate the efforts of other stakeholders, including professional bodies; resident associations;
business community; community-based organisations; and the Wananchi, for their engagement and
valuable inputs during various stages of the plan preparation. My government pledges to ensure that
during the course of implementation of this plan, it will continue to involve and collaborate with all
stakeholders to achieve its full realization. It is hoped that the implementation of the plan will produce
positive changes and improvements in our people lives.
I welcome all to support this noble course in realizing the vision of this plan.
Hon. Alfred Mutua

H.E. The Governor
County Government of Machakos
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Mavoko Municipality
CERTIFICATION
This Plan has been prepared and published as per requirements of the Physical and Land Use Act of
2019
…………………………………………..
……………………… ………………………..
Signed Date
Registered Physical Planner
…………………………………………..
……………………… ………………………..
Signed Date
County Director of Physical and Land Use Planning
…………………………………………..
……………………… ………………………..
Signed Date
CEC in charge of Physical and Land Use Planning
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Mavoko Municipality
APPROVAL
This Plan has been approved as per requirements of the County Governments Act No. 17 of 2012
…………………………………………..
……………………… ………………………..
Signed Date
County Assembly Speaker
…………………………………………..
……………………… ………………………..
Signed Date
Governor
Approved Plan
No…………………………………………………………………………...…………….
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Mavoko Municipality
ACKNOWLEDGEMENT
The County Government of Machakos wishes to thank all who have played a crucial role in ensuring
the successful completion of the preparation process of this Integrated Strategic Urban Development
Plan – later known as the ISUDP. We thank VisionRI Connexion Services Pvt Ltd. (VisionRI), the
consultant awarded the assignment by the Ministry of Transport, Infrastructure, Housing, Urban
Development and Public works (MoTIHUD&PW).
We acknowledge the technical support provided by Nairobi Metropolitan Service Improvement
(NaMSIP) Team lead, Eng. Benjamin Njenga (Director); Plan. Ann Mugo (Project Supervisor); and Dr.
Anthony Moire (Deputy Project Supervisor); and all team members.
We express our gratitude to the County Government of Machakos Technical Working Group under
the able leadership of Ms. Mwikali Muthoka (Chief Officer, Lands, Physical Planning and Urban
Development), Dissent Ingati (Mavoko Sub County Physical Planner) and all Technical Working
Group members for their role throughout the preparation process of the plan.
We specially thank all the respondents we came in to contact with including the Municipal Board,
different State and County Departments and Agency members, who patiently met the members of the
study team, and provided useful information that was essential in carrying out this planning exercise.
The VisionRI team was led by Plan. Requito Bellosillo (Team Leader); Plan. Paul G. Chege (Deputy
Team Leader); and Mr. Jitender Pal Singh Economist/Business Analyst. The Cluster Planning Team
members included: John Mbau, Daniel Kabiru, Mr. Anthony Githaiga and Ms. Victoria Wamuyu and
Rose N. Gachiengo, who coordinated the reporting process.
The plan preparation process comprised of professional and thematic experts including; Dr. Joseph K.
Kurauka (Environmentalist); Dr. Luke Obala (Land Economist); Mr Elijah Kimani Mutuango (Social
Expert; Mr. Imtiyaz Ahmed (Transport Planner); Francis Muchiri (Communications); Jacqueline N.
Kairu (Architect); and Dennis Wakaba (Urban Design).
We might not be able to mention everyone individually, who we consulted during public stakeholder
consultations and they in turn provided invaluable contribution and cooperation that was greatly
contributed to the successful completion of this Plan.
Thank you all.
County Government of Machakos
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Mavoko Municipality
EXECUTIVE SUMMARY
Mavoko Municipality is located in Machakos County with its Headquarter Athi- River Town, 25 km
southeast of Nairobi city. The Municipality covers Katani and Joska on Kangundo road and extends
to Muthwani-Lukenya and Makutano (Kyumbi) to the east where it borders Machakos Municipality. It
is one of the fastest growing urban centres in Kenya as Nairobi’s industrial area expands towards Athi
River along the Nairobi-Mombasa highway. It enfulfs the main transportation trunk line that has both
the A109 and A104 roads and the Standard Gauge Railway line that is the main feed to the hinterlands
of Kenya and the Eastern Africa Region.
Mavoko’s current population is expected to triple over the next two decades 1. According to the 2019
Kenya Population and Housing Census, it currently has a 322,499 residents. Projecting these statistics
until the end of the planning period, the population is estimated to reach 617,403 by 2030.
Mavoko is primarily a residential, industrial and service town, with over 40% of the town’s land covered
by residential apartments and houses, 30% is occupied by industrial and transport industry. There is
substantial potential and hope for growth and expansion of business activities in Mavoko.
The preparation of this plan was aligned to the constitutional legal and policy frameworks, particulary
anchored in Article 60(1) and Article 66 and 67 of the Constitution of Kenya, 2010. It also engulfs the
tennets of the 6th Schedule, and Article 42 in ensuring the protection of the environment, including
the Environment Management and Co-ordination (Amendment) Act of 2015; Section 103 of the
County Governments Act, 2012; Part 11 on County Planning under the Urban Areas and Cities Act,
No. 13, 2011; and the Physical and Land Use Management Act, 2019 among others. It has adopted
principles based on the national policy framework, aligning itself to the national, regional and local
planning processes such as Kenya’s Vision 2030.
The plan has explored the natural environment and the available resources that potentially benefit the
growth of the region. It has also identified the main economic activities and the main driving economic
catalysts which include: availability of space for expansion; the growth of the population; its strategic
location; attractive revenue base surrounded by national and international infrastructure; and an
ostensible goodwill illustrated by public sector commitment. Thus its growth planks can be viewed in
this context as its industrial hub; strategic location with easy access and transport connectivity; the
Export Processing Zone (EPZ)crucial for inflows of foreign direct investment (FDI); and as a logistics
hub.
Other areas that have been reviewed in this plan includes the land use trends and patterns that have
had a direct effect on the land values as well are ownership conflicts. It too has assessed the state of
land administration and management in the Municipality and reviewed the prospects for managing
future urban growth providing options for creating compact urban centres e.g. Mlolongo, Syokimau,
Kyumvi, Utawala and Joska while preserving Mombasa Road as an economic corridor.
The plan as looked at the Urban Design and Morphology of the Municipality which includes the main
administrative, commercial and industrial hub at Athi River complete with its road configuration, along
the Nairobi – Mombasa Road (A109) and Nairobi – Namanga Road (A104). It has proposed the
requisite improvements. It has also delved in to the entire transportation network system, highlighting
the modes, gaps and potentials for growth. This includes road and rail transport, with a aview to meeting
the envisaged transport demand of the projected population.
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Spatial Planning Concept for Nairobi Metropolitan Region
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Mavoko Municipality
The plan has reviewed the physical and social infrastructure in line with the population demands
forecasts outlined in the growth dynamics of the region. For example, aspects of basic service delivery
to informal settlements including provision of basic services such as water, liquid and solid waste
management among others.
In a bid to counter future growth detriments, the plan has reviewed strategies of reducing risks from
disasters with an emphasis on improving preparedness and management services for enhanced safety
and the Municipality’s resilience. The plan has made recommendations on dealing with this.
This plan envisions “A well-planned livable 24-hours regional hub with quality, sustainable and affordable services,”
and therefore in its integrated development analysis it has identified the opportunities and potentials
for growth againsts eminent development threats. It has advanced proposed spatial development
models that would improve the current state of affairs, while preparing the future. It has in turn mapped
out a proposed land use plan and outlined operational development control and zoning regulations.
Based on the status assessments and SWOT analysis, together with the views expressed by the
stakeholders during consultations at forums including workshops, development strategies and projects
have been outlined in order to achieve the sectoral goals. This ISUDP has identified areas that deserve
immediate development including: The Athi River CBD; Syokimau Block 12715; Mlolongo Centre;
Katani Shopping Centre and one informal settlement.
It has provided a resolution for planning and implementation, with a framework through which actual
realisation of the plan will be achieved. It has identified a well capacitated County Planning Unit (CPU)
at all levels; and the priority programs framework.
On revenue enhancement and management, the plan has proposed strategies that if built within the
delivery framework will help increase the efficacy and ultimate performance of its implementation
strategy. Some of the proposed methods include automation of revenue collection systems; provision
of required incentives to encourage revenue disbursement; and enforcement of the requisite
development laws and regulations among others. It has also mapped out some of the sources of revenue
the Sub-County management could invoke in order to quickly achieve its strategic targets.
Key to the success of this initiative, a strong monitoring and evaluation framework will be required.
This will be used for assessing its quality and impacts; review the progress while identifying of problems
in order to make relevant adjustments and ensure timely execution of the intended actions. This will
also help to measure the outcomes and outputs
Finally, the plan provides an analysis for effectively delivering the interventions proposed in its
conclusions. This recognises the position of the Municipality in the NMR strategy and provides the
tenets that anchor it in to full realisation of the vision.
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CONTENTS
Foreword ...................................................................................................................................... i
Certification ................................................................................................................................iv
Approval .......................................................................................................................................v
AcknowledgEment .....................................................................................................................vi
Executive Summary .................................................................................................................. vii
Contents ..................................................................................................................................... ix
List of Tables ............................................................................................................................xiv
List of Figures ..........................................................................................................................xvii
List of Maps ............................................................................................................................. xix
Abbreviations and Acronyms .................................................................................................. xxi
1. Planning Framework ........................................................................................................ 1
1.1 Introduction ......................................................................................................................................... 1
1.1.1 Plan Purpose ............................................................................................................................ 1
1.1.2 Plan objectives......................................................................................................................... 2
1.2 Scope Of Work .................................................................................................................................... 2
1.2.1 Geographical Scope ................................................................................................................ 2
1.2.2 Planning Scope ........................................................................................................................ 2
1.3 Methodology ........................................................................................................................................ 3
1.3.1 Planning Approach ................................................................................................................. 3
1.3.2 Planning Model ....................................................................................................................... 4
1.3.3 Methodological Framework .................................................................................................. 6
1.3.4 Planning Process ..................................................................................................................... 6
2. Contextual Analysis ..........................................................................................................8
2.1 Introduction ......................................................................................................................................... 8
2.2 Legal Framework ................................................................................................................................. 8
2.2.1 Kenyan economy in the East African region context ....................................................... 8
2.2.2 Constitution of Kenya 2010 .................................................................................................. 8
2.2.3 County Governments Act 2012 ........................................................................................... 8
2.2.4 Physical and Land Use Planning Act of 2019 .................................................................... 9
2.2.5 Urban Areas and Cities Act 2011 ......................................................................................... 9
2.2.6 The National Land Commission Act, 2012 ...................................................................... 10
2.2.7 Environmental Management and Co-ordination Act 1999 Cap. 387 ........................... 10
2.2.8 Other sectoral laws ............................................................................................................... 10
2.3 Policy Framework ............................................................................................................................. 13
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2.3.1 Kenya Vision 2030 ............................................................................................................... 13

2.3.2 National Land Use Policy .................................................................................................... 13
2.3.3 National Land Policy (Sessional Paper No. 3 of 2009) ................................................... 14
2.3.4 National Housing Policy (Sessional Paper No.3 of 2004) .............................................. 14
2.3.5 National Urban Development Policy, 2017...................................................................... 14
2.3.6 Integrated National Transport Policy (Sessional Paper No.2 of 2012) ........................ 14
2.3.7 National Climate Change Response Strategy (2010) ....................................................... 14
2.3.8 Kenya Health Policy, 2014 – 2030 ..................................................................................... 15
2.3.9 National Government Big 4 Agenda ................................................................................. 15
2.3.10 The Physical Planning Handbook, 2005 ........................................................................... 15
2.3.11 The Building Code................................................................................................................ 15
2.4 National, Regional & Local Plans ................................................................................................... 15
2.4.1 National Spatial Plan ............................................................................................................ 15
2.4.2 Nairobi Metro 2030 .............................................................................................................. 16
2.4.3 Spatial Planning Concept for Nairobi Metropolitan Region .......................................... 16
2.4.4 Machakos Country Integrated Development Plan (CIDP), 2018 - 2022 ..................... 18
2.5 Institutional Framework ................................................................................................................... 19
2.5.1 Cross-Cutting Stakeholders ................................................................................................. 23
3. The Planning Area ......................................................................................................... 26
3.1 Location and Land Area................................................................................................................... 26
3.2 Administrative Units ......................................................................................................................... 29
3.3 Demographic Features ..................................................................................................................... 34
3.3.1 Historical Population Size and Growth............................................................................. 34
3.3.2 Population Projections ......................................................................................................... 35
3.3.3 Distribution of Population by Age and Sex ...................................................................... 35
3.4 Natural Resources and Environment ............................................................................................. 37
3.4.1 Topography ........................................................................................................................... 37
3.4.2 Slope Analysis ....................................................................................................................... 37
3.4.3 Geology & Soils .................................................................................................................... 40
3.4.4 Water Resources ................................................................................................................... 43
3.4.5 Vegetation .............................................................................................................................. 44
3.4.6 Climate.................................................................................................................................... 48
3.4.7 Noise Levels .......................................................................................................................... 48
3.4.8 Quarrying Activities.............................................................................................................. 49
3.4.9 Climate.................................................................................................................................... 52
3.4.10 Climate Change & Vulnerability ......................................................................................... 54
3.4.11 Emerging Issues in Environmental Protection ................................................................ 55
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3.5 Economic Activities .......................................................................................................................... 62

3.5.1 Introduction........................................................................................................................... 62
3.5.2 Local Economy ..................................................................................................................... 63
3.5.3 Economic Catalysts .............................................................................................................. 63
3.5.4 Key Economic Planks .......................................................................................................... 64
3.5.5 Cooperative Societies ........................................................................................................... 67
3.5.6 Challenges and Potentials .................................................................................................... 67
3.6 LAND ................................................................................................................................................... 68
3.6.1 Urban Growth Trend ........................................................................................................... 69
3.6.2 General Land Use Pattern ................................................................................................... 70
3.6.3 Land Types, Ownership & Access ..................................................................................... 74
3.6.4 Emerging Issues with respect to land types, access and ownership .............................. 74
3.6.5 Land Market Dynamics ........................................................................................................ 74
3.6.7 Emerging Issues related to land markets ........................................................................... 76
3.6.6 Land Governance (Administration and Management) ................................................... 76
3.6.7 Key Land Administration and Management Challenges ................................................ 79
3.6.8 Recommendations ................................................................................................................ 80
3.6.9 Land Availability in Mavoko Sub-County ......................................................................... 80
3.6.10 Emerging issues related land buying companies in the Sub-County............................. 80
3.7 Urban Design ..................................................................................................................................... 80
3.7.1 Overall Structure of the Planning Area ............................................................................. 80
3.7.2 Urban Centres ....................................................................................................................... 80
3.7.3 Prospects for Urban Design Improvements .................................................................... 82
3.7.4 Challenges .............................................................................................................................. 83
3.7.5 Potentials ................................................................................................................................ 83
3.8 Transportation ................................................................................................................................... 83
3.8.1 Road Transport ..................................................................................................................... 85
3.8.2 Rail Transport........................................................................................................................ 86
3.8.3 Long Term Transportation Proposals ............................................................................... 87
3.8.4 Challenges and Potentials facing the Transportation Sector .......................................... 88
3.9 Social Infrastructure......................................................................................................................... 89
3.9.1 Housing .................................................................................................................................. 89
3.9.2 Education ............................................................................................................................... 93
3.9.3 Health ..................................................................................................................................... 99
3.9.4 Other Community Facilities/ Services ............................................................................103
3.9.5 Religious ...............................................................................................................................104
3.9.6 Cemeteries and Burial Grounds .......................................................................................104
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3.9.7 Cultural Heritage and Tourism Sites ................................................................................104

3.9.8 Informal Settlements ..........................................................................................................106
3.10 Physical Infrastructure ....................................................................................................................111
3.10.1 Water Supply .......................................................................................................................111
3.10.2 Energy Infrastructure .........................................................................................................115
3.10.3 Information and Communications Technology (ICT) Infrastructure ........................117
3.10.4 Solid Waste Management ..................................................................................................117
3.10.5 Sewer and Waste Water Disposal System .......................................................................119
3.11 Disaster Risk Reduction and Management .............................................................................120
3.11.1 Introduction.........................................................................................................................120
3.11.2 Types of Disasters ..............................................................................................................121
3.11.3 Disaster Management.........................................................................................................123
4. Integrated Development Analysis ................................................................................ 125
4.1 Introduction .....................................................................................................................................125
4.2 Swot Analysis ...................................................................................................................................125
4.3 Structuring Elements ......................................................................................................................130
4.3.1 NMR Conceptual Framework ..........................................................................................132
4.3.2 Existing land Use and Settlement Pattern .......................................................................133
4.4 Overall Development Strategy ......................................................................................................134
4.4.1 Vision, Mission, Goals and Objectives ............................................................................134
4.4.2 Problems and Opportunities .............................................................................................134
4.4.3 Development Trends .........................................................................................................137
4.4.4 Spatial Development Models ............................................................................................138
4.4.5 Preferred Model ..................................................................................................................145
5. Overall Development Plan ........................................................................................... 147
5.1 Land Use Plan ..................................................................................................................................147
5.1.1 Zoning Regulations ...........................................................................................................148
5.2 Area specific land use plans ...........................................................................................................150
5.3 Development Control and Zoning Regulations .........................................................................155
5.3.1 Development Control ........................................................................................................155
5.3.2 Zoning ..................................................................................................................................157
5.3.3 Fire Safety ............................................................................................................................163
5.3.4 Electricity Sub-Stations (ESS) ...........................................................................................165
6. Sectoral Programs And Projects................................................................................... 167
6.1 Natural Resources and Environment ...........................................................................................167
6.2 Physical Infrastructure ....................................................................................................................168
6.3 Social Infrastructure ........................................................................................................................170
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6.4 Local Economy ...............................................................................................................................172

6.5 Transportation .................................................................................................................................172
6.6 Informal Settlements ......................................................................................................................173
6.7 Cultural Heritage and Tourism Promotion Strategy ..................................................................174
6.8 Land Development .........................................................................................................................175
7. ACTION AREA PLANS.............................................................................................. 176
7.1 Introduction .....................................................................................................................................176
7.2 Land Use Zoning ............................................................................................................................176
7.2.1 Residential Use ....................................................................................................................176
7.3 Syokimau Action Area Plan ...........................................................................................................184
7.4 Mlolongo Action Area Plan ...........................................................................................................188
7.5 Katani Action Area Plan ................................................................................................................189
7.6 KWA Mang’eli Action Area Plan..................................................................................................191
8. Implementation Framework ........................................................................................ 193
8.1 Introduction .....................................................................................................................................193
8.2 Role of County Planning Unit (CPU) ..........................................................................................193
8.3 Plan Implementation at the Decentralised Units .......................................................................193
8.4 Priority Programs Framework .......................................................................................................197
9. Strategies on Revenue Enhancement .......................................................................... 215
9.1 Strategies for Enhancing Revenue Collection.............................................................................215
9.2 Strategic Measures on enhancing Finance Management ...........................................................216
10. Monitoring and Evaluation .......................................................................................... 219
10.1 Proposed M&E ...............................................................................................................................220
10.2 Suggested M&E Proposals ............................................................................................................220
10.3 Institutionalization of the M&E....................................................................................................221
11. Conclusions .................................................................................................................. 222
Bibliography ............................................................................................................................ 223
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LIST OF TABLES
Table 1: Planning areas under NaMSIP Component 1 .................................................................................. 1

Table 2: Administrative Units ............................................................................................................................ 2
Table 3: Related legislation ............................................................................................................................... 11
Table 4: Economic Targets for Urban Centres ............................................................................................. 17
Table 5: Proposed Settlement Hierarchy for NMR, 2030 ........................................................................... 17
Table 6: Sectoral mission statements .............................................................................................................. 19
Table 7: Roles and responsibilities .................................................................................................................. 20
Table 8: Key Sectoral Government Agencies ................................................................................................ 23
Table 9: Administrative Units and their Areas .............................................................................................. 31
Table 10: Historical Growth of Population, 2009 and 2019 ....................................................................... 34
Table 11: Mavoko Population Density Projection to 2030 ......................................................................... 35
Table 12: Mavoko Population Projections to 2030 ...................................................................................... 35
Table 13: Distribution of Population by Age and Sex in Mavoko Planning Area, 2019......................... 36
Table 14: Cooperative Societies in Mavoko ................................................................................................... 67
Table 15: Challenges and Potentials ................................................................................................................ 67
Table 16: Land Value Changes ........................................................................................................................ 75
Table 17 Land Administration and Management Actors............................................................................. 77
Table 18: Sources of Selected Building Materials in Mavoko Municipality............................................... 91
Table 19: Types of roofing building materials used ...................................................................................... 91
Table 20: Types of roofing building materials used ...................................................................................... 92
Table 21: Challenges and Potentials in Housing Sector ............................................................................... 93
Table 22: Public Primary School Facilities ..................................................................................................... 95
Table 23: Number of Public Primary Schools and Enrolment per Ward ................................................. 95
Table 24: Projected Demand and Supply of primary schools ..................................................................... 95
Table 25: Number of Public Secondary Schools and Enrolment per Ward ............................................. 96
Table 26: Public Secondary Schools Facilities ............................................................................................... 97
Table 27: Projected Demand and Supply of secondary schools ................................................................. 97
Table 28: Challenges and Potentials in Education Sector ............................................................................ 99
Table 29: Health Facilities in Mavoko Town ...............................................................................................100
Table 30: Challenges and Potentials in Health Sector ................................................................................103
Table 31: Challenges and Potentials in Sports and Recreational Grounds .............................................103
Table 32: Challenges and Potentials in Public Parks and Playgrounds ....................................................104
Table 33: Challenges and Potentials in Religious ........................................................................................104
Table 34: Challenges and Potentials in Burial Grounds .............................................................................104
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Table 35: Social Institutions by Type in Jam City Informal Settlement ..................................................106
Table 36: Social Institutions by Type in Kosovo ........................................................................................106
Table 37: Educational Institutions by Type in Slota...................................................................................107
Table 38: Social Institutions by Type ............................................................................................................107
Table 39: Educational Institutions by Type .................................................................................................107
Table 42: Educational Institutions by Type .................................................................................................110
Table 43: Challenges and Potentials in Informal Settlements ...................................................................111
Table 44: Water Resources .............................................................................................................................112
Table 45: Number of Boreholes in Mavoko ................................................................................................112
Table 46: Number of dams in Mavoko ........................................................................................................114
Table 47: Number of weirs in Mavoko.........................................................................................................115
Table 48: Challenges and Potentials in Water Sector ................................................................................115
Table 49: Main Sources of Energy ................................................................................................................115
Table 50: Energy for lighting .........................................................................................................................116
Table 51: Energy for Cooking........................................................................................................................116
Table 52: Challenges and Potentials in Energy infrastructure ...................................................................117
Table 53: Challenges and Potentials in ICT .................................................................................................117
Table 54: Challenges and Potentials in Solid Waste Management............................................................118
Table 55: Challenges and Potentials in Sewer and Waste Water Disposal ..............................................119
Table 56: Challenges and Potentials in Storm drainage .............................................................................120
Table 57: SWOT Analysis...............................................................................................................................126
Table 58: Advantages and Disadvantages of Nil-Intervention .................................................................138
Table 59: Advantages and Disadvantages of TOD Model ........................................................................141
Table 60: Proposed specialised nodes in Mavoko ......................................................................................142
Table 61: Advantages and Disadvantages of the Clustered Multi-Nodal Model ...................................143
Table 62: Goal achievement Matrix ..............................................................................................................145
Table 63: Proposed Land Uses ......................................................................................................................147
Table 64: Categories of Residential Uses and Allowable Planning Standard ..........................................158
Table 65: Requirements of Industrial Plots..................................................................................................160
Table 66: Road widths and car parking in Industrial area ..........................................................................160
Table 67: Requirements of Educational Facilities .......................................................................................161
Table 68: Requirements of Plots in Recreational Use ................................................................................161
Table 69: Requirements of Plots under Health Services ............................................................................162
Table 70: Requirements of Plots under Health Services ............................................................................162
Table 71: Planning Requirements of Social Facilities .................................................................................163
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Table 72: Type of Building Occupancy and Fire Resistance Minutes for Materials ..............................164
Table 73: Minimum Width Standards for Escape Routes .........................................................................164
Table 74: Fire Hydrants Colour Coding and its Meaning ..........................................................................165
Table 75: Sub-Station Location......................................................................................................................165
Table 76: Existing educational facilities ........................................................................................................170
Table 77: Gap assessment for the public education facilities ....................................................................171
Table 78: Roads identified for widening in Syokimau ................................................................................184
Table 79: proposed zoning regulations for Syokimau ................................................................................186
Table 80: Proposed Residential development zoning guidelines ..............................................................190
Table 81: Capital Investment Programmes for Mavoko Municipality .....................................................199
Table 82: Physical Planning Indicators .........................................................................................................220
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LIST OF FIGURES
Figure 1: Analytical Framework for Economic Analysis ............................................................................... 4

Figure 2: Planning Model.................................................................................................................................... 5
Figure 3: Methodological Framework ............................................................................................................... 6
Figure 4: Planning Process ................................................................................................................................. 7
Figure 5: Institutional linkages between National and County Government stakeholders .................... 21
Figure 6: Organogram of the Machakos County Government................................................................... 22
Figure 7: Mavoko Municipality Population Pyramid as per 2019 Census ................................................. 36
Figure 8 River Sabaki forming wetlands within Syokimau area .................................................................. 37
Figure 9 Athi River upstream pollution due to lack of effluent discharge system ................................... 43
Figure 10 Industrial waste discharge into Athi River ................................................................................... 44
Figure 11: Acacia species .................................................................................................................................. 45
Figure 12: Indigenous tree species .................................................................................................................. 46
Figure 13: Vegetation cover along Athi River ............................................................................................... 46
Figure 14: Wildlife within conservation areas in Mavoko Sub-County ..................................................... 47
Figure 15: Bird species attracted by wastes dumpsite in Mlolongo area.................................................... 47
Figure 16 Light industry between residential estates .................................................................................... 48
Figure 17: Some of the visited quarries in Katani, Mavoko Planning area ............................................... 49
Figure 18 Quarrying Activities by Mugoya Construction Company in Katani ........................................ 50
Figure 19 Quarrying Activities in Katani........................................................................................................ 51
Figure 20: Poorly decommissioned Quarry site in Mlolongo (left) and Quarry materials washed down
the valley (Katani) .............................................................................................................................................. 51
Figure 21: Polluted Athi River ......................................................................................................................... 56
Figure 22: Polluting effluence flows through residential apartments ......................................................... 57
Figure 23: Residential houses encroaching on Mto-Mawe riparian reserve .............................................. 57
Figure 24: Housing scheme on Athi River riparian reserve......................................................................... 58
Figure 25: Air emission in Athi River ............................................................................................................. 58
Figure 26 Dust emission from industries and construction sites................................................................ 59
Figure 27 Dust emission from quarry sites in Mlolongo ............................................................................. 60
Figure 28: Cement Manufacturing Factory in Athi River ............................................................................ 62
Figure 29: A Model of a logistic centre........................................................................................................... 66
Figure 30: Savannah Cement Factory in Athi River .................................................................................... 71
Figure 31: Mombasa Cement Factory............................................................................................................ 75
Figure 32: Streetscape in Athi River CBD ..................................................................................................... 81
Figure 33: Joska Shopping Centre ................................................................................................................... 82
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Figure 34: Cases of Poor Road Condition: Joska-Kinanie Road (left) and Old Mombasa Road (right)
.............................................................................................................................................................................. 85
Figure 35: Athi River Bus Park ........................................................................................................................ 86
Figure 36: On-going construction of the Athi River commuter railway station ...................................... 87
Figure 37: Semi-permanent houses constructed besides flats in Kwambiti Syokimau ............................ 90
Figure 38: Comparison of Floor Material ...................................................................................................... 92
Figure 39: Comparison of existing education oppertunities........................................................................ 94
Figure 40: Monument of Paul Ngei at Kyumvi Junction ...........................................................................105
Figure 41: Kwa Mang’eli Primary School .....................................................................................................109
Figure 42: Health Centre at Kwa Mang’eli ...................................................................................................110
Figure 43: A Mavwasco Water Kiosk and sanitary facility in Athi River.................................................111
Figure 44: Wind and Solar powered Street Lights at A109/A104 Interchange......................................116
Figure 45: An open dumpsite in Katani .......................................................................................................118
Figure 46: Liquid waste discharge into a river .............................................................................................119
Figure 47: Solid waste dumped in the drainage channel ............................................................................120
Figure 48: Flooding in Slota informal settlement........................................................................................121
Figure 49: Flooding and Soil Erosion along Mombasa Road ...................................................................122
Figure 50: Territorial Strategy for Mavoko ..................................................................................................132
Figure 51: Bubble diagram showing the general Land Use Trend in Mavoko .......................................133
Figure 52: TOD concept for Monrovia ........................................................................................................139
Figure 54: Procedure to assess development application development in terms of subdivision .........156
Figure 55: Procedure to assess development application development in terms of change of use .....156
Figure 55: Existing and Proposed Interventions with the CBD...............................................................178
Figure 57: Athi River Sports Complex .........................................................................................................179
Figure 58: Athi River Market Area ................................................................................................................180
Figure 59: Athi River Riverfront Park ..........................................................................................................181
Figure 60: Polluted Athi River .......................................................................................................................182
Figure 61: Improved River Frontage ............................................................................................................182
Figure 62: Existing situation at Vanillas Junction .......................................................................................183
Figure 63: A model of a pedestrian-friendly street .....................................................................................185
Figure 64: Institutional Framework for County Plan Preparation and Implementation.......................195
Figure 65: County services and processes ....................................................................................................196
Figure 66: Priority programs and projects framework ...............................................................................197
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LIST OF MAPS
Map 1: Planning area in National Context ..................................................................................................... 27

Map 2: Planning area in Regional Context ..................................................................................................... 28
Map 3: Planning area in Local Context........................................................................................................... 29
Map 4: Administrative Units Map ................................................................................................................... 32
Map 5: Slope analysis in Mavoko..................................................................................................................... 38
Map 6: Topography Map .................................................................................................................................. 39
Map 7: Geology distribution in Mavoko ........................................................................................................ 40
Map 8: Soil typolopgy Map............................................................................................................................... 42
Map 9: Vegetation map in Mavoko SubCounty ............................................................................................ 45
Map 10: Rainfall distribution map ................................................................................................................... 53
Map 11: Environmentally fragile Areas .......................................................................................................... 61
Map 12: Mavoko Sub County Existing Land Use Map ............................................................................... 73
Map 13: Transportation land use mapl in the Planning Area ...................................................................... 84
Map 14: Proposed Transport Network for NMR, 2030 .............................................................................. 87
Map 15: Existing and Proposed Commuter Routes for the Greater Nairobi (KRC).............................. 88
Map 16: Primary School Distribution in Mavoko........................................................................................ 96
Map 17: Mavoko Secondary Schools Distribution Map .............................................................................. 98
Map 18: Mavoko Health Facilities Map........................................................................................................102
Map 19: Showing the Local Relief of the land ...........................................................................................122
Map 20: Base Map ..........................................................................................................................................124
Map 21: Major Structuring Elements ............................................................................................................131
Map 22: Problem Map.....................................................................................................................................135
Map 23: Opportunity Map..............................................................................................................................136
Map 24: Mavoko Growth Nodes ..................................................................................................................137
Map 25: The TOD Model ..............................................................................................................................140
Map 26: An image of Los Angeles with multiple clusters of specialised nodes .....................................142
Map 27: Clustered Multi- Modal Model .......................................................................................................143
Map 28: The Preferred model ........................................................................................................................146
Map 29: Proposed Land Use Map for Mavoko...........................................................................................149
Map 30: Kinanie structure plan......................................................................................................................150
Map 31: Joska structure plan ..........................................................................................................................151
Map 32: Kyumbi structure plan .....................................................................................................................151
Map 33: Gimu structure plan .........................................................................................................................152
Map 34: Lukenya structure plan ....................................................................................................................152
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Map 35: Maanzoni structure plan ..................................................................................................................153

Map 36: Utawala structure plan .....................................................................................................................153
Map 37: Sabaki structure plan ........................................................................................................................154
Map 38: Mlolongo structure plan ..................................................................................................................154
Map 39: Mulinge scheme structure plan .......................................................................................................155
Map 40: Proposed CBD Land Use ...............................................................................................................183
Map 41: Proposed Development Plan for Syokimau .................................................................................187
Map 42: Proposed Development Plan for Mlolongo .................................................................................189
Map 43: Proposed Development Plan for Katani ......................................................................................190
Map 44: Proposed Development Plan for Kwa Mang’eli Informal Settlement. ....................................192
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ABBREVIATIONS AND ACRONYMS
ADT Average Daily Trip

ASAL Arid and Semi-Arid Land
ASL Above Sea Level
ATC Agricultural Training Centre
BRT Bus Rapid Transit
CAGR Cumulative Annual Growth Rate
CBD Central Business District
CIDP County Integrated Development Plan
CLMB County Land Management Board
CoK Constitution of Kenya 2010
DoNMED Directorate of Nairobi Metropolitan Development
EA Environmental Audit
ECDE Early Childhood Development Education
ENSO El Niño Southern Oscillation
EPZ Export Processing Zone
ESIA Environmental and Social Impact Assessment
ESMF Environmental and Social Management Framework
ESMP Environmental and Social Management Plan
FDI Foreign Direct Investment
FGD Focus Group Discussion
FPEP Free Primary Education Programme
GDP Gross Domestic Product
ICT Information Communication Technology
ISUDP Integrated Strategic Urban Development Plan
ISWM Integrated Solid Waste Management
JKIA Jomo Kenyatta International Airport
KeNHA Kenya National Highway Authority
KeRRA Kenya Rural Roads Authority
KFS Kenya Forest Service
KII Key Informant Interview
KMC Kenya Meat Commission
KPLC Kenya Power and Lighting Company
Kshs Kenyan Shilling
KURA Kenya Urban Roads Authority
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MAVOWASCO Mavoko Water and Sewerage Company

MCA Member of County Assembly
MDG Millennium Development Goals
MoTIPWH&UD Ministry of Transport, Infrastructure, Housing and Urban Development
MRTS Mass Rapid Transit System
MSE Micro and Small Enterprises
MT Motorised Transport
MTP Medium Term Plan
NaMSIP Nairobi Metropolitan Service Improvement Project
NCWSC Nairobi City Water and Sewerage Company
NEAP National Environment Action Plan
NEMA National Environment Management Authority
NGO Non-Governmental Organisation
NLC National Land Commission
NMR Nairobi Metropolitan Region
NMT Non-motorised Transport
NSDI National Spatial Data Infrastructure
PCEA Presbyterian Church of East Africa
PPA Persons per Hectare
PIT Project Implementation Team
PPP Public-Private Partnership
PSV Public Service Vehicle
RIM Registry Index Map
ROW Right-of-Way
SACCO Savings and Credit Co-Operative
SEA Strategic Environmental Assessment
SME Small & Medium-size Enterprises
SPC Spatial Planning Concept
STI Science, Technology & Innovation
SWMA Solid Waste Management Authority
SWOT Strengths-Weaknesses-Opportunities-Threats
TOR Terms of Reference
TWG Technical Working Group
WHO World Health Organisation
WRMA Water Resources Management Authority
WSB Water Services Board
WSP Water Services Provider
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1. PLANNING FRAMEWORK
1.1 INTRODUCTION
The preparation of the Mavoko Integrated Strategic Development Plan (ISUDP) 2020-2030, was
prepared under the aegis of the Ministry of Transport, Infrastructure, Housing, Urban Development
and Public Works (MoTIHUD&PW), Directorate of Nairobi Metropolitan Development (DoNMED).
The Ministry with the support of World Bank has being implementing the Nairobi Metropolitan
Services Improvement Programme (NaMSIP) under Component 1 on Institutional Reform and
Planning, whose broader initiative is address urban development issues such as infrastructure and
governance capabilities of urban areas within the metropolitan area.
The consulting firm VisionRI Connexion Service Private Limited of India working with Urban Lines
Consultants Ltd was commissioned by the MoTIHUD&PW to provide technical consultancy services
for the Project.
The assignment involves preparation of Integrated Strategic Urban Development Plans for twelve (12)
plans grouped into 4 clusters as indicated below:
Table 1: Planning areas under NaMSIP Component 1
Clusters Towns
Ruiru
Cluster 1 Juja
Nairobi-Thika Transport Corridor
Kikuyu
Cluster 2 Limuru
Kiambaa
Kitengela
Cluster 3
Kiserian, Ongata Rongai, Ngong
Mavoko
Cluster 4
Nairobi-Malili Transport Corridor
Source: VisionRI, 2018.
This Report presents the findings, proposals and recommendations which have generated by
participatory consultations with the MoTIHUD&PW respective County Governments, World Bank
and various stakeholder groups.
1.1.1 Plan Purpose
In accordance with the Project’s Terms of Reference (TOR), the general purposes of the ISUDP are
the following:
• Articulating the aims of the National and County governments in term of strategies, policies
and general proposals and they will be achieved;
• Providing a framework for detailed development policies and proposals for the planning area;
• Indicating action areas for immediate development or re-development; and
• Providing a coordinated basis upon which various implementing agencies can develop their
programmes of work for which they have executive responsibility, for example, housing,
transportation, water supply, electricity supply, sewerage development, etc.
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1.1.2 Plan objectives

In turn, the objectives of the ISUDP are:
• To determine demographic changes in the last ten years and those expected over the life of
the plan for each town, and how these relate to economic changes, welfare and administrative
shifts;
• To identify development constraints and potentials (social, economic, environmental and
infrastructure profiling) and propose strategies to address them;
• To provide a basis for infrastructure and service provision for present and projected
population over the plan period;
• To allocate sufficient space for various land uses, including recreation and open spaces, to
ensure efficient function and convenience of users and accommodate future growth;
• To uphold innovative civic and urban design that enhances the character and form of the
town;
• To provide a basis for development control and investment decisions; and
• To develop plan implementation and monitoring framework.
1.2 SCOPE OF WORK

1.2.1 Geographical Scope
The geographical scope of the Mavoko ISUDP was agreed upon with the County and NaMSIP after a
series of discussions and site surveys. The planning was increased beyond the Athi River Township, to
include the whole of Mavoko Municipality. The planning area includes the following wards and sub-
locations:
Table 2: Administrative Units
Wards Sub-location
Athi River Town
Athi-River Township
Athi-River North
Mathatani
Kinanie
Kinanie
Ngelani
Muthwani Katani
Muthwani
Syokimau Syokimau
1.2.2 Planning Scope
With reference to the TOR, the preparation of this ISUDP will involve the following tasks:
• Carry out contextual analysis of the planning area and its environs;
• Undertake a land-use and socio-economic study and survey of the planning area,
accommodating all the changes that have occurred over time and projecting future changes,
and comparing how these changes compare in the metro region and in the county;
• Undertake strategic environmental assessments in the planning area;
• Assess transport, infrastructure and utility needs, housing and community services. This will
include mapping of the transport infrastructure and utility network of the planning area;
• Detailed study on the redevelopment of the CBDs;
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Mavoko Municipality
• Identify suitable land for residential, industrial, education, recreational, public purposes,
commercial, public utilities, transportation and other uses applicable to the planning area;
• Analyse administration and institutional requirements in planning and development;
• Prepare analysis reports indicating projected land use, infrastructure and services requirement
over the plan period;
• Prepare a detailed short term, 10-year Land Use Plan for the planning area;
• Prepare detailed 10-year Sectorial Development Plans in support of the land use plan for the
planning area. The sectors to be covered shall be those that are provided in the TOR;
• Prepare individual implementation plans to include proposed requisite resource and
institutional frameworks; and
• Prepare zoning plans for the planning area with requisite development densities and guidelines.
1.3 METHODOLOGY
1.3.1 Planning Approach
Integrated and strategic planning approaches underpinned by participatory processes are being utilised
in preparing the ISUDP. The integrated approach includes metropolitan-wide studies that contextualise
the planning area’s environmental setting, transportation linkages and functional role in the Nairobi
Metropolitan Region (NMR), in particular, and Kenya, in general. The integrated approach is further
characterised by recognising the relationship of urban areas to its hinterland from an environmental,
economic, social and infrastructural perspective. It likewise entails the determination of well-placed
relationships of various sectoral projects such as, for example, promoting forest conservation while
promoting eco-tourism and sustainable livelihood.
The strategic approach is being applied to several aspects of the ISUDP. First is in determining the
functional role of the planning area within the NMR and the key requirements to ensure the realisation
of this. The strategic approach is also characterised by determining key interventions that will yield the
most benefits such as by putting forward transit-oriented development proposals to improve the
efficiency of land use as well as the viability of transportation systems.
In order to guide the integrated and strategic urban planning process, the Consultant shall analyse the
economic context for the preparation of the ISUDP with the following objectives in mind:
• Identify the key economic planks and role of the planning area to contribute in the economic
development priorities of NMR, and in turn, the economy of Kenya; and
• Identify the key challenges and constraints, which the planning area faces in the process of
fulfilling its role in the NMR and Kenyan economy as well as how these challenges and
constraints can be managed through strategic urban planning.
In line with the above spelled out objectives, the analytical framework adopted by the Consultant is
summarised in Figure 1. A quick overview of the regional context of the Kenyan economy is presented
followed by the economic context at NMR level. At the NMR level, a review of economic development
priorities, key challenges and the role of the planning area and economic clustering to meet the
development priorities were undertaken. In this context, special reference was made to Metro 2030 and
Spatial Planning Concept for NMR.
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Mavoko Municipality
Defining the Economic Context for ISUDP

• Regional economic context of Kenyan Economy
• Economic development priorities
• Key challenges
• Defining the role of clusters and towns in NMR
Nairobi Metropolitan
Region
Identifying the economic basis of clusters and their role in
NMR
• Key industry verticals
• Potential of clustering
• Fit in with economic priorities of NMR
• Challenges and constraints
Economic Clusters
Analysing the economics of ISUDP Mavoko Municipality

• Economic profiling
• Identifying the economic role in the cluster/NMR
• Challenges and Constraints
ISUDP
Figure 1: Analytical Framework for Economic Analysis

The TOR covers the preparation of ISUDPs for 10 towns and two (2) road corridors) in four clusters.
Discussions with the client revealed that the basis of such clustering has been the geographical
proximity of planning areas and not specific economic characteristics running across the towns in a
particular cluster. However, based on the assessment by the Consultant, it is felt that the proposed
clustering in the TOR have some economic logic as well which need to be analysed and assessed further.
With this point of view, the analytical framework covers identification of key development in the
proposed clusters, potential of developing them as economic clusters, assessing how clusters fit within
the economic priorities of NMR and identification of key challenges and constraints.
The analysis of planning area economies and transport corridors involved economic profiling of each
planning area, identifying their role in the cluster economy as well as NMR, key challenges and
constraints faced by the economies of these planning areas and how to manage these challenges and
constraints through strategic urban planning.
The above approaches are underpinned by participatory planning processes oriented towards engaging
stakeholders in problem identification and problem solving at critical stages of ISUDP preparation.
This will not only imbue ownership of the plans to the stakeholders, it will also contribute to improving
the capacities of government implementers and other stakeholders in planning, implementation and
monitoring.
1.3.2 Planning Model
ISUDP preparation was guided by a Planning Model (Figure 2) that ensures that the interrelationship
of factors attendant to the planning area’s development is adequately considered and that the identified
development strategies will be properly implemented.
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Mavoko Municipality
The Model provides that the ISUDP should be framed within Mavoko’s Planning Context which
considers affecting legislation and policies, economic & urban development contexts, and
transportation linkages, amongst others. Contextual analysis will also consider related plans and
programmes at the National, Regional and County levels that will likely affect strategy formulation.
The ISUDP was likewise framed upon the
Municipality’s Situation Analysis which
entails the review and analyses of the
current state and anticipated requirements
of its various development sectors such as
Demography, Economic, Land Use,
Urban Design, Transport, Social, Physical
Infrastructure, and Governance.
The Planning Context and Situation
Analysis were then pulled together to form
the basis for the pivotal point in ISUDP
preparation which is the crafting of the
Municipality’s Integrated Development
Analysis comprising a cross-cutting
assessment of development challenges
and potentials, collective Development
Vision, Mission Statement, Goals and
Objectives along with their physical
translation – the Spatial Framework Plan.
The Spatial Framework Plan was then
anchored into specific geographical
dimensions through the Land Use Plan.
At this level, the precise locations of
various urban types of developments are
provided along with those of
environmental protection areas, if any.
The Land Use Plan will mainly be
implemented through a Zoning Plan,
which will ensure that development
applications will be in line with the intents
of the Spatial Framework and Land Use
Plan in terms of type of use, and
magnitude of proposed development,
amongst others. Figure 2: Planning Model
The Land Use Plan shall be supported by Source: VisionRI

Sectoral Development Plans comprising
programmes and projects for broad sectors such as Social, Economic, Transport, Physical
Infrastructure, Environment and Urban Governance. The Sectoral Development Plans shall be
implemented in two streams, i.e., through policies & regulations and a local development investment
programme.
A monitoring and evaluation mechanism shall likewise be provided to enable plan implementers to
ascertain if outputs and outcomes are within the ISUDP’s objectives and targets.
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Mavoko Municipality
1.3.3 Methodological Framework

Basically, an elaboration of the Planning Model, the Consultant’s Methodological Framework provides
a guide to the planning process by way of providing the various aspects of analysis and planning. The
Methodological Framework is presented in Figure 3 here:
Figure 3: Methodological Framework

Source: VisionRI
1.3.4 Planning Process

The Planning Process observed involved a sequence of 11 tasks based on the TOR. The Planning
Process, with Tasks and corresponding objectives, is presented in Figure 4.
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Mavoko Municipality
Figure 4: Planning Process

Source: VisionRI
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Mavoko Municipality
2. CONTEXTUAL ANALYSIS
2.1 INTRODUCTION
The ISUDP is prepared within the context of affecting national and regional development trends, as
well as directly related plans at the national, regional and local levels. It is also prepared within the
context of development potentials of the clusters within the NMR. These trends and plans, and their
relevance to the ISUDP, are briefly discussed in the following sections.
The Integrated Strategic Urban Development Plan for Mavoko has been prepared with due attention
given to related legal and policy requirements. The policy framework outlines the Government’s
position in various development sectors while the legal framework looks at the Constitution of Kenya
and other Acts of Parliament, which set out the laws governing the different sectors, involved in plan
preparation. To this effect, this section examines the requirements that inform the ISUDP’s planning
and implementation processes.
2.2 LEGAL FRAMEWORK

2.2.1 Kenyan economy in the East African region context
This section discusses various legislations, which formed the basis of the plan’s formulation. They are
mainly related to the preparation and implementation of physical development plans. The legislations
are aimed at improving uniformity in planning and development controls through provision of a
reference point in the plan preparation process; guidance of land use and developments and the
administrative procedures involved.
2.2.2 Constitution of Kenya 2010
The Constitution of Kenya (CoK) 2010 provides the overarching legislation that guide the preparation
of this ISUDP. Amongst its other provisions, CoK 2010 provides that every person has the right to
health care services, accessible and adequate housing, and reasonable standards of sanitation, clean and
safe water in adequate quantities, social security, and education (CoK 2010, Chapter 4 Bill of Rights,
Part 2 Rights and Fundamental Freedoms).
The Constitution of Kenya (CoK 2010 provides guiding principles in land management and reinforces
the sustainable exploitation, utilisation, management and conservation of the environment.
Development planning is inextricably linked to the ownership, use and management of land. Article
60(1) of CoK 2010 provides that land in Kenya shall be held, used and managed in a manner that is
equitable, efficient, productive and sustainable. For these purposes, the use of land and property shall
be regulated by the State “in the interest of defence, public safety, public order, public morality, public
health, or land use planning” (Article 66(1)).
CoK 2010 also provides for the devolution of government. With regards to development planning,
CoK 2010 laid down the objects of devolution as, amongst others, “to promote social and economic
development and the provision of proximate, easily accessible services throughout Kenya” (Article
174(f)).
Under Article 185, the respective County Assemblies have been given powers to receive and approve
plans and policies for the management and exploitation of the county’s natural resources and for the
development and management of its infrastructure and institutions. CoK 2010 also protects within it
the right to clean and healthy environment. It also promotes the sound conservation and protection of
environmentally fragile areas and forest reserves.
2.2.3 County Governments Act 2012
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Mavoko Municipality
Following the promulgation of the CoK 2010, the County Governments Act 2012 was mooted,
mandating County Governments to prepare county plans which include “cities and urban areas plans,”
amongst others. The said Act provides that the “county planning framework shall integrate economic,
physical, social, environmental and spatial planning” (Article 104(2)).
The Act further states that “County plans shall be based on the functions of the county governments
as specified in the Fourth Schedule to the Constitution and on relevant national policies” (Article106
(2).
2.2.4 Physical and Land Use Planning Act of 2019
This Act regulates physical planning and land use activities in Kenya. It empowers County governments
to regulate development within their areas of jurisdiction. Further, it empowers the Director of Physical
Planning to prepare various types of physical and land use development plans. In addition, the Act
provide how formulation of National, Regional and Local Physical development policies, guidelines
and strategies need to carried.
Under Article 20, the County Director of Physical and Land Use Planning’s responsibilities include;
advising the County Government on physical and land use planning matters that impact the County;
formulating County physical and land use planning policies, guidelines and standards; preparation of
County physical and land use development plans; and preparation of local physical and land use
development plans.
The Director also participates in the preparation of inter-county physical and land use development
plans and carries out research on matters relating to physical, and land use development planning at the
County level. In addition, the Director makes recommendations to the County Government on the
establishment of planning units as may be necessary.
The Act also stipulates the responsibility of the Directors office in maintaining the County land
information system to guide physical and use planning; communicate decisions of the County
Government on development applications; and issue development permissions and other development
control instruments under this Act with the approval of the County Executive Committee Member.
Article 36 mandates each County to develop a 10-year physical and land use development plan. The
plan should be in conformity with the National Physical and Land Use Development Plan and any
relevant Inter-County Physical and Land Use Development Plan.
According to Article 37, the Plan should provide an overall physical and land use development
framework for the county; guide rural development and settlement; provide a basis for infrastructure
and services delivery; and direct the use and management of natural resources. In addition, the plan
should enhance environmental protection and conservation; identify the proper zones for industrial,
commercial, residential and social developments; improve transport and communication networks and
linkages; and promote the safeguarding of national security among other purposes that may be
determined by the planning authority.
This Act lends guidance to the development of the contents of structure plans, development plans,
advisory plans, zoning plans, subdivision plans among other plans. The Act also stipulates the plan
preparation and approval processes.
Article 56 empowers the Machakos County Government; to prohibit or to control the use and
development of land and buildings in the interests of proper and orderly development of its area and
to consider and approve all development applications and grant all development Permissions
2.2.5 Urban Areas and Cities Act 2011
The Urban Areas and Cities Act is the legislation that implements article 184 of the Constitution of
Kenya; which deliberates on classification and management of urban areas in Kenya. The article states
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Mavoko Municipality
that the National Legislation will be responsible for the governance and the management of urban areas
and cities. This Act provides for the preparation of the Integrated City and Urban Areas Plans (Part 5
(40)).
In accordance with this Act, every city and municipality is expected to operate within the framework
of an integrated development plan which provides the basis for provision of infrastructural service. The
ISUDP for Mavoko is thus timely since it will be a ready platform for the County Government to use
as a spatial development framework.
The Urban Areas and Cities Act 2011 further provides that Town Committees should “formulate and
implement an integrated development plan” (Article 20(2-c)) as well as “control land use, land sub-
division, land development and zoning…within the framework of the spatial and master plans for the
(town) as may be delegated by the county government (Article 20(2-d)).” The integrated development
plan “shall bind, guide and inform all planning development and decisions and ensure comprehensive
inclusion of all functions” (Article 36(2).
2.2.6 The National Land Commission Act, 2012
As an Act of Parliament, the National Land Commission Act, 2012 provides amongst others the
functions and powers of the National Land Commission (NLC), qualifications and procedures for
appointments to the said Commission, and gives effect to the objects and principles of devolved
government in land management and administration. This Act plays a crucial role in developing
functional and tacit land information management systems both at national and county levels.
The Act establishes the NLC as the administrative structure for land management in Kenya. It outlines
the NLC’s functions as the management and administration of public, private and community land.
The Commission is required to establish offices and land management boards at the County level.
2.2.7 Environmental Management and Co-ordination Act 1999 Cap. 387
The Environmental Management and Co-ordination Act is the legislation that governs the management
of natural resources in the country. It upholds the importance of environmental protection. The Act
establishes an independent National Environment Management Authority (NEMA) to ensure
enforcement and implementation of the provisions of the Act. The Act provides for the public’s
involvement in any major development decisions, which have an environmental bearing. The Act also
has provisions for addressing environmental offences
The preparation of the ISUDP for Mavoko will be guided by the environmental principles set out in
the Act and aim to achieve an environmentally sustainable urban development framework.
2.2.8 Other sectoral laws
• Water Act, 2002: This Act of Parliament provides for the management, conservation, use and
control of water resources and the acquisition and regulation of rights to use water. It also
provides for the regulation and management of water supply and sewerage services. It
establishes the guidelines for the running of institutions involved in the management and
provision of water services.
• Land Registration Act of 2012: This Act gives the process of land registration for the different
land categories. It gives the process for the establishment of land registration units and land
registries. Though the survey output of this project will not be regarded as an authority on
boundaries, it will yield important data for the community land register.
• Land Act, No. 6 of 2012: The Land Act, 2012 gives effect to Article 68 of the Constitution that
calls for revision, consolidation and rationalisation of land laws to provide for the sustainable
administration and management of land and land-based resources. The Act calls for equal
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Mavoko Municipality
recognition and enforcement of land rights arising under all tenure systems and non-
discrimination in ownership and access to land under all tenure systems.
i. The provisions of this Act apply to all stakeholders in Mavoko since all developments
takes place on land. Amongst others, the Act stipulates the following: (1) equitable access
to land, (2) security of land rights, (3) sustainable and productive management of land
resources, (4) transparent and cost-effective land administration, (4) conservation and
protection of ecologically sensitive areas, (5) elimination of gender discrimination in law,
customs and practices related to land and property in land, and (6) encouragement of
communities to settle land disputes through recognized local community initiatives.
ii. The Act also provides for the conversion of land from one category to another for the
various listed purposes. It also prohibits the allocation of public land that has not been
planned and that does not have development guidelines.
• Forests Act, No. 7 of 2005: This is an Act of Parliament that provides for the establishment,
development and sustainable management, including conservation and rational utilisation of
forest resources for the socio-economic development of the country. It recognises that forests
play a vital role in the stabilisation of soils and ground water, protecting water catchment area
as well as absorbing greenhouse gases amongst other roles. The planning area has forested area
that will be considered in the planning process. Thus, the provisions of this Act will guide its
conservation, afforestation and utilisation of this forest cover by the local community.
• The Mining Act, Cap 306: This is an Act of Parliament geared towards the consolidation of all
the laws and other matters relating to Mining. This statute provides for matters relating to the
extraction of precious and non-precious minerals. The Planning area in Mavoko has significant
mining materials particularly for extraction of local building materials such as sand, building
stones, and lime.
• Antiquities and Monuments Act, Cap 215: Mavoko area has sites of special archaeological and
historical significance whose protection were considered in this ISUDP. Other legislation is
summarised in the table below
Table 3: Related legislation
Law Relevance
i. The Land Laws To amend the laws relating to Iand to align them with the
Amendment Act, No 28, Constitution and to provide for procedures on evictions from
2016 land, and for connected purposes.
ii. The Kenya Roads Act, To provide for the establishment of the Kenya National
2017 Highways Authority, the Kenya Urban Roads Authority and the
Kenya Rural Roads Authority, to provide for the powers and
functions of the authorities and for connected purposes.
iii. The Government Lands To make further and better provision for regulating the leasing
Act, Cap 280 and other disposal of Government lands, and for the other
purposes.
iv. The Registration of Titles To provide for the transfer of land through registration.
Act, Cap 281
v. The Land Titles Act, Cap To make provision for the removal of doubts that have arisen in
282 regard to titles to land and to establish a Land Registration Court.
vi. The Registered Land Act, To make further and better provision for the registration of title
Cap 300 to land, and for the regulation of dealings in land so registered,
and for purposes connected therewith.
vii. The Way leaves Act, Cap An Act of Parliament relating to way leaves and issues affecting
292 them.
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Law Relevance
viii. The Land Acquisition To make provision for the compulsory acquisition of land for the
Act, Cap 295 public benefit.
ix. The Survey Act, Cap 299 An Act of Parliament to make provision in relation to surveys and
geographical names and the licensing of land surveyors, and for
connected purposes.
x. The Land Act, 2012 To give effect to Article 68 of the Constitution, to revise,
(Ammended in 2016) consolidate and rationalise land laws; to provide for the
sustainable administration and management of land and land-
based resources, and for connected purposes.
xi. The Land Registration To revise, consolidate and rationalize the registration of titles to
Act, 2012 land, to give effect to the principles and objects of devolved
government in land registration, and for connected purposes.
xii. The National Land To make further provision as to the functions and powers of the
Commission Act, 2012 National Land Commission, qualifications and procedures for
appointments to the Commission; to give effect to the objects
and principles of devolved government in land management and
administration, and for connected purposes.
xiii. The Special Economic To provide for the establishment of special economic zones; the
Zones Act, 2015. promotion and facilitation of global and local investors; the
development and management of enabling environment for such
investments, and for connected purposes.
xiv. Machakos County To regulate and govern taxes, duties, levies, charges and fees; to
Finance Act, 2016 amend and align certain written laws relating to the collection and
management of county revenues; to set out county revenue
raising measures; and connected purposes.
xv. Machakos County To regulate quarrying activities; to ensure sustainable exploitation
Management of and utilisation of quarries; to provide for raising of revenue from
Quarrying Activities Act, quarrying activities; to provide for equitable sharing of the
2016 accruing benefits; and for connected purposes.
xvi. Machakos County Non- To regulate non-motorised vehicles activities; and for connected
Motorized Vehicles Act, purposes.
2016
xvii. Machakos County Public To provide for the management of public markets and stalls; and
Market and Stalls Act, for connected purposes.
2016
xviii. Machakos County To regulate commuter vehicle activities in the county and to
Commuter Motor Vehicle provide for order in the bus stations; and for connected purposes.
Act, 2015
xix. Machakos County Co- To give effect to section 7 (e) of Part II of the Fourth Schedule
operatives Societies Act, of the Constitution; to make provisions relating to the formation,
2015 registration and regulation of cooperative societies; and for
purposes connected purposes.
xx. Machakos County To provide for regulation on parking of motor vehicles on
Designated Parking designated parking areas; and for connected purposes.
Places Act, 2015
xxi. Machakos County E- To give effect to Section 2 (g) of Part 2 of the Fourth Schedule
Waste Management Act, to the Constitution; to establish the institutional framework for
2015 the management of e-waste; and for connected purposes.
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Law Relevance
xxii. Machakos County To provide for the general administration of revenue raising laws
Revenue Administration and other taxation laws; and for connected purposes.
Act, 2015
xxiii. Machakos County Ward An act of the County Assembly of Machakos to amend the
Development Fund Machakos County Ward Development Fund Act, 2014.
(Amendment) Act, 2015
2.3 POLICY FRAMEWORK

This subsection outlines the various Government and international policies which guided this ISUDP’s
preparation.
2.3.1 Kenya Vision 2030
The social pillar under Vision 2030 recognises that in order to achieve widespread prosperity in Kenya
there is need to have a just and cohesive society through key social sectors specifically; Education and
Training; Health; Water and Sanitation; the Environment; Housing and Urbanisation; as well as in
Gender, Youth, Sports and Culture.
• Education and Training sector: Kenya identifies education as a fundamental sector in equipping
citizens with understanding and knowledge that will enable them to make informed choices
about their lives and those facing the Kenyan society.
• Health Care: Proper health care plays a great role in a country’s economic growth and poverty
eradication.
• Water and Sanitation: The policy aims to ensure availability and access of water and improved
• Environment: the vision for the environmental sector is “a nation living in a clean, secure and
sustainable environment through pollution and waste management and environmental planning
and governance:
• Housing and urbanisation: The policy aims to provide the country’s population with adequate
and decent housing in a sustainable environment.
• Gender, Youth and vulnerable groups: Vision 2030 mainstreams gender equity in all aspects of
society. In this regard, gender equity will be addressed by making fundamental changes in four
key areas, namely: opportunity; empowerment; capabilities; and vulnerabilities stems having
reforms in the wore: Proper health care plays a great role in a country’s economic growth and
poverty.
2.3.2 National Land Use Policy
The overall goal of the National Land Use Policy (NLUP) is to provide a legal, administrative,
institutional and technological framework for optimal utilisation and productivity of land-related
resources sustainably and desirably at national, county and community levels. The NLUP is premised
on the philosophy of economic productivity, social responsibility, environmental sustainability, and
cultural conservation. Key principles informing it include efficiency, access to land use information,
equity, elimination of discrimination, and public benefit sharing.
The NLUP is cognisant of numerous factors that affect land use in Kenya which include geographic
and ecological features, population distribution, social, historical, cultural, and economic factors. Other
key factors are administrative, legal, institutional and policy instruments, investment, urbanization, and
land tenure. So as to ensure the efficient, productive and sustainable use of land, key measures shall be
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taken by the government (both national and county). The National government has put in place a NSP
to address land use matters at the national level while the county government is supposed to cascade
the plan and have a county spatial plan and ISUDP for the towns. Mavoko ISUDP is such a plan to
address land use policies in Mavoko Municipality.
2.3.3 National Land Policy (Sessional Paper No. 3 of 2009)
The National Land Policy (NLP) provides the principles for guiding land use management. Sustainable
land use is among the guiding principles outlined in the policy. Sustainability is one of the goals that
this ISUDP seeks to achieve through the prudent allocation and distribution of land uses in Mavoko.
The NLP also recommends development control as a tool in ensuring equitable and sustainable land
use. With this in mind, this ISUDP includes development standards, guidelines, and regulations to guide
its implementation. The NLP recognises land use planning as an important tool in land use management
which can address current challenges and create new opportunities for sustainable human settlements.
2.3.4 National Housing Policy (Sessional Paper No.3 of 2004)
This policy puts emphasis on land use planning and management as a critical tool in achieving adequate
and decent housing provision. It recognises that land related matters have deep socio-economic and
political impacts. Further, it argues that the mushrooming of informal settlements has been the result
of lack of comprehensive land use planning and management. The policy aims to promote planning of
human settlements which will include the re-planning of those that have inadequate infrastructure and
services.
The Mavoko ISUDP considers these aspirations especially in the planning of residential
neighbourhoods by ensuring provision of basic facilities and services. Considering that the National
Government is planning to set up major housing developments in the Mavoko area, this ISUDP will
guide the provision of complementally services and infrastructure to ensure that affordable housing
developments are well planned for.
2.3.5 National Urban Development Policy, 2017
This policy recognises that a major challenge in Kenya’s urban centres is their spontaneous and
haphazard growth which has taken place outside the purview of conscious urban planning intervention.
The goal of the National Urban Development Policy is to ensure orderly, competitive and sustainable
urban development that enhances physical, social and local economic development of the urban areas.
This will foster urban-urban and urban-rural linkages and improve the lives and livelihoods of millions
of the poor and marginalised in the country.
2.3.6 Integrated National Transport Policy (Sessional Paper No.2 of 2012)
This policy paper is anchored on the theme of ‘Moving a Working Nation’. It identifies challenges
hampering the transport sector in Kenya as a whole.
The Mavoko planning area faces numerous transportation challenges ranging from poor rood
conditions, narrow roads to missing links amongst others. Since the National Transport Policy’s vision
is to achieve an integrated transport system, Mavoko ISUDP seeks to open up the transportation sector
into realising the area’s development goals. The Mavoko ISUDP aims to bring out the potential of
Mavoko as a major transportation and logistics hub serving the larger NMR.
2.3.7 National Climate Change Response Strategy (2010)
The Strategy aims to strengthen and focus nationwide actions towards climate change adaptation and
greenhouse gas emission mitigation. It is therefore proposed that all government (national and county
government) and non-government institutions need to mainstream climate change proofing and
responsiveness in their programmes and projects. This plan will be subjected to Strategic
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Environmental and Social Impact Assessment (SESA) and all the projects will require and
Environmental Impact Assessment (EIA) to carried before approvals are granted.
2.3.8 Kenya Health Policy, 2014 – 2030
The objectives of the Health Policy are to transform the country into a middle level economy by:
i) Eliminating the burden of communicable diseases until they are of no major concern;
ii) Providing essential healthcare;
iii) Minimising exposure to health risk factors;
iv) Reducing the burden of violence and injuries;
v) Strengthening collaboration with health-related sectors; and
vi) Halt and reverse the rising burden of non-communicable health conditions.
The county departments in charge of health act as the link through which the national government and
the Council of Governors interact with various stakeholders. The preparation of the Mavoko ISUDP
will ensure that sufficient health facilities are provided for in the planning area.
2.3.9 National Government Big 4 Agenda
The Mavoko ISUDP will also seek to harmonise its objectives with the ‘Big 4 Agenda’ as proposed by
the national government. The Big 4 Agenda is anchored on the promotion of four areas, namely
manufacturing, universal healthcare, affordable housing and food security. This ISUDP will seek to
contribute to the manufacturing pillar of the agenda by proposing strategies on how to improve the
industrial sector in the Municipality. This will be achieved through the targeting of leather, construction
materials, mining, and iron & steel industries, which have also been prioritised by the national
government. The food security pillar will also feature predominantly in the plan through the proposal
of initiatives targeted at increasing the productivity of the agricultural and livestock sectors. The plan
provides strategies on urban agriculture related to irrigation and value addition. The plan also advocates
for food storage and construction of new markets to increase to food. The universal healthcare and
housing pillars will also be addressed through the provision of health infrastructure in the Municipality
and setting aside land for residential development, respectively.
2.3.10 The Physical Planning Handbook, 2005
The Physical Planning Handbook, 2005, provides general guidelines as to the standards to be followed
when developing various land uses. It is a tool used by Local Authorities in carrying out development
control and also in the preparation of Physical Development Plans. The Handbook helps to ensure that
strong controls are exercised so to secure proper use of land and ensure that planning objectives are
achieved.
2.3.11 The Building Code
The Building Code gives guidelines on Development of Buildings for various uses including amongst
others Industrial, Commercial, and Residential. It controls access to properties, building heights, the
provision of open areas and other issues pertinent to development of sustainable living environments.
2.4 NATIONAL, REGIONAL & LOCAL PLANS

2.4.1 National Spatial Plan
The National Spatial Plan (NSP), which covers a long-term period of thirty (30) years from 2015-2045,
addresses land use, socio-economic and environmental issues to achieve balanced and sustainable
spatial development and optimal land use across the country. The NSP provides comprehensive
strategies and policy guidelines to deal with issues of rural and urban development, modernising
agriculture, infrastructure, energy production, mining and industry, and sustainable human settlements.
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It will provide a spatial framework for anchoring Vision 2030’s flagship projects. The NSP is also a
coordinating framework for various sectors involved in spatial planning and implementation. The NSP
forms the basis upon which lower level plans in the country shall be prepared which include Regional
Plans, County Spatial Plans, Local Physical Development Plans, and Urban Plans.
Mavoko ISUDP is a sub-set of the National plan and will be addressing issues in the National Spatial
Plan at the local level.
2.4.2 Nairobi Metro 2030
Nairobi Metro 2030 provides the policy direction for the development of the metropolis to support
Kenya Vision 2030. Nairobi Metro 2030 envisions the NMR to become a “world-class African
metropolis” characterised by world-class working environment, living environment, business
environment, and governance. Its key result areas are the following:2
• Build an internationally competitive and inclusive economy for prosperity;

• Deploy world-class infrastructure and utilities for the region;
• Enhance mobility and connectivity through effective transportation;
• Enhance the quality of life in the region;
• Delivering a unique image and identity through effective place branding;
• Ensure a safe and secure region; and
• Build world-class governance systems.
2.4.3 Spatial Planning Concept for Nairobi Metropolitan Region
The Spatial Planning Concept (SPC) for NMR provides the physical direction for the region’s
development in support of Kenya Vision 2030 and Nairobi Metro 2030. It provides a holistic
“conceptual framework” that defines the future spatial growth of the NMR and thus provides a guide
in the preparation of local development plans. The SPC promotes a land use system intended to ensure
the development of an “environmentally sustainable region” that will: 3
• Build an internationally competitive and inclusive economy for prosperity;

• Deploy world class infrastructure and utilities for the region;
• Optimise mobility and accessibility through effective transportation;
• Enhance the quality of life and inclusiveness in the region;
• Deliver a unique image and identity through effective place branding;
• Ensure a safe and secure Nairobi Metropolitan Region; and
• Employ World Class Metropolitan Governance Systems.
Key parameters that are provided in the NMR Spatial Plan that will guide the development of the
ISUDP for Mavoko is its envisioned Economic Function of being an “Industrial Town” and its role in
the proposed settlement hierarchy for NMR, 2030 of as part of a “Growth Centre” along with Limuru,
Karuri, Juja, Kitengela, and Loitoktok.
2 Nairobi Metro 2030, Chapter 4, pp. 45-80

3Spatial Planning Concept for NMR, page ix
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Table 4: Economic Targets for Urban Centres
Spatial Units Envisaged Function

1. Ruiru Trading Town
2. Thika Industrial Town
3. Limuru Agro based Industrial Town
4. Kiambu Administrative -cum- Agro based Industrial Town
5. Juja Service Town
6. Kikuyu Agro based Industrial Town
7. Karuri Agro based Industrial Town
8. Githunguri Agro based Industrial -cum- Administrative Town
9. Gatundu Administrative Town
10. Machakos Administrative -cum- IT Industrial Town
11. Mavoko Industrial Town
12. Kangundo/ Tala Trading Town
13. Kathiani Service Town
14. Ngong Industrial Town
15. Kitengela Service Town
16. Ongata Rongai Service Town
17. Kiserian Service Town
18. Namanga Trading Town
19. Isinya Service Town
20. Bissil Service Town
21. Kajiado Administrative -cum- Service Town
22. Loitoktok Administrative Town
23. Sultan Hamud Transit Town
24. Magadi Industrial Town
Reference: Spatial Planning Concept for NMR
Table 5: Proposed Settlement Hierarchy for NMR, 2030
Settlement
Level Settlements Characteristics
Hierarchy
Nairobi- Ngong-
Regional • Highest administrative functions
I Ongata Rongai-
Complex • Specialised & world class facilities
Ruiru Complex
• Tertiary activities
Thika, Kikuyu, • Administrative function/ County

Sub-Regional headquarters
II Kiambu,
Centre • Higher level infrastructure
Machakos, Tala/
• Secondary & tertiary activities
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Settlement
Level Settlements Characteristics
Hierarchy
Kangundo, • Strong industrial base
Kajiado
• Planned to decongest Nairobi &

developments in the surrounding regions
IIA Priority Town New Towns • Designed with specialised facilities on the
basis of world class norms
• To be planned as special packages and
special focus for development
• Intermediary towns
Limuru, Karuri,
Juja, Mavoko, • Important role in promoting rural
III Growth Centre Kitengela, development and in achieving a balanced
Loitoktok distribution of urban population
• Provide functional linkages between the
smaller towns and Sub-Regional Centre
• Small towns having linkages with immediate
rural hinterlands
Gatundu,
Githunguri, • Is the higher order village having central
Kathiani, Kiserian, location and potential for development
IV Market Centre within its catchment area with relatively
Namanga, Isinya,
Bissil, Magadi better services and facilities in terms of
education, health, communication,
accessibility and has the capacity to serve a
group of Basic villages
To be identified as • Would cater to the rural hinterland as agro-

Central Village part of sub- service centre in the collection and
V distribution of agricultural goods and
Centre regional plans
services with processing, marketing,
warehousing and storage facilities.
VI Basic Village All villages
Source: Spatial Planning Concept for NMR
2.4.4 Machakos Country Integrated Development Plan (CIDP), 2018 - 2022

The ISUDP is also contextualised with the Machakos County Integrated Development Plan (CIDP),
which envisions Machakos as “A First World County with high quality life to all citizens in a clean and
secure environment. The CIDP is to transform livelihoods through speedy, efficient, inclusive and
sustainable development.”
The priorities of the County Government were laid out as a framework for the CIDP. These priorities
are: Provision of water to all the households in the County; improve health services within the County;
improve security; enhance food security; improve education and social welfare; enable wealth creation;
job creation; set up tourism and cultural centres; control sand harvesting; creation of modern, clean and
efficient markets and proper land use and issuance of title deeds.
Sectoral mission statements provide more specific frameworks for the realisation of the above priorities
as well as provide strategic direction to the identification of programmes and projects. These are
enumerated below:
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Table 6: Sectoral mission statements
Sector Mission statement
i. Environment To put in place a sound environmental management system for

sustainable development
ii. Social To ensure delivery of quality, sustainable, accessible and affordable
Infrastructure social services and infrastructure.
iii. Local Economy To be the leading Sub-county in Kenya in terms of economic growth.
iv. Transport To provide, efficient, and reliable connectivity to all areas through a
better road & railway system
v. Physical To offer clean water, adequate and affordable energy and
Infrastructure telecommunication systems to Mavoko residents round the clock
vi. ICT To be the most IT-efficient Municipality in Kenya
vii. Solid Waste To set rules and regulations to help guide solid waste management
Management which will ensure a clean and healthy environment;
viii. Energy To ensure that all Mavoko Sub-county residents have 100% access to
affordable energy.
ix. Water Supply To that, there is enough water supply for both domestic and industrial
use.
x. Governance Public Participation to ensure proper policy implementation and zero
tolerance to corruption.
xi. Land and Land To have a well-zoned Mavoko Municipality in order to achieve
Use orderly and sustainable urban growth without conflict of land use
The County does not yet have a County Spatial Plan. Nonetheless, the spatial planning objectives
provided in the CIDP’s County Spatial Framework provide general direction to the preparation of the
ISUDP. Amongst others, these include:
• Suggest intervention measures to protect and conserve fragile ecosystems;

• Suggest an integrated spatial framework to guide the sustainable utilisation of resources and
bring services closer to the people; and
• Spur rural-urban inter-linkages and hasten economic growth and development.
2.5 INSTITUTIONAL FRAMEWORK

There are several key institutions relevant to the preparation of Mavoko ISUDP. They include National
Government, County Government, and non-state actors.
Institutional mandates for planning in Kenya are examined in relation to urban planning at various
scales. Schedule Four of the Constitution of Kenya (2010) distributes planning functions across a two-
tier government: national and county governments with provisions for coordination across the two
levels. Planning roles and responsibilities at both the national and county governments are governed by
the Constitution of Kenya 2010 under Chapter 5: Land and Environment, particularly Article 66. The
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Fourth Schedule Part 1 (21) and (32) forms the foundation of national government planning mandates
while Part 2 (8) of the schedule forms the foundation of county governments planning mandates.
At the county level, planning mandates also are governed by County Governments Act, 2012 Part XI:
County Planning (Section 102-115) and Urban Areas and Cities Act, 2011 Part V: Integrated
Development Planning (Section 36-42). The Physical and Land Use Planning Act. 2019, governs the
planning framework under Schedules 1, 2, 3 and 5 (matters to be considered in spatial planning); Part
V (framework control for development control) and Section 16, 17 and 24 (purpose and content of
spatial plans). Intergovernmental Relations Act No.2 of 2012 forms a basis in planning mandates under
Part III: Transfer and delegation of powers, functions and Competencies (Section 24-29) and Part IV:
Dispute Resolution Mechanisms (Section 30-36). Moreover, statutory instruments (PPA 1, 2, 5, 6 & 7)
serves as tool for development control. The following shows table for allocation of planning mandates
from the aforementioned powers.
Table 7: Roles and responsibilities
Level of
Roles and Responsibilities
Government
• Formulating general principles, policies, standards and guidelines of land

planning.
• Preparation and approval of the National Physical Development Plan,
National National Policies i.e. land use.
Government • Planning at international boundaries within Kenya borders among
Tanzania, Uganda, Somalia, South Sudan and Ethiopia.
• Coordination of Regional Spatial Plans/Inter-County Spatial Plans.
• Capacity building and technical support to counties.
• Planning research at the national level
• Preparation, approval and implementation of County Spatial

Development Plans, Local Physical Development Plans, County
Integrated Development Plans, Integrated Strategic Urban Development
County Plans, Sectoral Plans, development control and enforcement.
Government • Formulating county-specific policies.
• Implementing national policies, standards and guidelines.
• Planning Research at the county level.
• Approval of plans.
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The National-County Government Operational Linkages in planning are further presented on Figure
5.
Figure 5: Institutional linkages between National and County Government stakeholders

Source: Urban Planning for City Leaders Handbook
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Figure 6: Organogram of the Machakos County Government

Source Field Survey 2018
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Mavoko Municipality
2.5.1 Cross-Cutting Stakeholders

Key stakeholders usually include; government agencies; civil societies that include civil society
organizations themselves, residents’ associations, community-based organizations, non-governmental
organizations and the community at large; the private sector; developers and property owners (donor
agencies or development partners) and local businesses inter alia. Stakeholders should be spatially
mapped to ensure that there is even representation across the Mavoko Municipality. Public participation
whether in form of public consultation and decision making are to entailed leaders and stakeholders.
Likewise, the public shall be engaged in budget and policy formulation, planning and social service
delivery priority setting. These are vested from the powers provided by the Constitution of Kenya, 2010
(Articles 174, 201 and 232); County Governments Act, 2012 (Section 47, 91, 99-100); Public Finance
Management Act, 2012 (Section 125, 128, 131 and 137) and Urban Areas and Cities Act, 2011 (Section
21 and 22).
Table 8: Key Sectoral Government Agencies
Institutions/Organizations Roles and Responsibilities

Responsible for managing Kenya’s national government
National Treasury
finances.
Charged with the following functions: national lands policy and
management; physical planning; land transactions; survey and
mapping; land adjudication; settlement matters; rural settlement
Ministry of Lands and planning i.e. eco-village; land reclamation; land registration;
Physical Planning national spatial infrastructure; land and property valuation
services administration; administration of public land as
designated by the constitution; and land information systems.
The Ministry consists of the following five State Departments:
State Department for Transport; State Department for
Infrastructure; State Department for Housing and Urban
Development; State Department for Maritime and Shipping
Affairs; and State Department for Public Works. These
Ministry of Transport,
departments have various roles and responsibilities. For
Infrastructure, Housing &
example, the State Department for Housing and Urban
Urban Development
Development is responsible for among others housing policy
management; development and management of affordable
housing; management of building and construction standards
and codes; shelter and slum upgrading; and urban planning and
development.
The main functions of the ministry include environment and
natural resources policy formulation and review; sustainable
management of mineral resources and environmental
Ministry of Environment & conservation; continual development of a geodatabase for
Natural Resources integrated natural resources and environmental management
systems; promoting environmental management activities; and
enforcing compliance with regulations and guidelines among
others.
Established under Article 67 of the Constitution of Kenya, 2010.
Responsible for among others managing public land on behalf
National Land Commission of the National and County Governments; recommending a
(NLC) national land policy to the national government; advising the
national government on a comprehensive programme for the
registration of title in land throughout Kenya; and monitoring
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and oversight responsibilities over land use planning throughout
the country.
Established by the Environment Management and
Coordination Act, No. 8 of 1999. Key agency in charge of
National Environment
coordination of environmental management activities; ensure
Management Authority
compliance with environmental guidelines, and advise
(NEMA
government on legislative measures concerning environment
management.
State corporation, established under the Kenya Roads Act 2007
under section 3, 4 and 5 with the responsibility for the
Kenya National Highways management, development, rehabilitation and maintenance of
Authority (KeNHA) international trunk roads linking centres of international
importance and crossing international boundaries or terminating
at international ports.
State Corporation established by the Kenya Roads Act 2007
Kenya Urban Roads under Section 9, 10, 11 and 12 with the core mandate of
Authority (KURA) management, development, rehabilitation and maintenance of
National urban trunk roads.
Established under the Forest Act of 2005. Mandated to
Kenya Forest Service (KFS) conserve, develop and sustainably manage forest resources for
Kenya social-economic development.
Water Resources Established under the Water Act, 2002. State Corporation under
Management Authority the Ministry of Water and Irrigation mandated in nation-wide
(WRMA) water resources management.
Established under Section 19 of the Intergovernmental
Relations Act (2012) with the mandate to provide a mechanism
for consultation amongst Counties County Governments, share
Council of Governors of
information on performance of the counties in the execution of
Kenya (CoG)
their functions, facilitate capacity building for governors and
consider reports from other intergovernmental forums on
national and county interests amongst other functions.
Constitutes of County Assembly and County Executive
Committee with responsibilities outlined under Constitution
2010 Part 2 (Fourth Schedule, Article 185 (2), 186 (1) and 187
(2).
The responsibilities of the County Assembly include: exercising
the powers of enacting laws at the county level; acting as an
County Governments Entities oversight on the County Executive; and approval of plans and
policies for smooth operation and management of resources and
county institutions.
The County Executive is charged with the responsibility of
exercising executive power at the county level, implementing
laws for the administration of the county as well as carrying out
other executive functions of the county.
A statutory body established in 2004 through an Act of
Parliament (Investment Promotion Act No. 6 of 2004).
Kenya Investment Authority
Mandated in promoting investments in Kenya. Responsible for
(KenInvest or KIA)
facilitating the implementation of new investment projects,
providing After Care services for new and existing investments,
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as well as organizing investment promotion activities both
locally and internationally.
A state corporation established under the Micro and Small
Micro and Small Enterprise Enterprise Act No. 55 of 2012. The Act was developed through
Authority (MSEA) a stakeholder’s consultation process. Tasked in financing,
training, infrastructure development and policy development.
Established as a limited liability company (Companies Act, Cap
486) of the laws of Kenya to address indigenization of
Kenya Industrial Estate Ltd
businesses, capital formation, regional dispersion of wealth,
(KIE)
exploitation of local resources, undertake special government
projects and offer business advisory services.
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3. THE PLANNING AREA
3.1 LOCATION AND LAND AREA

Mavoko Municipality is located in Machakos County and borders Nairobi City to the West. The
Municipality covers Katani and Joska on Kangundo road and extends to Muthwani-Lukenya and
Makutano (Kyumvi) to the East where it borders Machakos County. It covers Kapiti plains to the
Southwest towards Kitengela area where it borders Kajiado East Municipality and to Embakasi at the
Nairobi City border.
Athi River Township is the major urban centre and headquarters of Mavoko Municipality. The town
is located 25 km southeast of the nation’s capital Nairobi along the Nairobi-Mombasa Highway. The
town grew as an industrial town, initially, as a result, now-defunct Kenya Meat Commission (KMC)
processing plant. The KMC plant collapsed in the mid-1980s and, as hundreds of workers were laid
off, the town faced a labour crisis and an upsurge in poverty. This sparked a rise in the rate of poverty
and with it the growth of informal settlements in the township. The town has since somewhat recovered
with the establishment of several cement factories and an EPZ concentrating on textiles. More
industries are being established within Mavoko area.
Other major urban centres include Utawala, Joska, Katani, Mlolongo, Syokimau, Kyumvi (Makutano)
among other upcoming centres dotting the Municipality.
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Mavoko Municipality
Map 1: Planning area in National Context

Source: VisionRI
27
Mavoko Municipality
Map 2: Planning area in Regional Context

Source: VisionRI
28
Mavoko Municipality
Map 3: Planning area in Local Context

Source: VisionRI
3.2 ADMINISTRATIVE UNITS

Mavoko Municipality covers an area of 827.2 km2 and is composed of 4 wards with 8 sub-locations.
The planning area covers 84,389.40 4 hectares, whose respective land areas are presented in
4
Notice: The planning area boundaries as obtained from the official cardastral data.
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Mavoko Municipality
Table 9 and Map 4 shows Mavoko’s administrative units.
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Mavoko Municipality
Table 9: Administrative Units and their Areas
Area in hectares
Ward/ Sub-location Share in %
Ward Sub-location
Athi-River 7,633.50 9.05%
Athi River Town 4030.39
Athi-River North 3603.11
Kinanie 38176.43 45.24%
Mathatani 28700.68
Kinanie 9475.76
Muthwani 36185.04 42.88%
Ngelani 6378.15
Katani 7382.11
Muthwani 22424.78
Syokimau 2394.43 2.84%
Syokimau 2394.43
Totals 84,389.40 84,389.40 100%
Source: Adapted from KNBS 2009 Population and Housing Census
Below Map 20 is Mavoko Municipality’s base map, which shows existing features like the roads, rivers,
railway, contours, water bodies and land parcels.
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Mavoko Municipality
Map 4: Administrative Units Map
32
Mavoko Municipality
Source: VisionRI
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Mavoko Municipality
3.3 DEMOGRAPHIC FEATURES

The boundaries of the Mavoko planning area was agreed to include the entire Mavoko Municipality
which is residential. The total population of the area being planned was 139,502 and 322,499 in 2009
and 2019 respectively recording a percentage increase of 131% as shown in the table below.
3.3.1 Historical Population Size and Growth
The previous household population of Mavoko sub-county is 2009 was 139,502, while the current
population of Mavoko as per the 2019 census is 322,499 persons. The number of households is 111,207,
indicating an average household size of 3 persons. Main factor associated with this growth is mainly
urban migration. Projections by end of planning period (2030) is estimated to be 617,403. The
population of Nairobi and Machakos County at large are among the key county areas in metropolitan
region that have continued to experience high rates of demographic transition over time. This is mainly
due to urban rural and rural urban migration as well as population rise. The rise in population in these
areas has led to sprawl of increased housing demand in Mavoko/Athi River area which acts as a
dormitory zone for the adjoining counties. The dynamisms of population growth of Nairobi City
County, Machakos County specifically Mavoko has changed drastically.
This metropolitan convenience has enticed great investments. Large tracts of agricultural land have
been subdivided to pave way for real estate investments. In the last few years booming real estate sector
within Mavoko Sub-County has occasioned fast and unpredicted growth that has translated to
unplanned settlements. Consequently, the pace and rate of growth has outstripped levels of service
provision. Areas that provide residence to majority of the resident population have no;
i. Piped water network;
ii. Public sewerage mains;
iii. Adequate social amenities;
iv. Well-structured and planned zoning plans; and
v. Social infrastructure to cater for urban community systems.
From the foregoing rise in population it’s apparent that Mavoko Sub County should institute effective
urban planning to guide and control developments such as family planning to avoid strain on the
physical amenities from growth of informal settlements. The community policing should be enhanced
to reduce insecurity, also subsequent sub division should set apart land for expansion of service
infrastructure and development of social amenities like health centres, schools, stadia, recreation sites
among others.
Table 10: Historical Growth of Population, 2009 and 2019
Population % Pop. Change

Ward
2009 2019
Athi River 51,293 84,906 65.5
Kinanie 17,538 28,479 62.3
Muthwani 28,517 35,522 24.5
Syokimau/Mlolongo 42,154 173,592 311.8
Total 139,502 322,499 131.1
Source: KNBS 2009 and 2019 KNBS Population Census Reports
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Mavoko Municipality
3.3.2 Population Projections

• Population Density: Mavoko Municipality’s population density is expected to increase from 166
persons per square kilometre in 2009 to 615 persons per square kilometre by the end of the
planning period. This is as shown in Table 11 below.
Table 11: Mavoko Population Density Projection to 2030
Density (persons per Sq. Km.)

Area in Sq. Km.
2009 2013 2019 2023 2030
841.14 166 219 386 436 615

Source: Based on 2019 KNBS Population Census Report
The Municipality’s population is expected to grow from 322,499 in 2019 to about 617,403 by the end
of the planning period. These people will thus require expanded services and facilities in order to be
served better.
Table 12: Mavoko Population Projections to 2030
Population Projections
Ward Sex
2009 2019 2030
Males 27,238 42,993 82.293

Athi River Females 24,055 41,911 80,222
Total 51,293 84,906 162,520
Males 10,007 12,951 24,789
Kinanie Females 7,531 15,521 29,709
Total 17,538 28,479 54,512
Males 15,416 18,485 35,382
Muthwani Females 13,101 17036 32,608
Total 28,517 35,522 67,993
Males 23,466 87,323 167,146
Syokimau/ 18,688 86,268 165,127
Females
Mlolongo
Total 42,154 173,592 332,275
Total 139,502 322,499 617,403
Source: Based on KNBS 2019 Population Census
3.3.3 Distribution of Population by Age and Sex

In terms of distribution by sex and age, the population is generally young with over 50% of the
population aged between 0 and 29 years. This character calls for heavy investments in social services
especially basic education including Early Childhood Development and Education (ECDE), primary
and secondary schools as well as health care and housing.
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Mavoko Municipality
Table 13: Distribution of Population by Age and Sex in Mavoko Planning Area, 2019
Age Male Female Total

0-4 19,333 18,904 38,237
5-9 15,883 15,783 31,666
10-14 13,906 14,093 27,999
15-19 11,545 13,371 24,916
20-24 18,475 22,287 40,762
25-29 20,704 20,986 41,690
30-34 18,378 17.306 35,684
35-39 14,315 12,351 26,666
40-44 10,889 8,646 19,535
45-49 8,272 5,603 13,885
50-54 5,230 3,388 8,618
55-59 3,363 2,196 5,561
60-64 2,034 1,390 3,424
65-69 1,029 812 1,841
70-74 567 445 1,012
75+ 399 604 1,003
Total 164,322 158,177 322,499
Source: Based on KNBS 2019 Population Census
The age distribution picture presented in the table above is confirmed in the population pyramid for
Mavoko presented below.
MAVOKO MUNICIPALITY POPULATION

2019
70-74YRS
65-69YRS
60-64YRS
55-59YRS
50-54YRS
45-49YRS
40-44YRS
35-39YRS
30-34YRS
25-29YRS
20-24YRS
15-19YRS
10-14YRS
5-9YRS
0-4YRS
Male Female
Figure 7: Mavoko Municipality Population Pyramid as per 2019 Census
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Mavoko Municipality
3.4 NATURAL RESOURCES AND ENVIRONMENT

3.4.1 Topography
Machakos County where Mavoko is located has a variety of topographical features. The landscapes are
largely tablelands that rise from 700m to 1700m above sea level and series of hills, the highest which is
Kilimambogo or Ol Donyo Sabuk which rises to 2,144m above sea level. Machakos is bound in Kapiti
and Athi plains in the Western part, Athi River in the North which curves the solitary hill of Ol Donyo
Sabuk to flow to the South East.
Rising steeply to the North East of Athi River is Yatta Plateau which is broken by occasional hills, the
plateau extends into the basin of River Tana. In the central part of the County, there are hill masses
which includes Ol Donyo Sabuk, Kangundo, Kanalu ranges, Mitaboni, Mua, Kiima Kimwe and Iveti.
The sub-County is generally flat, gently sloping towards Mombasa road. Sabaki River which cuts across
the Syokimau Zone has also caused formation of wetlands due to the low-lying topography. The area
is a plateau hence making most of the feeder roads in Syokimau estates and business centres are
impassable.
Figure 8 River Sabaki forming wetlands within Syokimau area

Source: VisionRI 2020
3.4.2 Slope Analysis

The understanding of the terrain and slope within the planning area is important in that it shows the
areas where developments can take place. While the low lying and flat areas are prone to disasters such
as flooding, areas that are too hilly are prone to soil erosion and this has a greater cost implication in
infrastructure development.
Mavoko’s terrain is flat in the North West areas of Syokimau, low lying channel to the central area and
hilly towards Mua area. This analysis shows the areas that are prone to floods which will require proper
preventive measures. It also shows the hilly regions that would necessitate conservation measures. Map
21 shows the landscape details in Mavoko.
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Mavoko Municipality
Map 5: Slope analysis in Mavoko

Source: VisionRI, 2018
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Mavoko Municipality
Map 6: Topography Map

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Mavoko Municipality
3.4.3 Geology & Soils

Geology
The planning area is mainly located on a plateau by the name of Kapiti plains that stretches from Konza
to Athi River Town with hills like Mua and Lukenya. The Municipality at the eastern border zone of
Rift Valley. The geological history of the area has been dominated by volcanic activities and mainly
comprises of thick succession of lavas (volcanics) and sediments of Kainozoi cage. These lie directly
on the rough dissected and folded erosional surface of the basement system. The basement system
rocks (Schists and gneisses) form the foundation of the folded Precambrian crystalline rocks of the
Mozambiquan Belt. Apart from these, the rocks are considered to be younger than Miocene.
The geology of the area is comprised of tertiary volcanics underlain by basement complex of
Precambrian rocks. The oldest of these rocks is the Kapiti Phonolite which covers a vast area to the
east and northeast of Machakos. There are no volcanoes from which the phonolite could have been
extruded so it is assumed to be the result of eruption from fissures or small vents. The Kapiti Phonolite
rests on the sub-Miocene surface, and may date from the Miocene by analogy with other parts of East
Africa, where similar flows overlie sediments containing Miocene fossils. Kapiti Phonolite collected at
the bridge over the Stony Athi river on the Nairobi-Mombasa road was dated at 13 million years placing
it in the Upper Miocene age 5 . The largest outcrop of the Kapiti Phonolite is found in the east and
north-east forming the western part of the Kapiti plains.
Map 7: Geology distribution in Mavoko

Source: VisionRI
5
Matherson 1966
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Mavoko Municipality
Soils
There is a close relationship between geological formation, topography and soils. Mavoko lies on an
area of predominantly black cotton soil. The thickness of these soils varies with the geological sequences
of the area. The weathering process of the Kapiti Phonolite results to the formation of the orange-
brown lateritic soil below the dark grey black cotton soil. They are poorly drained, have low infiltration
rate and low permeability, and are capable of significantly upholding any released contaminants to the
groundwater.
The black cotton soil or vertisol has a high content of expansive clay (60%) known as montmorillonite
that forms deep cracks during drier seasons. Alternate shrinking and swelling cause self-mulching –
where the soil material consistently mixes itself. Vertisols typically form from highly basic rocks such
as basalt and phonolites in climates that are seasonally humid or subject to erratic droughts and floods,
or due to impeded drainage. The shrinking and swelling of vertisols can damage buildings and roads,
leading to extensive subsidence. The figure below illustrates the soil types distributed within the
Municipality.
Emerging Issues: Soil Pollution
Soil pollution is an environmental challenge in farming areas of the Mavoko due to use of fertilisers
and chemicals in leading to soil poisoning hence interruptions of the natural and productive soils. The
artificial fertiliser interferes with soil nutrients and soil structure. Soil pollution affects underground
water when chemicals leach and surface water is affected by soil pollution when run-off is experienced
during rainfall6. There is new to create more awareness on the need to use natural fertilizers and reduce
use of pesticides by adoption natural biological controls of pesticides.
6
DeKimpe & Morel, 2000
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Mavoko Municipality
iii.
Map 8: Soil typolopgy Map
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Mavoko Municipality
3.4.4 Water Resources

Within the volcanic areas, where the volcanic rocks rest on an old bevelled land surface, an aquifer is
probably provided by the weathered gneiss of that surface. Numerous boreholes have been sunk in the
area, particularly through the volcanic rocks. In general, it may be said that boreholes sited on volcanic
areas are more successful than those sited in Basement System rocks. Main sources of water include
river Athi, boreholes and wells. The Municipality has a water supply network provided by Mavoko
Water and Sewerage Company though the supply is largely unreliable with consumers going days
without water. There is need to explore and harness rainwater for general use to minimise pressure on
the existing water supply. The main rivers in Mavoko are Athi River, Mto wa Mawe and Mathatani
drain, which flow northwards towards the main drainage flow that take the water to the Indian Ocean.
Emerging Issues: Water Pollution
Sewerage systems in Athi river town and Nairobi City have been poorly planned and hence have led to
water pollution in River Athi river which acts as a main water source not only in among the residents
but also for the downstream residents of the country. This has been declared a disaster affecting many
people across generations both directly and indirectly. Site pollution by poorly maintained and managed
dumpsites through poor solid waste management. Water pollution is a major challenge in the Mavoko
and Kitengela planning areas. The main causes of water pollution are:
i) Industrial waste discharge: There are cases where a number of factories in the area discharge
waste is directly into Athi River;
ii) Grey and raw sewer discharge in the storm drains especially from informal settlements and
other areas with sewerage system or due to sewer blockage and untreated sewer;
iii) Waste oil from garages and vehicles;
iv) Uncollected garbage also finds its way into water bodies; and
v) Athi River also suffer from upstream pollution from Nairobi and other towns where the river
passes through The picture of Athi River below shows is a perfect example of the intensity of
water pollution in the area.
Figure 9 Athi River upstream pollution due to lack of effluent discharge system
Source: Field study 2019
The main causes of water pollution in upper catchment are the open sewers and poor drainage system
in the Municipality. Sewer coverage is limited to Athi River CBD and the industrial area. The rest of
the areal relies on on-site sanitation systems such as the septic tanks, sewer line, domestic bio-systems,
and pit latrines. The planning areas have challenges regarding installation of effluent discharge systems
such as the bio-digesters due to geological formation. In other cases, there is use of undeveloped plots
as garbage dumps within the Municipality. In addition, disposal of sewer water into the open drainage
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Mavoko Municipality
system is also another major challenge facing the Municipality. In Athi River, hazardous waste from the
slaughterhouse i.e. animal blood and waste is disposed of directly to the river, which drains to the dam.
Consequently, the water has been contaminated and it is highly toxic. This poses health-threatening
risks to the residents. Some individuals have diverted water from main rivers for agricultural activities.
The effects of the water pollution include:
i. Loss of aesthetic value of the river ecosystem;
ii. Poor water quality to levels unfit for human or animal consumption;
iii. Groundwater pollution;
iv. Soil pollution;
v. Benthic organisms such as diatoms have also reduced in population; and
vi. Decrease in aquatic life population over the years.
Figure 10 Industrial waste discharge into Athi River

Source: Field study 2019
3.4.5 Vegetation
Mavoko is characterised by a variety of vegetation cover. The lower part of Mavoko and Kitengela
planning areas are wildlife ranches. The area is also a wildlife corridor that serves animal migratory route
to Nairobi National Park, Amboseli and Oldonyo Sabuk game reserves. However due to lack proper
planning most of these wildlife corridors have been encroached by human activities adversely affecting
the wildlife natural habitat.
Prominent vegetation on the higher altitudes (above 1,700 m) includes remnant evergreen forest
(Podocarpus spp.) and bracken, mist forest, and evergreen thicket clumps in grassland. Most of this has
been replaced over the years with Casuarina equisetifolia and varied eucalyptus species. Elevations at 1,200-
1,700 m are dominated by Combretum species, Acacia/Commiphora and Commiphora/Sanseveria thorn bush
grades into semi-desert vegetation.
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Mavoko Municipality
Map 9: Vegetation map in Mavoko SubCounty

Figure 11: Acacia species

Source: Field Survey, September 2018
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Mavoko Municipality
Figure 12: Indigenous tree species

Figure 13: Vegetation cover along Athi River

The lower part of Mavoko has wildlife conservation areas as shown in figure 26 below. The area is also
a wildlife corridor that serves animal migratory route to Nairobi National Park, Amboseli and Oldonyo
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Mavoko Municipality
Sabuk game reserves. However, due to lack of proper planning, most of these wildlife corridors have
been encroached by human activities adversely affecting the wildlife natural habitat.
Figure 14: Wildlife within conservation areas in Mavoko Sub-County

Figure 15: Bird species attracted by wastes dumpsite in Mlolongo area

Further Mavoko is part of the Athi-Kapiti plain ecosystem, which used host one of the most diverse
population of wildlife in the country in the entire ecosystem. It is located beside the Nairobi National
Park. Developments, including the rapid growth of Nairobi and the progressive fencing of land, have
drastically reduced the extent of that former ecosystem, and the numbers of large mammals, both wild
and domesticated, it can support. The rapid development of industries and residential settlements along
the Mombasa-Nairobi Highway has also altered the animal migration corridor, which was once beautiful
scenery. Since the mid-1980s, these pastoral and rich wildlife areas have progressively been partitioned
and fenced off, reducing their accessibility to livestock and wildlife. Encroachment to the National Park
has also increased cases of human-wildlife conflict.
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Mavoko Municipality
3.4.6 Climate
Air pollution has been experienced in Mavoko, NMTC, and neighbouring Kitengela planning areas due
to limestone mining (excavation) and cement manufacturing which results in excessive dust. Dust
results in unclear corridors and cumulative impacts on human and animal health. Plants also find it
difficult to survive when their leaves and trunks are blocked hence hindering their gaseous exchange
and photosynthesis processes affected. Air pollution is mainly due to dust, mining and industrial
activities. Natural dust is due the nature of loose soils in the area, mining is caused dust from quarrying.
Industrial pollution is associated with the several cement factories which emit dust due to production
process. Other factories located in Mavoko release gases and other pollutants into the environment.
Other sources of air pollution are vehicles, industries, emissions from the use of charcoal and firewood,
and municipal sources such as the open burning of waste. The increasing number of cars in the planning
area intensifies air pollution problems. Vehicles emit significant levels of air pollutants, including
greenhouse gases and the precursors of smog.
Charcoal burning targeting mainly indigenous tree species such as Acacia tortilis and Acacia abyssinica, is
a very prevalent energy source in the area. This leads to emission of carbon dioxide (CO2), carbon
monoxide (CO), and methane (CH4) which send tiny particulates into the air. The impact of air
pollution, it adversely affects human health and the environment. Particulates are associated with
respiratory and eye diseases, as asthma, lung cancer, and conjunctivitis, especially in the young and
elderly who are more vulnerable. Air pollution is also a major contributor to effects such as acid rain,
which has been responsible for much damage to soil, fish resources, and vegetation, often very far from
the sources of emission.
In Syokimau area, different zones were identified and each zone, the existing and the proposed zoning
plan. The 50% of the land has been developed and the rest not yet. It constitute of the industrial,
commercial and residential zones. In the first phase, it was mostly zoned as an industrial but the few
industries in the area were conflicting with the already existing residential areas. The existing industries
in the area are Sarin Industrial Park and SEMCO Industrial Park.
Figure 16 Light industry between residential estates

Source: Field Survey, 2018
3.4.7 Noise Levels

The planning areas experience significant noise emanating from industries, which use noise-generating
machinery in production like cement manufacturing, and steel plants as well as quarries that use
explosives. Noise pollution also comes from automobiles such as public vehicles, Lorries, excavators,
power back-up generators, posho mills, and trains, amongst others. Other sources of noise pollution
include churches and other business premises such as loud music from bars and other entertainment
joints.
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Mavoko Municipality
3.4.8 Quarrying Activities

In recent years, Mavoko Municipality has become the epicentre of the impacts of quarrying activities.
Until the year 2000, the only cement factory in the area was East Africa Portland Cement. In the last
ten (10) there are other companies namely Simba Cement, Mombasa Cement, Savannah Cement,
Bamburi Cement, Blue Triangle, The East Africa Portland, Rhino Cement, and Athi River Mining, such
as they have also opened quarries and plants in the area. The emission of dust from the industries has
resulted to both land degradation and air pollution in the Mavoko area. Mavoko and MNTC planning
areas have over 200 quarries mainly SS Metha, Key Construction, Aristocrats Quarries, H-Young, Orbit
Quarries, Blue Stones Quarries, Silverstones Quarries, Epco Quarries, Mugoya Construction, Kirinyaga
Construction Quarries, Anite Quarries, BM Construction Quarries among others, which are artificially
large open pit in which extraction of rocks, stones, sand gravel, construction aggregate and limestone
has occurred. The extraction is mainly as raw material for industrial use, road construction or housing.
The extraction process is done either by hard labourers or by machinery with the aid of blasts and
explosives in large scales in Mlolongo and Lukenya areas.
Figure 17: Some of the visited quarries in Katani, Mavoko Planning area
Mavoko and NMTC planning areas are home to Kenya most manufacturing industrial town Mavoko.
The industries here most depend on the natural resources that is the cement companies depending on
the mines of limestone that is the main ingredient in cement manufacturing. Quarries in are scattered
as there is no designated quarry zone, land for Agriculture, land for residential development or industrial
development since Kenya has not implemented the Land use policies. Quarry mining boost economic
development and much investors must be attracted to be able to supply the increasing market for the
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Mavoko Municipality
construction or expansion of new airports, railways, new road corridors, industries and housing among
other many structural development.
Figure 18 Quarrying Activities by Mugoya Construction Company in Katani

The quarries in Mavoko and NMTC planning areas pose a great hazard to both the environment, people
and the economic development in general. The impacts are as follows:-
i. Quarries and quarry activities cause injuries and deaths to people from blast from explosive as
they directly hit people.
ii. Quarries and quarrying weaken the soil structures causing mild land movements as a result
residential structures develop cracks and collapsing eventually.
iii. Quarries store surface runoff and since they are not maintained and restricted, they have
become death traps to locals especially kids who go swimming. This waters also are mosquitoes
breading groups bring the killer disease (Malaria) to the locals.
iv. Air Pollution: This results as the dust rise from explosives in blasting process, the dust pollution
cause respiratory complications, skin rashes, eye itching in humans, plant and wild animal’s
deaths or migration away from their natural habitat.
v. Quarrying also destroy the natural landscaping, therefore, losing of the beauty.
vi. Agricultural land is also lost as the land is converted to be a mine zone, this is dangerous as it
results to food shortage, this is reflected national causing once a food secure country to import
maize among etc.
vii. Quarries and quarrying also lower water tables, making the already scarce resource in the area
scarcer.
viii. Un-rehabilitate quarry may attract dangerous wild animals like the poisonous cobra, black
mamba and hippos.
ix. Abandoned quarries are lose hence mostly encouraging soils erosion and collapsing that may
results to deaths and lose of properties.
x. Sand quarries also causes direction of water flow along the Athi River, this is dangerous to the
downstream ecosystem.
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Mavoko Municipality
Figure 19 Quarrying Activities in Katani

Source: Field survey 2020
Figure 20: Poorly decommissioned Quarry site in Mlolongo (left) and Quarry materials washed down
the valley (Katani)
With both the negative and positive impacts of quarries and quarrying, the negative impacts must be
minimized to enable sustainability to enhance the wellbeing of all. Some of the proposed management
are as below:
i. Policies: especially the land use policy that will enable to designate the quarrying area from
residential to Agricultural land, this will minimize the dangers the quarries are posing to the
locals. This will also attract back the withdrawing investors due to community oppositions and
court battles.
ii. Regulations and Monitoring: this must be done in licensing and keeping out illegal minors that
are exploit the local jobless by paying peanuts and avoid the payment of taxes. This will ensure
that a given investor rehabilitates his/her given quarry to be safe after the end of the activities.
Regulating also ensures proper quarrying methods are applied during the active quarrying
activities.
iii. The county and the National government to undertake rehabilitation projects to make the
abandoned quarries to be safe and generate income to the locals i.e. by creating dams for
sporting activities and fishing.
iv. Rehabilitate the abandoned quarries by planting trees to compact the soil to minimize soil
erosions.
v. Land restoration in Environmental areas must be done, so the land usage returns to it original
state.
vi. The investors must fence the quarries, the restrictions makes the quarry to be safe.
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Mavoko Municipality
vii. Also the quarry owners should use indicators when necessary especially those close to the road
to protect the road users.
viii. Technologies for quarrying together with their methods should improve to be environmental
friendly and also user friendly.
ix. Tree seedlings be made available by the County and National government so as to be planted
back immediately after the quarrying activities.
x. The county and the National government should invest in research on methods that can
substitute blasting.
xi. Every quarrying activities/investment must be submitted to EIA and EA.
xii. Seminars must be organized to train and educate employees on environmental conservation.
xiii. Workers at the quarry site must observe work place measures provided by quarry owners every
time.
3.4.9 Climate
Mavoko Municipality’s climate is semi-arid. It has two rainy seasons, the long and the short rain seasons.
The Municipality has a bimodal rainfall pattern with the long rain season starting at the end of March
and continues up to May, while the short rain season starts at the end of October and lasts till
December. The annual average rainfall ranges between 500mm to 1300mm. The area has a mean annual
temperature of 26ºC, which ranges between 20.4ºC in the upper highlands to 34ºC in the midlands
Mavoko area. Low temperatures are experienced in July and August while January, February and March
are the hottest months. Temperatures have risen throughout the County.
Rainfalls have become irregular and unpredictable, and when it rains, downpour is more intense. In
addition, the County remains dry for the better part of the year. The mean maximum temperature is 24
-26oC and the mean minimum temperature is 12-14o C. The coldest months being July to August, while
October to March are the hottest. The recent downpour (long rains between March and May 2018 left
rivers such as Athi River and Mto wa Mawe that cuts across the county and fed by Ngong hills flooded
and wrought havoc to people residing near riparian land such Green Park Estate in Athi River.
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Mavoko Municipality
Map 10: Rainfall distribution map

Source: Vision RI Consultants, 2018
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Mavoko Municipality
3.4.10 Climate Change & Vulnerability

Climate plays an important role in many socio-economic and environment activities since it determines
the space-time distribution of the world's resources; about 90 per cent of all-natural disasters world-
wide are climate-related; and about 10 per cent of the disasters often emanate from geological, biological
and technological/anthropogenic activities. Climate change is considered as one of the serious threats
to sustainable development globally. Studies have shown that about 90 % of the disaster afflicting the
world are related to severe weather and extreme climate change events. Impacts of the projected climate
change are expected in many sectors such as environment, human health, food security, economic
activities, natural resources and physical infrastructure. Disaster is a serious disruption to the
functioning of a community or a society involving widespread human, material, economic or
environmental losses and impacts, which exceeds the ability of the affected community or society to
cope using its resources.
Evidence of climate change in the County: Temperatures have risen throughout the County. Rainfalls
have become irregular and unpredictable, and when it rains, downpour is more intense. Besides, the
County remains dry for the better part of the year. The mean maximum temperature is 24 -26oC and
the mean minimum temperature is 12-14o C. The coldest months being July to August, while October
to March are the hottest. The recent downpour (long rains between March and May 2018 left rivers
such as Athi River and Mto wa Mawe that cuts across the county and fed by Ngong hills flooded and
wreaked havoc to people residing near riparian land such Green Park Estate in Athi River.
There is a general decline of rainfall in the main rainfall season of March-Mayy (the “Long Rains”). In
other words, drought in the Long Rains Season which has greatly affected residents and the agricultural
sector.
Impacts of Climate Change:
• Poverty - this has led to many people living in slums such as Kisumu Ndogo in Athi River and
some parts of Machakos junction (Kyumvi) and Mlolongo,
• Reduced agricultural activities- majority of people especially in Konza area depend on rainfall
fed agriculture which has reduced due to unpredictable rainfall patterns,
• Drought- this has affected mostly Konza ranch and Lukenya hills where livestock keeping is
practised,
• Food insecurity,
• High unemployment, and
• Environmental degradation due to experienced flooding.
Adaptation to Climate Change:The following strategies have been useful in curbing the detriments of
Climate Change:
• Real-time weather information provision: Strategic partnerships with agricultural information

providers such as KARI/KALRO Katumani and Meteorological department, to provide up-
to-the-minute and seasonal forecasts, in order to increase preparedness for weather-dependent
activities in the Sub-County. Evidentially, such information also strengthens the resilience of
the communities living dependably with the ecosystem.
• Provision of drought-resistant farm inputs: In addition to pest and disease resistant seeds and
seedlings, this would increase the productivity of the land for agricultural land uses
• Practising water harvesting techniques: Taking advantage of the immense potential of rain and
stormwater through construction of dams and water pans, de-silting of dams/pans and rock
catchment systems; and through building capacity for water quality improvement in order to
promote water efficiency measures. The recent construction of the Katumani – Konza –
Machakos – Tala – Kangundo road link left homesteads in Konza area with water pans after
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Mavoko Municipality
scooping murram for the construction of the road. The development plans must consider
protection of natural resource bases i.e. using soil and water conservation techniques.
• Eco-friendly agriculture: such as intercropping and use of compost and animal manure to boost
harvests on land. Alternatively, greenhouse agriculture could add value to the climate change
mitigation measures.
• Climate proof infrastructure: Ensuring that the physical infrastructure adopted is climate-proof
over its lifespan, including in its design to withstand the harsh climatic conditions, e.g. structures
that can withstand strong winds, tides as well as high temperatures.
3.4.11 Emerging Issues in Environmental Protection
The environment is an important aspect to consider when planning so as to make provision for friendly
and sustainable development. This ISUDP has considered the conservation of rivers, dams, hills,
wildlife rangelands and other environmentally fragile areas to ensure compatibility of land uses. Some
aspects have been considered in the plan for consideration:
• Agriculture: The areas in Mavoko Sub County with high potential for agricultural production
are Utawala, Athi River and Muthwani. There are two types of agricultural systems in the sub
County namely Irrigation Agricultural and Rainfed Agricultural System. The major crops grown
in the area include beans, maize, peas, chich peas, dolichos, arrow roots, sweet potatoes, cassava,
Irish potatoes and millet. The one which depends in irrigation are vegetables and feruits. They
include; pawpaw, bananas, mangoes, avocadoes, apples, passion fruits, tomatoes, cabbage,
guavas, onions, fresh beans, carrots, okra, kales, karalla, turia, duohi, valore, thin and big chilies
(Machakos District Planning Unit,2006).
Large scale farming in Mavoko Sub County includes a flower farm which takes place mostly in
Lukenya and Athi River. Some of the large farms are Primarosa, Waridi, Sunrose and Banbros
among others. Subsistence agriculture is also practiced with maize and drought resistant crops
such as millet and sorghum being grown due to the areas semi-arid state. They are crops affected
by floods as they cannot stand a lot of water especially legumes. Limited yields result due to
flooding which leads to hunger accelerating community’s susceptibility to disasters. The
livestock production is mainly practiced in both low and high potential areas of Mavoko Sub
County. The dairy farming mostly zero grazing is more predominant in the high potential areas
of Ruai, Utawala, Athi River and Kyumvi. The ranches are practiced in low potential areas of
Kapiti and Lukenya and most of them keep beef animals. The animals reared includes; Goats,
sheep, pigs, rabbits, and donkeys.
• Health: The sector is influenced by extreme weather events such as droughts and heavy rain
that causes flooding causing air and water vector borne diseases such as malaria, cholera and
typhoid and other diarrhoeral diseases.
• Soil Pollution: Soil pollution affects underground water when chemicals leach and surface water
is affected by soil pollution when run-off is experienced during rainfall7. There is neeed to
create more awareness on the need to use natural fertilizers and reduce use of pesticides by
adoption natural biological controls of pesticides.
• Quarrying Activities: Currently, most of the ballasts and other building materials used in the
region comes from Mavoko and its environs. There is need to implement manning and
environmental regulations to ensure compliance
7
DeKimpe & Morel, 2000
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Mavoko Municipality
• Water Pollution: Water pollution is a major challenge in the Mavoko. The main causes of water
pollution include:
o Industrial waste discharge: There are cases where many factories in the area discharge waste
is directly into Athi River;
o Grey and raw sewer discharge in the storm drains especially from informal settlements and
other areas with sewerage system or due to sewer blockage and untreated sewer;
o Waste oil from garages and vehicles whose operational environment is not yet regulated in
Mavoko and upstream;
o Uncollected solid waste also finds its way into water bodies including harmful leachate that
flows under the soil; and
o Upstream pollution from Nairobi and other towns where the Athi River passes through.
Figure 21: Polluted Athi River

Source: Field survey, 2018
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Mavoko Municipality
Figure 22: Polluting effluence flows through residential apartments

As result of water pollution, Mavoko experiences poor water quality unfit for human or animal
consumption; groundwater and soil pollution; loss of aesthetic value of the river, decline and extrication
of riverine species fish, diatoms and other aquatic life.
Encroachment of wetlands and riparian areas has led to flooding during rains with recent experience as
shown in Figure 23 and Figure 24 below.
Figure 23: Residential houses encroaching on Mto-Mawe riparian reserve

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Mavoko Municipality
Figure 24: Housing scheme on Athi River riparian reserve

• Threats to wildlife: Initiallly, Mavoko has had a legacy for providing lush pasture areas that
encourage flourishing game and wildlife. These include herbivores and small carnivores. A
number of conservation regions and ranches are located in the Sub-County. This is however
under threat. If the rapid development in the Sub-County remains unregulated, it will encroach
on the wildlife conservation areas that have been a valuable asset. Appropriate measures should
put in place including forging strategic partnerships with the corporate organizations and the
surrounding community, in order that requisite interventions are installed, especially in line with
conserving the natural environment around the conservation areas in the Sub-County.
• Air Quality: In Mavoko this is mainly due to dust, mining and industrial activities. Natural dust
is due the nature of loose soils in the area, mining is caused dust from quarrying. Industrial
pollution is associated with the several cement factories which emit dust due to production
process. Other factories located in Mavoko release gases and other pollutants into the
environment.
Figure 25: Air emission in Athi River

Source: Field work, 2018
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Mavoko Municipality
Other sources of air pollution are vehicles, industries, emissions from the use of charcoal and
firewood, and municipal sources such as the open burning of waste. The increasing number of
cars in the planning area intensifies air pollution problems. Vehicles emit significant levels of
air pollutants, including greenhouse gases and the precursors of smog. Charcoal burning
targeting mainly indigenous tree species such as Acacia tortilis and Acacia abyssinica, is a very
prevalent energy source in the area. This leads to emission of carbon dioxide (CO2), carbon
monoxide (CO), and methane (CH4) which send tiny particulates into the air.
The impact of air pollution, it adversely affects human health and the environment. Particulates
are associated with respiratory and eye diseases, like asthma, lung cancer, and conjunctivitis,
especially in the young and elderly who are more vulnerable. Air pollution is also a major
contributor to effects such as acid rain, which has been responsible for much damage to soil,
fish resources, and vegetation, often very far from the sources of emission.
Figure 26 Dust emission from industries and construction sites

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Mavoko Municipality
Figure 27 Dust emission from quarry sites in Mlolongo

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Mavoko Municipality
Map 11: Environmentally fragile Areas

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Mavoko Municipality
• Noise Levels: Most of the noise comes from industries that use noise-generating machinery in
production like cement manufacturing, and steel plants as well as quarries that use explosives.
Noise also comes from automobiles such as public vehicles (matatus), Lorries, excavators,
posho mills, and trains, amongst others. Other sources of noise pollution include churches and
other business premises such as loud music from bars and other entertainment joints.
The following presents a summary of the challenges to and potentials of the planning area from a
Natural Resources and Environment perspective:
The major challenges facing natural resources and the environment include: Pollution of water
resources, degradation water catchment areas, mining through quarrying activities, conversion of
agricultural land into quarries and other land uses, air pollution, noise pollution, inadequate waste
management system, major development/construction activities, land-use change and informal
settlements.
Mavoko Municipality benefits from the availability of natural resources such as construction stones and
available land for residential and commercial development thus the fast growth is experienced.
3.5 ECONOMIC ACTIVITIES
3.5.1 Introduction
Mavoko is one of the towns experiencing rapid urban sprawl in Kenya as Nairobi’s industrial area
expands towards Athi River along the Nairobi-Mombasa highway. Mavoko has an estimated 2019
population of 322,499 and its growth has been stimulated by its proximity to Nairobi. Indeed, up to
30% of the population commutes to Nairobi to work every day, putting a lot of pressure on the urban
body's capacity to deliver services to residents. Primarily an industrial and service town, Mavoko is now
growing fast, with its current population expected to rise by almost three times over the next two
decades 8. While over 40% of the town’s land is covered by residential apartments and houses, 30% are
occupied by industrial and transport industries.
Figure 28: Cement Manufacturing Factory in Athi River

Spatial Planning Concept for Nairobi Metropolitan Region

8
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Mavoko Municipality
3.5.2 Local Economy

As per the SPC for the NMR, 19.03% of Mavoko residents are employed. Less than 1/5th of those
employed are engaged in the formal sector. While 8,279 persons are employed in the formal sector,
36,266 are in the informal sector. Both the population and the employment ratio are expected to grow
multiple times by the year 2030.
About 76.53% of the population in Mavoko is engaged in the service sector. The second most
important activity - employing 11.96% of Mavoko residents is manufacturing. The remaining
population is employed in construction, transport and agriculture. The main forms of business in
Mavoko town were therefore identified, as discussed below.
• Service: The main forms of business in Mavoko Municipality are small size enterprises such as
retail shops and canteens selling food products, clothes, electronics, meats, shoes, hardware,
saloons, Barbershop, etc. Jua Kali industry, including activities like carpentry, welding and metal
fabrication also provide livelihood to many residents. The informal sector employs a large
proportion of Mavoko’s labour force but it is neither regulated nor is its potential fully utilised.
The most common professions within the informal sector in the slums are small retail trade,
hawking, bicycle repair, carpentry, furniture making and hairdressing. Lack of services and the
overextended bureaucracy hamper its development potential. These limitations should be
addressed holistically and the informal sector should be recognised as an important partner in
poverty reduction.
• Manufacturing: The manufacturing sector is a key source of economic gains in the Municipality,
employing a substantive section of the employed population. The town is home to several large
factories and manufacturing plants, refineries, and international steel companies. Construction,
too, is a key potential activity. The private sector in Mavoko, largely unregulated and operating
in isolation, has the potential to be a valuable partner in urban development. Large cement
companies, for instance, can participate and offer their expertise in housing programmes.
• Transport is another key economic activity in the town; people are employed in motorcycle,
matatu and lorry businesses. Those with motorcycles transport people and small goods within
the Municipality, while matatus transport people and goods to and from areas outside it. Lorries
are hired for the transportation of heavy goods like cements, timber, construction stones and
others.
As Mavoko’s population expands, the demand for services, such as food, water and construction
materials will rise. With a good set of resource endowments, water business, quarrying, agriculture and
sand harvesting are key economic activities employing residents of the Municipality, and Mavoko is
expected to become largely self-sufficient as far as these requirements are concerned. These also present
opportunities to perform higher-level tertiary/service tasks for economic growth.
3.5.3 Economic Catalysts
There is substantial potential and hope for growth and expansion of business activities in Mavoko. The
strong industrial base, which is a major source of employment for semi- and unskilled labour, is one of
the key factors that is guiding its current economic growth. The other key economic catalysts that will
guide Mavoko’s economic performance have been identified below:
• Availability of space for expansion: The availability of space for expansion in Mavoko and its
outskirts will favour the construction of more establishments such as manufacturing units,
industries, farmlands, houses and apartments. The land is affordable compared to other towns,
at a close distance of 20-25 km to Nairobi, thus favouring the influx of construction activities,
businesses, people and economic growth. Industries, particularly, are expanding fast because of
the availability of space and the affordability of land.
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Mavoko Municipality
• Population growth due to substantive migration to the Municipality, a high a birth rate, market
size as well as demand for industrial and agricultural products, residential space, and services
are likely to boost, thus creating market opportunities for these goods and services. Amongst
the urban centres within the NMR, Mavoko has the fourth highest population growth of
17.76%.
• Location: The town’s proximity to Nairobi and the Nairobi-Mombasa highway which traverses
the town presents many opportunities for economic growth. It is also a stopover for all the
trucks to and from Mombasa, thus having a large and dynamic consumer base for the locally
available and produced goods and services.
• Revenue Base: Mavoko has a good revenue base. The main sources of revenue are land and
plot rates, quarry fees, licences and central-local transfers under the Local Authorities Transfer
Fund. Despite its efficient revenue collection system, the County Government lacks financial
resources to provide urban services and there is a need to assess how much of this is due to
lack of decentralisation, political problems or other factors. With a potential for the provision
of world-class municipal services, this Municipality will become an attractive hub for economic
activities as well as residences.
• Public Sector Commitment: There is an increasing interest of government entities, donors and
civil society organisations in Mavoko Municipality. There are a number of on-going economic
strengthening programmes being implemented and aimed at reducing poverty, upgrading slums,
tackling water, sanitation and environmental issues, provision of housing, employment-creation,
etc. As things improve, investment confidence will rise and the impact of these programmes
will be seen on the economic performance of the Municipality.
3.5.4 Key Economic Planks
Mavoko Municipality is primarily an industrial-service activity hub. The SPC for NMR envisages
Mavoko as an Industrial town. The overall role of Mavoko has been identified as an ‘Intermediary town’
having a key role in promoting rural development and in achieving a balanced distribution of urban
population. It is also intended to act as a sub-regional centre and provide functional linkages between
the smaller towns.
Mavoko is under pressure from economic growth and development. Urban expansion would attempt
to invade environmental quality areas as the planning process rarely internalises externalities on
environmental destruction. In effect, the price of developmental activities and the investments made in
the Municipality are not representative of the socio-environmental costs of urbanisation, thus leading
to non-optimal investment decisions and ultimately, over-exploitation of resources. These aspects need
to be addressed in the strategic planning for the development of Mavoko.
Keeping the above considerations in view, and after a thorough consultation process, the following
sectors in Mavoko have been identified to have to be strategically planned and supported to act as
potential economic drivers and enhance the Municipality’s future growth and sustainability.
i. Industrial Hub: The rapid growth of Mavoko is due both to industrial expansion in the area
and because people working in Nairobi and Machakos find it more affordable to live in Mavoko
and commute to work. Employment patterns in Mavoko have changed considerably from cattle
ranching in the 1950s to commercial and industrial activities today. The collapse of the Kenya
Meat Commission in 1993 caused a labour crisis and an upsurge in poverty. The Municipality,
however, benefited from the establishment of an EPZ and a growing number of other industrial
entities, such as cement producers, mining, flower farming, horticulture, distillers, and
quarrying. These industries are the main employers in the area and attract large number of semi-
skilled and unskilled workers from around the country. The EPZ alone, for example, employs
around 10 percent of Mavoko’s total population.
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Mavoko Municipality
Mavoko’s economic landscape is dominated by the presence of numerous industries varying

from distillers to cement companies and flower farms. The Municipality should be developed
as an industrial hub and, in the process; the following factors are expected to act as comparative
advantages:
• Existence of key industries: The primary factor acting as an impetus to this process is the
large and already existing set of established industries such as Bamburi Cement, Savanna
Cement, Mombasa Cement, Simba Cement, Athi River Mining Cement, East Africa
Portland Cement, Kappa Refineries, international steel companies and Jua Kali industry in
the Municipality. These industries have created employment opportunities for people living
in Mavoko and its surrounding areas.
• Location, accessibility and connectivity: Mavoko’s strategic location as the likely expansion
area of the Greater Nairobi Metropolitan Region and its proximity to two busy highways
connecting Nairobi with the port of Mombasa and Tanzania offers it great potential for
industrial development. It is also linked to Mombasa port, Nairobi airport and thus to the
rest of the world though marine, road and air traffic. Mavoko is expected to receive huge
spill-over benefits of the growth of export-oriented and other industries in the
Metropolitan Region.
• Export Processing Zone’s location in the Municipality is expected to boost export-oriented
industries and businesses. With one of the seven EPZs in Kenya located in the town, it is
expected to initiate, promote and provide attractive investment opportunities for the
export-oriented business ventures in the country. The EPZ will fuel the flow of FDI to the
town by implementing a range of appealing fiscal, logistical and administrative incentives
to ensure lower cost operations, rapid set-up and smooth and hassle-free functioning. The
EPZ could support all export-oriented investments but could particularly help develop
projects and attract companies in the areas of food processing, fresh produce, packaging
for shelf ready products, wooden products, leather and animal based products, jewellery
and gemstones, pharmaceutical products and herbal medicines, medicinal supplies,
cosmetic and personal care products, packaging products, textiles, commercial handicrafts,
transport equipment, electronic and electrical goods, building materials & furnishings, data
processing & audio-visual services and consultancy and professional services.
Mavoko’s rapidly expanding industrial and manufacturing base attracts low-skilled workers
from all over Kenya making it one of the fastest growing sub counties in Kenya. As
industries expand in the town, there will be an opportunity for preparing the local residents
to participate in the functioning of these industries, calling for establishment of educational
institutions, particularly those catering to vocational training. Town’s economic growth
strategy needs to keep at fore this potential for human capital formation.
ii. Logistics Hub: Mavoko is a stopover for all the trucks to and from Mombasa, hence increasing
consumers of the locally available and produced goods and services. The town’s location calls
for the establishment of a Logistic Centre for freight transport and market facilities. A Logistic
centre would foster complementary tertiary and service activities as a multiplier of economic
activity and wealth, and would determine the whole economy of the corridor, leading to
substantial economic benefits to the entire NMR. The Logistics Centre would also have a
secondary benefit on the traffic; it will take away from the road all the trucks’ parking and
vehicle
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Mavoko Municipality
Figure 29: A Model of a logistic centre

iii. Maintenance activities: The hub will offer an ideal location for companies and industries to set
up not only their manufacturing bases but also to have large distribution-cum-warehouse
facilities. Mavoko is poised to exploit the potential in logistics and warehousing with its
distribution centres and warehouses. Captive and speculative warehousing activity should see
more private players getting active in this area. Sourcing firms can also look to set up their
supply chain nerve centres in Mavoko, while industrial units continue to remain active and grow
in the area.
Forward linkages of the establishment of the logistics centre will be seen in the following two
ways, further supporting the town’s growth and development:
• Improved Investment Climate: Setting up of a logistics centre will act as a pull factor to
attract the existing industries to expand in the region, and other industries to shift bases to
the town. Higher industrial and commercial investments including the inflow of FDI,
appears as a compelling consequence of this strategy.
• Growth in Transportation Sector: As industries shift their bases to the town and make use
of the available logistics, warehousing and storage facilities, there will be an opportunity to
bring a boom in the transportation sector. With a number of lorries and trucks already
plying across the Municipality, carrying people and freight to and from the entire NMR,
there will be a huge potential for the setup and growth of transport companies, which will
provide supply and distribution services to the industries based therein.
Mavoko appears to offer a good opportunity for the expansion of the NMR and therefore, the area is
of strategic importance. Mavoko’s rapid growth, however, has led to an explosive growth of slums
around strategic locations close to industries and other places of employment. Urban poverty is
prevalent in Mavoko as a large proportion of its residents live in slums, and the income gap is growing
larger. This unequal development is noticeable in Mavoko where luxurious residential buildings are
mushrooming alongside slums, separated by a high fence.
The Municipality administration is faced with the challenges of responding to these changes and to
guide the Municipality’s physical, spatial and economic development, as well as of addressing rapidly
increasing urban poverty. Decentralisation and strengthening of Mavoko’s financial and revenue
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Mavoko Municipality
mobilisations are vital for improved performance. Further, there is a need for broad-based partnerships
that utilise the full potential of the private and informal sectors in urban development and poverty
alleviation. Lastly, the Municipality administration has to concentrate on improving its capacity in terms
of physical, economic, and environmental planning, and to focus on pro-poor policies and equitable
and efficient urban management.
3.5.5 Cooperative Societies
Like in other parts of the country, cooperatives are the backbone of the economy in Mavoko
Municipality. Public transport in the Municipality is run by cooperatives and so are some of the
agricultural activities and micro-finance institutions. Hence, the cooperative movement is the bedrock
of the Kenyan economy. In Mavoko, there are cooperatives operating in the public transport and motor
cycle transport sectors. These are shown in the table below.
Table 14: Cooperative Societies in Mavoko
Type of Cooperative Number Status

Transport 6 Active
Motor Cycle Business 1 Active
Total 7
Source: Interviews and Focus Group Discussions, 2015
All the seven cooperatives that respondents reported in Mavoko Town are active. Motorcycle operators
also run a cooperative society for the members indicating that the sub-sector is set to contribute
significantly to growth. Public transport vehicle operators contributed the bulk of the cooperatives and
indicated that more operators are joining existing cooperatives.
3.5.6 Challenges and Potentials
The Consultant and stakeholders have together identified the challenges and potentials to the growth
of businesses and economy in Mavoko as summarised below:
Table 15: Challenges and Potentials
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Mavoko Municipality
Administrative Challenges
• Single business permits: The license fee to start up a business is very

high and has been increasing over the years. This often discourages
those who are willing to start up a business.
• Bureaucracy and Entrepreneurial hurdles: Complications and long-
procedures at the Municipality level in the acquisition of approval to
start up a business.
• Transportation Fee: Industries are facing a lot of difficulties especially
with regards to the transportation of their goods from one county to
another using their marked/labelled vehicles. They are charged high
prices, thus incentivising industrialists to deal only in the international
market.
Infrastructural Gaps
Challenges
• Infrastructure: The main roads and feeder roads in Mavoko Sub
County are very poor and inadequately maintained. Most feeder roads
are not tarmacked hence become impassable during rainy seasons.
• Sewer lines and the drainage system: There is no adequate sewer line
in Mavoko which has led to undesirable sanitation conditions in many
locations. This hinders the growth of businesses engaged in food
products as well as hotels. The drainage system is very poor, often
leading to flooding and destruction of road banks.
Policy and Planning Issues
• Planning: The plan that is used in Mavoko is outdated and has no

zoning system. Construction is happening everywhere haphazardly -
residential houses, industries, schools, and parking are all located at
the same place. This hinders the growth of businesses. Pollution also
hinders the growth of residential estates.
There are numerous factors that facilitate the establishment of businesses
and economic activities in Mavoko. They include the existing industrial
base; available space for expansion; a well-developed network of
Potentials
commercial, transport and other services; an established banking industry;
location advantage and its proximity to two busy highways connecting
Nairobi with the port of Mombasa and Tanzania; EPZ; investment
attractiveness and its proximity to Nairobi.
3.6 LAND
Land has diverse meanings and perceptions among different communities. It is these that remain central
in shaping man and land relations in these societies. A disruption of the relations thus triggers new
realities such as emerging new tenure relations and conflicts that are prevalent within Mavoko Sub
County. In addition, land it should be appreciated is more than a commodity. It is further viewed as a
capital asset and regarded as a source of identity (See Kenyatta, 1937). This section of the plan report
presents issues related to land administration and management against a background of rapid
urbanisation fuelled by social, environmental, economic, political and technological transformations.
Key among the factors is rural-urban migration, declining agricultural productivity and climate change
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Mavoko Municipality
among others. Land remains important for its diverse aesthetic, cultural and traditional values. Besides,
it is one of the most important factors of production in the economy.
In Mavoko Sub County like in other place across the country, land is broadly used for farming, livestock
rearing government reserves, townships, game reserves, ranches, industrialization, mining, housing and
sporting activities. The increased demand for land in Mavoko for industrial, residential, commercial and
specialised real estate development has put pressure on land. As a consequence, land prices are on a
steady increase, this in the end limits access to land.
The absence of a concise County Land Use Policy has led to the proliferation of informal settlements,
pressure on existing infrastructure services, endemic congestion, environmental degradation, unplanned
urban centres, pressure on agricultural land and conflicts. Through this ISUDP, Mavoko Municipality
will ensure proper land planning, effective and efficient utilization of land available to ensure maximum
benefits are realized.
This section of the plan presents the land situation in the sub county focusing existing and evolving
tenure relations, ownership and access, changing land uses, land management and administration
processes, land market dynamics, land market analysis and implications on property values and
subsequently planning. This is with a focus the Sub County.
3.6.1 Urban Growth Trend
Mavoko is a fast-growing industrial town that came into existence through trading. The main business
activity used to be centred at the Athi River Town area next to the railway station. There are five
emerging and fast-growing centres - Mlolongo Town, site around Daystar University, Kinanie, at the
site of Mua Hills and Kyumvi at the Machakos junction.
Until the mid-1990s, the area around Mavoko saw comparatively little development within most of
activities happening in Athi River Town. Recent years have, however, seen rapid growth resulting
mainly from industrial expansion, residential development and concomitant services. Interestingly,
most residential properties are occupied by people working in Nairobi and Machakos town. This is
because they find the Municipality more affordable in spite of the commuting distance.
It is also notable that land use patterns in Mavoko Municipality have changed considerably from cattle
ranching in the 1950s to high density residential, commercial and industrial land uses. The change in
land uses has further contributed to increasing the population, consequently increasing demand for
residential housing and spaces for commercial as well as industrial activities. Indeed, the last two
decades have seen major industrial complexes set up in the town. This followed the setting up of an
Export Processing Zone (EPZ) resulting in the establishment of a number of other industrial entities,
such as cement producers, mining, flower farming, horticulture, distillers, and quarrying. These
industries are the main employers in the area and attract large numbers of semi-skilled and unskilled
workers from around the country.
It is important to note that as per the 1970 land use plan for Athi River Town, residential use was
divided into three sub-categories namely low, medium and high density which was allocated
approximately 2,722 Ha of land comprising approximately 27% of total land area. This changed as time
progressed with the development in the town not conforming to the planned land use. 9
Per SPC for NMR, Mavoko in 2009 was the fifth largest urban centre amongst the 24 in NMR. Its
population’s cumulative annual growth rate (CAGR) was calculated at a high of 17.76% making it the
fourth fastest growing urban centre in the NMR next only to Juja (21.09%), neighbouring Kitengela
(20.09%) and Ngong (17.87%). Its CAGR was more than five times faster than the entire NMR (CAGR
= 3.32%) during the same period indicating that it is absorbing rapid in-migration. The Municipality’s
9
An approved plan of Mavoko Town.
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Mavoko Municipality
gross population density in 2009 was, however, on the low side of 22 persons per hectare (ppha) if
compared to the other urban centres in the region. This may be attributed to its vast land area with
urban growth fast spreading to areas outside of Athi River Township.
The transformation from cattle rearing to predominantly residential, commercial and industrial land
uses as well as service economic activities has led to increased conversion of land from largely farming
and ranching to these land uses, amongst other activities. This has seen increased transactions in land
involving change of use, subdivision as well as transfers amongst others. The changing land uses have
largely been influenced by access to Nairobi, location of the EPZ as well as sitting of several factories
such as cement manufacturing plants in the area. The availability of large parcels and cheap land as
opposed to Nairobi has also influenced the transformation.
Land use conversion is thus on the increase in the Mavoko’s hinterland. It should be appreciated that
the conversion in most cases have been happening without the requisite land use approvals and without
due regard to existing infrastructural facilities. The absence of an approved Local Physical Development
Plan (LPDP) has exacerbated the problem. This is the case in the general area with area in the Kaputei
plains having significant land use changes. Residential development is increasingly occupying significant
percentage of land.
Mavoko further suffers from a lack of adherence to land use plans and regulations. Thus, conflicting
land uses exist side by side. The potential for increased land use conflicts is thus on the increase. These
problems are blamed on a weak institutional framework. It is anticipated that the new institutional
arrangement outlined in the 2010 Constitution will help in addressing and/or limiting these problems.
However, it is the adherence and strict implementation of this plan which will contain this problem.
Emerging Issues related to land and urban growth: The main issues emerging from the above are:
• Lack a precise land policy for the sub county that would have helped the county in guiding
land use and development within the sub county;
• Land of approved local physical land use plan
• Rapid conversion of hitherto agricultural land into urban land increasing levels of food
insecurity in the county
• Limited capacity to handle plan approval processes and undertake for plan approval;
• Increasing land use conflicts
Strategies and Recommendations with land and urban growth in Mavoko: We propose the following
strategies and recommendations to deal with issues emerging above:
• Initiate and facilitate development of a county land policy

• Set limits on land conversion to allow so that land that is still needed for agriculture is not
interfered with; and
• Build capacity of staff in planning and land administration to handle emerging land
management issues, conflicts and plan approval etc
• Coordination of various government agencies involved in land administration and
management i.e. land control board, National Government and County Land Departments,
NLC, Surveying etc.
3.6.2 General Land Use Pattern
Mavoko’s land use pattern is characterised by intense urban growth in areas beside Nairobi City, an
industrial corridor along Mombasa Road, sprawling residential areas that transition into the vast open
areas at its periphery. Urban growth is particularly intense at Athi River, Mlolongo, and Syokimau,
where mixed land uses; for instance, industrial with commercial and residential developments may be
found.
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The Municipality’s CBD is Athi River Township. It is characterised by a mixture of commercial,

residential, institutional and industrial uses. The latter is highlighted by the Athi River Mining Ltd.,
various cement factories, and the Export Processing Zone. Athi River CBD actually forms an urban
conurbation together with Mlolongo and Syokimau where uses, particularly along Mombasa Athi River
Mining Ltd. are engaged in the following; manufacturing industrial minerals, silicate, special cements
and fertilisers. Other industries include China Wuyi Construction Company complex which deals with
pre-cast components for building residential houses and Wrigley Company which is a chewing gum
factory.
Figure 30: Savannah Cement Factory in Athi River

The EPZ firms manufacture goods and give services for export markets. These include –
• ADEC Kenya Services Ltd which provides digitisation, environmental services, data mining,
data research, voice and document management services,
• Alltex EPZ Ltd Manufacturing which manufactures,
• Asante Gifts & Souvenirs EPZ Ltd which manufactures curios and handicrafts,
• Avenue Fresh Produce EPZ Ltd which manufacture assorted fruits & vegetables,
• Barnes EPZ Ltd which manufacture chewing tobacco such as Poan, Masala, Khaini and Gutka,
• Belat EPZ Ltd which manufacture fruit juices and wine,
• Blue Sky Films EPZ Ltd which is engaged in film production,
• Botanical Extracts EPZ Ltd which processes plant extracts known as artemissinin,
• Capital Industrial Park EPZ Ltd which leases out industrial buildings,
• Celebrity Fashions K. EPZ Ltd which manufactures garments ,
• Central Africa Trading EPZ Ltd which is a commercial trading company and deals with general
mechandise (Kenyan coffee, Kenyan tea, UHT Milk, soap, Kenyan beef and pork products,
electronic goods and appliances & toilet paper),
• Earth Oil Kenya Proprietary EPZ Ltd which manufacture natural products derived from Plant
extracts,
• Erdemann (EPZ) Ltd which deals with the manufacturing of wines and spirits & mineral
water, Exotic EPZ Ltd which manufactures processed macadamia nuts,
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Mavoko Municipality
• Fairoils EPZ Ltd which deals with manufacturing of organic vegetable seed oils and organic
steam distilled oils,
• Future Garments EPZ Ltd which deal with the manufacturing of garments, etc.
There are also several smaller Service Centres in Mavoko. These include (1) Joska servicing the
residential areas at the eastern portion of Muthwani including areas immediately outside the planning
area, (2) Utawala servicing the northern portion of Muthwani, and (3) Kyumvi which is a transit stop-over and services
the residential areas of KMC-Kenanie including areas immediately adjoining the planning area.
The Municipality’s urban corridor is defined by Mombasa Road. Land uses comprise a mix of industrial, commercial, and
residential. The more established areas industrial areas along the corridor are Syokimau, Mlolongo, and Athi River
area. Industrial developments are also starting to grow at the KMC-Kenanie segment of the corridor.
Residential developments characterise the inner portion of the urban corridor. Similar to industrial use,
densities are highest in locations near to Nairobi City and tapers off going to Kyumvi. The inner
southwest portion of the corridor in the KMC-Kenanie area is, however, mostly open land.
A diagram showing Mavoko’s existing land use is shown in Map 12 below:
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Mavoko Municipality
Map 12: Mavoko Sub County Existing Land Use Map

Source: VisionRI
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Mavoko Municipality
3.6.3 Land Types, Ownership & Access

Land in Mavoko falls in three main categories; communal, public and private. There is an emergence
of informal tenure resulting from forceful land occupation. In the early years of Mavoko, land was
mainly accessed through public allocation processes. Thus, a significant proportion of the original land
owners accessed land these processes. Interestingly, a large number are still without titles to their parcels
of land.
Similarly, public institutions in Mavoko were largely allocated land by the State. Like private individuals,
the public bodies too are occupying land parcels but without titles or registration of ownership. The
public institutions include schools, health centres, and administrative offices, amongst others. The lack
of ownership documents poses major a major challenge for proof of ownership of land and likely to
lead to increased land conflicts. In addition, this state of affairs unfortunately provides a fertile ground
for fraudulent access to land owned by either individuals or public institutions.
Access to land is mainly through two main ways – public allocation and sale. A limited number of
individuals also access land through inheritance. Interestingly, access is also through unofficial process
known as land grabbing which remains a major problem especially in public land. Public land is more
susceptible to land grabbing because they are often not clearly demarcated and/or fenced, or because
the heads of these institutions do not intervene in time to stop the land grabbing. Land grabbing has
thus continued to affect mainly public schools and parastatals within the town. This prompted the
national government the national government to set a task force to deal with illegal land cartels. The
cartels are involved in forceful land acquisitions that invariably lead to conflicts between legitimate land
owners and the forceful occupants.
Although, Mavoko has large tracks of land, public land parcels are quickly disappearing. In addition,
available public land parcels are earmarked for specific uses and may not be available for other emerging
public utility uses such as open spaces, roads, schools and health facilities, amongst others. Public
institutions will need to access land for use through direct purchase or compulsory acquisition.
3.6.4 Emerging Issues with respect to land types, access and ownership
A number of issues emerge with respect land tenure types, access and ownership as follows:
• Emergence of forceful land occupation as a way of accessing land,

• Informal land tenure resulting from forceful land occupations; and
• Conflicts over ownership due to forceful land occupations.
3.6.5 Land Market Dynamics
Mavoko hosts about six cement factories and an array of other processing plants both within the EPZ
and the town’s industrial area. The other distinct feature for the town is that it is also a key dormitory
town of Nairobi. This is largely due to its close proximity to Nairobi as well as the lower land prices in
comparison to Nairobi. This has led to an influx of investors and developers wishing to take advantage
of the resulting demand for housing for the staff in the industries and related service sectors. Mavoko’s
attractiveness to investments is also due to lower costs associated with acquisition and development of
land.
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Figure 31: Mombasa Cement Factory

Table 16: Land Value Changes
Land values per acre

Land use Appreciation
2013 2018 2023 2028
rate
Residential 8M – 12M 12M – 18M 18M-27M 27M-41M 50%
Commercial
73.99M –
(Around 28M – 42M 40M – 55M 54.4 M-74.8M 36%
86.77m
Town)
Agricultural 2.5M – 6.5M 5M – 10M 8.35M – 16.7M 13.94 M -27M 67%
Industrial 15M – 25M 28M – 35M 44.2M – 55.3M 70M – 87.37M 58%
Source: Vision RI, 2018
The increasing demand for land for development of residential housing, commercial and industrial
buildings as well for farming on the fringes of the Municipality have contributed to the high increase in
land prices and values. Thus, our discussions with different groups including property owners, Valuers
and estate agents revealed that land values have tremendously increased over the last five years as
demonstrated in the table above. Over the five-year period, the appreciation in land prices and values
was between 36 and 67 percent appreciation. This revealed annual appreciation of between 7.2 for
commercial properties and 13.4 percent for agricultural land. Thus, in planning the Government will
need to project that land prices will appreciate by between 7.2 and 13.4 per cent to effectively plan for
land acquisition.
This exponential increase in land prices and values is largely attributed to several factors including the
influx of population from Nairobi City, proximity to Nairobi, and the fact that Mavoko is on a major
highway. The planned development of a technological city a short distance away from Mavoko has
further led to increased prices as speculators rush to cash in on the likely windfalls.
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The appreciation in land prices and values has contributed to an increase in land conflicts due to
multiple claims, fraudulent land transactions and disputes over boundaries. This is further compounded
by cases of increased encroachment on public utilities including road reserves, playgrounds and land
reserved for major public projects. The cases of Jomo Kenyatta International Airport and the most
recent one on EAPCC land grabbing appropriately demonstrate this.
3.6.7 Emerging Issues related to land markets
• Illegal land subdivisions leading to the proliferation of illegal settlements; and

• Land is fast diminishing and the county and national government will soon be forced to acquire
land for public projects at very high costs
3.6.8 Strategies and Recommendations
The issues emerging from the sub-county will require adoption of the following strategies to help deal
with the issues:
• Land banking: Due to scarcity of public land and increasing prices of land, the County
government in consultation with the national government must consider acquiring land for
future public projects. The land so acquired should be protected from further allocation to
private individuals by successive County and/or national government;
• Enactment of a law to facilitate equitable partnerships for land acquisition by private
envelopers that ensures that land is acquired at reasonable prices and the landowner also
benefits. This will ensure that housing prices and rents are reasonable and cost of living
manageable within the county; and
• Development of low-cost housing to ensure that the poor have access to housing.
3.6.6 Land Governance (Administration and Management)
Land governance has undergone radical reforms following the adoption of the 2009 Land Policy and
the promulgation of a new constitution in 2010. These two documents did not only create new
structures with devolved functions to the counties but led to consolidation of hitherto scattered land
laws. Thus, land issues relating to Mavoko are currently dealt with under Machakos County. The county
has various agencies both from the National government and the County governments that deal with
specific aspects of land administration and management. The County has a land registry where all land
transactions are recorded. On the other hand, the CLMB is in charge of managing public land.
The Land Registry in Machakos, as well as land administration offices, have been in place for many
years. It should however be noted that despite its long existence, the County Land Registry like the rest
across the country is still operating on analogue platforms. This makes access to land information not
only difficult but also susceptible to manipulation and therefore fraud. Thus, information on land use,
sizes and ownership are not readily available. Mavoko has suffered from land fraud, where individuals
have manipulated land records and sold land to unsuspecting members of the public in the past. This
is manifested by the general lack of awareness on the right land acquisition processes as well as the roles
of NLC and CLMB. They thus depend on brokers who end up selling to them land which does not
have proper documentation and whose legal owner has not been established.
In general, there is consensus that public land allocation processes and private land transactions are
prone to corruption and fraud. This is manifested in double and multiple allocation of land resulting to
competing claims for a single piece of land.
The land policy, legal and institutional framework in Kenya is given as Annex 1.
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Table 17 Land Administration and Management Actors

Guiding
Key Actors Roles
Legislation
Among other functions of the Kenya
National Land Commission, the Constitution 2010
main ones are: Article 67
• Manage public land on behalf of
National Land National and County National Land
Commission Governments. Commission Act
• Monitor and have oversight of 2012
responsibilities over land use
planning in the country.
• Alienate public land
According to the Physical and Land Physical and Land
Use Planning Act 2019, the Use Planning Act
Director has the following of 2019
functions:
National Director • Advise government on strategic
of Physical physical and land use planning
Planning matters
• Formulate policies, guidelines and
standards
• Capacity building and technical
support on County planning staff.
• Establish and maintain a national Survey Act
National geodetic control network to
Government facilitate other surveys and research.
• Produce and maintain plans of
property boundaries in support of
Director of land registration.
Survey
• Produce and continuously update
national topographical basic maps.
• Maintain national and international
boundaries.
• Prepare and publish the National
Atlas of Kenya, as a documentation
of National Heritage and
promotion of Nation’s identity.
Functions of the office include the Land Act of 2016
following; Land Registration
Director of Land • Establish and manage land control Act of 2012
Administration boards,
• Process and approve development
applications e.g. issuance of
consents to charge, lease or transfer,
• Process ownership documents such
as titles/grants for both public and
community
• Setting apart land for public use
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Guiding
Key Actors Roles
Legislation
• Custody and maintenance of land
records
• Document public land and
preservation of fragile ecosystems
e.g. Wetlands and water catchment
areas for purposes of conservation.
• Registers land titles, leases. Land Registration
Principal Land Act of 2012
Registrar/Chief Community Land
Land Registrar Regulations of
2017
County Executive • Oversees the entire County Land County
Committee Management and Administration Government Act
Members of Land team of 2012
• Develop sustainable strategies on Urban Areas and
urban and rural development and Cities Act
management. County
• Formulate, implement and review Government Act,
County Director various policies in the Department 2012
of Physical • Promote and facilitate the
Planning development of decent housing
• To achieve timely delivery of
planning decisions on private sector
and community development
initiatives.
• Carry out survey on public land. County
County Level • Develop a Geographic Information Government Act
System and Land Information of 2012
System database for spatial data Survey Act, 1961
County Director (Revised 2012)
of Survey management
• Provide efficient land and property
management for effective County
land documentation and land
taxation;
• Recommend or reject subdivision Land Control Act
requests on agricultural land. Cap 302 ( Revised
• Recommend transactions such as 2017)
Land Control sale, transfer or mortgage of shares
Board in private companies or cooperative
societies that own agricultural land.
• Issue consent to carry out
transactions on majorly agricultural
land (freehold land)
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Guiding
Key Actors Roles
Legislation
• Development approval applications Urban Areas and
to the County Cities Act, 2011
• Advise County on new innovations Physical and Land
in the land and planning sector. Use Planning Act,
2019
Registered
Physical Planners
Physical Planners
Registration Act,
Other Key 1996
players Land Act, 2012
(Amended 2016)
Water Act, 2002
• Boundary confirmation Survey Act, 1961
• Beaconing of approved subdivision (Revised 2012)
Registered Land
and amalgamation scheme
Surveyors
• Amendment of RIM
• Preparation of deed plans
3.6.7 Key Land Administration and Management Challenges
Given that land administration and management entails a variety of processes that require consultations
and collaboration between different stakeholders several challenges emerge. The challenges affect
efficiency in land transactions and effectiveness in land administration. As a result, below are some of
the challenges faced in land administration in the Sub-County:
• Poor coordination and communication between different actors such as Land Control Boards
and the County; Director of Survey and the County; District Land Officer and the County;
National Land Commission, County Government and the District Land Officer. This
eventually leads to delays and frustration of those seeking the services of related to land,
• Unclear interpretation of guidelines and procedures on land subdivision, change of user as well
as extension of use among others
• Overlap of mandate and/or roles between various land actors,
• Poor governance and corruption, generally creating a negative attitude to delivering services in
the sector and opening up avenues for misinformation in the public domain, with brokers
taking advantage of the gaps,
• Misunderstanding of the mandate of the Land Control Board by the public – for example,
once a party obtains consent to subdivide land, and all fairness has been observed, they do not
proceed to the respective County Government Department to seek approval of that particular
transaction. This leads to uncontrolled subdivision of land and loss of revenue,
• Rate charging on agricultural land while land rates charges are only applicable within the urban
areas due to the services rendered such as solid waste collection, streetlights, sewerage etc.,
• For a long time, planning was a preserve of urban areas. This left behind rural areas as it was
presumed to be agricultural land with no significant development,
• The existing land register is still analogue. This makes it difficult to access information related
to land and monitor land transactions,
• Land Control Boards play a critical role in land administration and management yet it lacks
any representative well versed on matters relating to land planning standards requirements,
• Once an application is submitted, it is normally subjected to a number of stops/department,
which leads to unnecessary delays as some of the officials do not act immediately on such
applications, and the complex nature of the processes of land administration involving land
transactions. E.g. it is not allowable to apply for amalgamation and subdivision; subdivision
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and change of user at the same time and the issues of land successions which is time and
money consuming.
3.6.8 Recommendations
In order to manage the outlined challenges, the following are the proposals that could be incorporated:
• Capacity building in the lands office including surveying, mapping, valuation, town planning
and land management processes and departments,
• Need to develop clear guidelines and procedures for land subdivision and change of use.. In
addition, sensitise both county staff and private practitioners on the same
• Increase human capital,
• Come up with a one-stop shop for all land transactions. This will reduce the number of
departments/personnel handling an application hence hasten the process,
• Digitization of land registries to enhance effectiveness, monitor land transactions and reduce
the loss of revenue,
• Include a private registered physical planner in the Land Control Boards to provide
professional support in land planning matters, and
• Organizing Community land planning clinics to create awareness to the public on the
importance of planning.
3.6.9 Land Availability in Mavoko Sub-County
Mavoko Sub-County has seen an influx of different cooperative societies and other real estate
companies in the area. The companies buy large tracts of land, later subdivide and sell in the property
market. The large ranches are thus fast diminishing paving way for subdivisions to smaller land units
for residential and commercial purposes.
3.6.10 Emerging issues related land buying companies in the Sub-County
The issues include:
• Subdivisions of land parcels often do not meet planning regulations and requirements thus do
not obtain approval; and
• Facilitate informal development of settlements
3.7 URBAN DESIGN

3.7.1 Overall Structure of the Planning Area
Mavoko is defined by a primary northwest-southeast spine, which is Mombasa Road. The only major
lateral road is the Athi River-Namanga Road. The overall settlement pattern is linear following these
roads and leap-frog at the interior as these are haphazardly located. The distribution of settlements
may, on the overall, be described as flat urban sprawl that is accentuated only by the high intensity
urban area at the Athi River - Mlolongo -Syokimau area.
3.7.2 Urban Centres
i. Athi River: The planning area’s CBD is Athi River Town. Its urban structure, as defined by its
road configuration, is V-shaped as it lies at the junction of Mombasa Road and Nairobi-
Namanga Road. These two spines are linked by a lateral road, Athi River Road, whose
configuration approximates the meander of the river and the alignment of the railway line. The
town is actually hemmed-in by Mombasa Road, the Portland areas at the west, EPZ at the south
and the railway line at the east, which gives a good potential for managed urban growth.
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Figure 32: Streetscape in Athi River CBD

Source: VisionRI Field Survey, 2018
Athi River is an industrial settlement that grew out of the railway station and expanded as
industries set in. The most dominant urban features in town are the towering cement factories
and other industrial buildings. A concentration of small, neighbourhood type commercial uses
are found along the Nairobi-Namanga Road near its junction with Mombasa Road and in
scattered locations around town. Settlements are observed to be clustered without following a
distinct overall urban road network pattern save for the town proper where the Municipality
offices are located which follows a grid pattern. Several informal settlements are also found
within the town. This type of growth is evidently a result of un-planned growth since the town’s
inception.
Most buildings in the CBD are mixed-use with commercial below and residential at the upper
floors. Buildings range from 1 to 4 storeys. There is no common architectural motif observed
in the buildings. Streetscape within the CBD is disorganised due to the lack of a definitive
division between spaces for vehicles and pedestrians as there are minimal sidewalks. The
inadequacy of sidewalks causes pedestrians and vehicles to use road carriageways together for
movement.
ii. Other Centres: Other significant nodes of activity include Mlolongo, Syokimau and to, lesser
degrees, Joska, Utawala and Kyumvi. Mlolongo is distinguished for its logistics park surrounded
by intense commercial-residential developments. Residential areas predominate the interior
areas northeast of Mombasa Road. Those in Syokimau, Joska, Utawala and Kyumvi are, in turn,
commercial service centres for their large residential hinterlands.
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Figure 33: Joska Shopping Centre

3.7.3 Prospects for Urban Design Improvements

Some strategic options may be explored to improve the urban design qualities of Athi River:
• Create a legible overall urban form: Mavoko could be configured to follow an expanded grid
urban structure with a distinct hierarchy of roads. The major axes that will define this grid are
Mombasa Road and Kangundo Road, and the Eastern By-pass Road. The proposed road
connecting that will connect Mombasa and Kangundo Roads, coming from the Lukenya area,
will complete these major axes. These can then be complemented by the parallel road being
proposed to supplement Mombasa Road. This basic road system will be accentuated by Athi
River, transformed into a green corridor, which will cut across the large urban area. It will be
noteworthy to consider running parallel roads along both banks of the river to ensure un-
impeded public access to it and prevent encroachments. A legible urban form should also be
provided for Athi River Town to include inter-connecting dis-jointed roads.
• Upgrade the CBD and secondary nodes: The CBD and secondary nodes have to be upgraded
in terms of the quality of public spaces and infrastructure. Key improvements will be on slum
upgrading, provision of pedestrian walkways, installation of street lights and, whenever possible,
establishment of public parks. The banks of Athi River, following the green corridor concept,
is a viable proposition in the establishment of a linear park in the CBD. Urban infrastructure
should necessarily be improved. This will include storm drainage, waste water collection, solid
waste management, energy supply and water supply systems.
• Create a network of neighbourhood-level service centres: Using the local concept of village level
shopping centres, Mavoko should develop a network of neighbourhood-level service centres
catering to the vast settlement area earmarked for development. These will be locations of
community services such as places of worship, parks, recreation, market, retail commercial,
professional services, health, and even educational facilities. These will provide conveniently
accessible urban services thus negating the need for extensive use of automobiles. The
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Mavoko Municipality
secondary nodes could be used as part of this network. Others will have to be developed say,
using the 5-kilometre distance rule between health facilities.
3.7.4 Challenges
• Lack of distinct overall road network pattern in the CBD;

• Disorganised streetscape due to lack of pedestrian sidewalks, cycling tracks, and street lighting;
Presence of informal settlements; and
• Lack of public open spaces that may commonly be used for recreation.
3.7.5 Potentials
• Present configuration of major roads can be transformed to an expanded grid urban structure;
• Compact, mixed-use CBD;
• Presence of secondary centres as a basis for future network of neighbourhood-level service
centres; and
• Presence of Athi River in town makes for accessible public open and recreational space.
3.8 TRANSPORTATION
Transportation system in the town includes road, rail, water and air transport. The main mode is road
transport.
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Map 13: Transportation land use mapl in the Planning Area

Source: VisionRI
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Mavoko Municipality
3.8.1 Road Transport
• Network and Modal Split: The Mombasa – Nairobi – Kampala railway line and two
international roads (A109 from Mombasa and A104 from Namanga) pass through the
Municipality and provide good intercity connectivity. However, intra-town connectivity in
Mavoko is road-based and is characterised with many streets still of gravel and earth
construction. In addition, many of them are in poor condition.
• Main Roads in Mavoko: A detailed inventory report indicating the functions, use, shape and
modal split is in Annex 2.
Figure 34: Cases of Poor Road Condition: Joska-Kinanie Road (left) and Old Mombasa Road (right)
• Public Transport: Road transport services are provided by matatus, buses, rickshaws (tuktuk),
taxis, motorcycles taxis (boda-boda), private cars, and bicycles. Many of these informal transport
services are not regulated making road space use quite chaotic and unsafe, especially for
pedestrians. There is only one Bus Park in Mavoko. It can only accommodate 60 vehicles at any
one time so public service vehicles (PSV) rarely use it but instead pick and drop passengers
along the streets. The highest utilisation percentage is in the afternoon (after 2.00pm) when the
maximum utilisation percentage is 65%.
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Mavoko Municipality
Figure 35: Athi River Bus Park

• NMT Facilities: There is no non-motorised transport (NMT) infrastructure on all the roads
except a footbridge at the junction of Old Mombasa road and A109 at Mlolongo (Chinese Foot
Bridge) and a foot path from A109/Athi River road junction to EPZ.
• Freight Transport: There are heavy trucks on the roads more especially on the A109 and A104.
Being international roads, they have through freight transport from Mombasa Port and
Tanzania, respectively. Freight transport also ferry raw materials to and processed products
from the many industries within the Municipality. There are many accidents experienced in
Mavoko and some of them are fatal. This can be attributed to the heavy trucks within the
Municipality either delivering raw materials or ferrying finished products. Many accidents also
occur along Mombasa Road (A109). Motorcycle taxis are also frequently involved in road
accidents.
• Parking: On-street parking is common along Devki-Athi River Road. There are approximately
120 parking spaces along the road. Just like near the bus park, on-street parking makes
congestion worse along the Devki-Namanga Road during afternoon hours.
3.8.2 Rail Transport
• Railway line: The old railway line passes right through Athi river town and offers cargo and
passenger services. The Athi river station is currently being improved and the railway line has
also been renovated to improve efficiency. The Standard Gauge Railway (SGR) from Mombasa
to Nairobi and Malaba also traverses through the town with a main station at Syokimau and a
substation at Athi River offering inter-county transport services.
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Mavoko Municipality
Figure 36: On-going construction of the Athi River commuter railway station
Source: Field Survey 2018
3.8.3 Long Term Transportation Proposals

In the Spatial Planning Concept, Mavoko like Kitengela, is classified to be a Growth Centre whose
main function in the NMR is to promote rural development and in achieving a balanced distribution
of urban population. Another role is to provide functional linkage between the smaller towns and the
Kajiado and Machakos Sub-Regional Centres (figure below).
Map 14: Proposed Transport Network for NMR, 2030

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Mavoko Municipality
In many respects, Kitengela is an extension of Mavoko and should be planned to complement the
function of Mavoko in the NMR.
The proposed Greater Southern By-Pass (to Ongata Rongai – Ngong and Kikuyu) and the SGR line
will pass between Kitengela and Mavoko. These two developments will position the two towns as
transport hubs for freight and passengers destined to Nairobi CBD and towns on the Mavoko –
Namanga corridor (Isinya, Kajiado and Namanga). The Kenya Railways Corporation is planning to
expand the existing commuter rail line to Kitengela with the main station at Athi River. This will
enhance Athi River’s town function as a transport hub (figure below). Intermodal facilities should be
developed at the town for ease of transfers as envisioned in the spatial planning concept for Nairobi
Metro region.
Map 15: Existing and Proposed Commuter Routes for the Greater Nairobi (KRC)
3.8.4 Challenges and Potentials facing the Transportation Sector
• Challenges
High level of concentration of businesses along the Nairobi-Mombasa Road;
Dependency of personal cars as preferred mode of transport;
Lack of land for road expansion;
No proper designated bus park; and
High infrastructure maintenance cost.
• Potential
Existing huge land bank available for railway construction; and
Exiting SGR and commuter railway connections.
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3.9 SOCIAL INFRASTRUCTURE

3.9.1 Housing
High rate of urbanisation and escalation of housing costs and prices have made the provision of
housing, infrastructure and community facilities one of the daunting challenges in the socio-economic
development of the planning area. Housing is a critical component of any development agenda because
it consumes the highest amount of space within urban development areas. For this reason, most of the
challenges in the urban areas revolve around the sector. There are a number of formal documents that
acknowledge the inadequacy of decent housing for households and other related challenges. Kenya
draws its housing policy from these formal documents in the form of statutes, written policy,
international agreements and policies specific to the sector.
Kenya is among the 190 countries which is dedicated to attainment of the Sustainable Development
Goals (SDGs) aimed at fighting poverty, inequality and impediments to growth and human
development. The goal number 11 aims to “make cities and Human Settlements Inclusive, Safe,
Resilient and Sustainable”. This goal is informed by the fact that at least 50% of the world’s population
in 2015 lived in urban settlements and that urbanization is growing in many developing countries. Target
1 of Goal 11 urges governments to “ensure for all adequate, safe and affordable housing and basic services
and to upgrade slums.”
Article 43 (1) b of Kenya’s constitution provides that, every Kenyan has a “…. right to accessible and
adequate housing and to reasonable standards of sanitation.” Supporting the constitution’s call for
adequate housing is the Vision 2030, which is Kenya’s long-term plan for economic and social
transformation of the country. Specifically, Vision 2030 aims for adequate and decent housing for all
Kenyans and justifies why housing policy and construction would be an important part of providing
employment and meeting the country’s goals for development.
Preceding the Constitution of Kenya and the Vision 2030 is the National Housing Policy contained in
Sessional Paper no. 3 of 2004. Sessional paper no. 3 established the goals that were reflected in both
the Vision 2030 and the constitution by reiterating the need for decent and affordable housing for all
Kenyans. The primary purpose of the policy would be to achieve a state where all Kenyan households
live in “decent and affordable housing”. Vision 2030 also states that Kenya’s housing sector could be a
growth driver in absorption of labour in the quest to meet the shortage of 150,000 housing units
annually. Thus, housing is important both for social purposes and also as a mechanism for industrial
growth and employment provision.
The Kenyan Government has drawn The Big Four Agenda, one of them being affordable housing.
Under this agenda, The President intends to have over 500,000 Kenyans owning their own homes by
2022. According to the president, this will be done by reducing the cost of mortgages, raising low cost
funds in both private and public for investment in large-scale house construction and cutting the cost
of construction by use of innovative ways and materials. He further promised to continue issuing more
title deeds adding that this plan will ensure that more people are employed.
The World Bank Report (World Bank Group, 2018) indicated that the main cause of housing deficit in
Kenya is the high rate of rural-urban migration and population growth versus few housing units that
are built annually. "The 50,000 housing units built in Kenya annually are far below the required amount
of 250,000 units annually to cope with the high population growth in urban centres,” it noted. The
cause of this low turnover of new housing units, according to the report, is affordability, lack of finances
for developers, prohibitive land rates, laws that make foreign investors shy away and lack of
prioritisation by the government in ensuring that its citizens live in comfortable houses.
Housing Situation
Mavoko has been termed as the dormitory town of Nairobi due to several factors. Firstly, the proximity
to the Kenya’s Capital City makes it ideal for people to reside in Mavoko and work in Nairobi. Secondly,
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Mavoko Municipality
the presence of major roads connecting Mavoko with other parts of the country such as Mombasa
Road and Namanga Road has acted as a pull factor evidenced by the number of major industries in the
Municipality. Subsequently, these industries have created job opportunities and therefore pulling people
from all parts of the country. All these factors have played a key role in shaping the land use and housing
sector in the planning area as they have skyrocketed the demand.
On the supply side, the main building materials in the area, namely sand and quarry stone, are accessed
easily from Machakos and Kajiado Counties. On the other hand, the Municipality is synonymous with
ranches/expansive terrain (though this is changing very fast) and at the same time, the prices of land is
relatively cheap compared to other areas within the NMR such as Kiambu. The land selling companies
have been buying the big parcels and subdividing into smaller portions which they sell to potential
home owners. With evidenced high housing demand coupled with ineffective regulations, supply has
in most cases created other problems such as drainage, sanitation and water shortages.
Figure 37: Semi-permanent houses constructed besides flats in Kwambiti Syokimau

Source: Field Survey 2018
Building Materials and Construction Sub-sector

The construction sub-sector in Mavoko is a booming one and promises to support the local economy
for a long time to come. Various cement-manufacturing companies are located within the planning area
and this has translated into less cost of the commodity due to reduced transport expenses. This also
guarantees supply against a rising demand for cement. Quarry stones and sand are readily available and
are sourced from Kajiado County and Kathiani in Machakos County. There are a number of steel
manufacturing companies in located in Mavoko.
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Table 18: Sources of Selected Building Materials in Mavoko Municipality
Material Source Remarks
Quarry Stones Quarries Kathiani and Kajiado East Large amounts in Sub-counties
Sand Kajiado and Machakos Large deposits in the Counties
Timber Western and Central Kenya Expensive some imported
Steel Nairobi and Machakos Locally available
Galvanised Iron Sheet Local hardware shops Locally available
Source: Interviews and Focus Group Discussions by the Consultant in Mavoko Town
Quarry stone mining was observed to pose serious environmental challenges especially in Kajiado East
and Kathiani in Machakos County with regard to stagnant water in the open borrow pits, mosquito
infestation and accidents for livestock, wild animals and humans. The borrow pits and open quarry sites
also affect the scenic beauty negatively.
Types of Housing
Housing condition is a key social welfare indicator. Materials used in the construction of the floor, roof
and wall materials of a dwelling unit are also indicative of the extent to which they protect occupants
from the elements and other environmental hazards. The conditions have implications for the provision
of other services such as connections to water supply, electricity, and waste disposal. Low provision of
these essential services leads to higher incidence of diseases, fewer opportunities for business services,
and lack of a conducive environment for learning.
Housing standards are influenced by several factors such as availability of materials and technology,
costs, weather and cultural conditions.
Type of Housing by Roofing and Walling Materials
• Roofing Materials: The roofing materials used varies across Mavoko Municipality. In the
informal settlements and the low-income areas, the main roofing material was observed to be
poor-gauge corrugated iron sheets. According to the census report 2009, In the sub-urban areas,
the main roofing materials were high-quality corrugated iron sheets, Decra-type tiles, clay tiles
and very few houses with asbestos tiles. There were a number of entertainment buildings
thatched with coconut leaf and a few with grass.
Table 19: Types of roofing building materials used
Corrugated Iron Sheets Tiles Concrete Asbestos sheets Grass

Mavoko Municipality 75% 5% 15% 3% 1%
Athi River 75% 5% 14% 5% 0%
Kinanie 90% 2% 2% 2% 4%
Muthwani 91% 4% 2% 1% 2%
Syokimau 62% 6% 29% 1% 1%
• Wall Materials: In the informal settlements and low-income areas, walls are mainly made of
timber and corrugated iron sheets. In the rest of the planning area, walls are made of quarry
stone. A few houses were walled with blocks made of sand and cement. There are a few low-
income housing units with walls made wholly of timber.
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Mavoko Municipality
Table 20: Types of roofing building materials used

Corrugated
Brick/ Mud/ Mud/ Wood Grass/
Stone Iron Tin
Block Wood Cement only Reeds
Sheets
Mavoko 39% 17% 3% 1% 2% 37% 0% 1%
Municipality
Athi River 31% 14% 1% 1% 2% 37% 0% 1%
Kinanie 38% 22% 8% 2% 4% 26% 0% 0%
Muthwani 46% 14% 8% 2% 2% 27% 0% 1%
Syokimau 46% 21% 1% 1% 1% 29% 0% 0%
• Floor materials: The most salient point from the charts above is that in every structural feature,
the urban households mainly in Athi River and Syokimau generally have more durable roofs,
walls and floors. The direct inference from this is that there is less use of durable materials for
roofs, walls and floors given the quantity and cost of materials required to construct them in
low income areas.
92%
87%
83%
66% 64%
30% 31%
12%
5% 5% 8% 5%
3% 5% 4%
Mavoko Athiriver Kinanie Muthwani syokimau

constituency
Cement Tiles Wood Earth
Figure 38: Comparison of Floor Material

Again, this is an effect of the cost of construction materials such as bricks, steel and cement that are
required to construct floors and solid walls. Housing policy takes cognisance of the fact that the quality
of housing in Kenya correlates highly with the income level of the household owners. This means that
income growth is an important factor in meeting the objectives contained in the consolidated policies
for housing in Kenya. This is demonstrated by the fact that in addition to income growth that would
make housing more affordable, housing policy should focus as well on reducing the domestic cost of
cement, steel and other construction material. This is in line with Jubilee Government Agenda Four as
described above.
Housing Tenure
The majority of residents of Mavoko Town are tenants in privately owned rental houses. However, this
changes when it comes to Syokimau, Kinanie and Muthwani where most of the residents in these areas
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live in their own houses. Those who owned the houses and tenants alike mostly commuted to Nairobi
or Machakos Town to work or were in business in neighbouring towns. The people in the informal
settlements ranged from tenants in squatters’ houses to people who had constructed shanties on public
land.
Challenges and Potentials of the housing sector
The challenges and potentials of the Housing sector are summarised below:
Table 21: Challenges and Potentials in Housing Sector
Challenges Potential in the housing sector

• Poor road network therefore affecting • Abundant supplies of sand from within
access especially in Syokimau where the Machakos County which makes it relatively
roads are impassable during rainy season. cheap to construct good and quality houses.
• Housing technology based on quarry stones • Availability of land for development of a
which are expensive for the average Mavoko housing project.
resident. There is need for more appropriate • Proximity to the capital centre, Nairobi
technology that is user-friendly in terms of therefore demand for houses is high.
skills, labour requirements and cost.
• Idle land both public and privately owned
which attracts the mushrooming of informal
settlements.
• Poorly planned housing layout designs.
3.9.2 Education
Mavoko Municipality is basically an industrial region offering numerous opportunities. Studies have
shown that education improves the life chances of workers’ children, as it is key factor in levelling the
field of opportunity. By learning to read and write and acquiring technical or professional skills, people
increase their chances of obtaining decent, better-paying jobs and therefore an opportunity to earn the
demographic dividend. On the other hand, education can create the worst forms of social stratification
and segmentation because inequalities in quality and access to education might translate into less
opportunity in employment therefore less income and thus affecting the residence and social class.
Planning should focus on enhancing equal access to a well-functioning education system, particularly
in relation to reducing inequalities taking cognizance of the areas with deficit and those over-served to
balance the service.
The thrust of the education policy in Kenya is based on the Constitution of Kenya 2010 which promises
access to education for all and which is in practice pursued through the Free Primary Education
Program (FPEP). This has the target of removing all levies previously imposed on primary school
children with a view to making education for them free and compulsory. This is in line with SDG 4:
Ensure inclusive and equitable quality education and promote lifelong learning opportunities for all.
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33% 38%
46% 48% 52%
56% 50%
44% 42% 39%
10% 10% 11% 12% 9%
Mavoko Athi River Kinanie Muthwani Syokimau

subcounty
None Primary Secondary+
Figure 39: Comparison of existing education oppertunities

Source:
Kenya has a national adult literacy rate of 61.5 per cent and a numeracy rate of 64.5 per cent, indicating
that more people were knowledgeable in computation than reading. Urban areas have higher rates than
rural areas. For example, Nairobi, the capital city, has an adult literacy rate of 87.1 per cent while North
Eastern Province had an adult literacy of 9.1 per cent.
The regional disparities confirm the trend where areas that are economically well off have a head start
in terms of academic achievements compared to poor areas.
Therefore, it is critical to consider ways of improving the quality and quantity of the service.
i. Early Childhood Development Education (ECDE) Facilities: Quality education is education
that works for every child and enables all children to achieve their full potential. UNICEF
manual for child friendly schools emphasises on the design, construction and maintenance of
child-friendly schools as safe, welcoming environments in which children can learn,
emphasizing links with the community, the influence of pedagogic considerations, cost
effectiveness and sustainability (United Nation Chilredn's Fund (UNICEF), 2009). Safety and
environment of an ECDE facility is important because young children are vulnerable to many
risks and therefore the location of the institution and the distance, they cover from their homes
to the facility is a key determinant of access. Therefore, the distance between schools and home
affects advancement of education by young children because parents are always afraid to let the
young ones especially girls walk alone and they may be kept out of school unless there was
someone to accompany them.
According to the physical planning handbook, the recommended distance from home to ECDE
facility is 300-500 meters. There are 33 public ECDE centres in the planning area. These are in
the public primary schools in the Municipality. Given that most of Municipality is urban with a
lot of traffic and roads posing dangers to children attending ECDE centres, there is need to
increase the number of centres in order to cut the distance children travel to access these.
According to the physical planning handbook standard of radius/walking distance served by
primary and secondary the Municipality has a deficit of ECDE centres.
Public Primary School Facilities
Access to education is key factor in quality of the service. Distance a child covers from home to school
has a direct relation with the enrolment, performance, retention and therefore transition from primary
to secondary school. The Physical Planning Handbook guides that primary school should serve a
catchment of population of 4000 and should be between 500m-2km as shown in table below. While
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Mavoko Municipality
the handbook recommends that a single school to occupy at least 3.9ha, it encourages the schools to
build storied building for economy.
Table 22: Public Primary School Facilities
Catchment population No. of primary school Area (ha) Walking distance

4000 1 3.9 500m-2km
Mavoko Municipality also has 33 public primary schools as shown in the table below.
Table 23: Number of Public Primary Schools and Enrolment per Ward
Ward Number of School Enrolment

Athi River Township 7 6,041
Kinanie 10 2,630
Muthwani 12 3,446
Katani 4 2,286
Total 33 14,403
Source: Mavoko Municipality Education Office 2018
Table 24: Projected Demand and Supply of primary schools
Year
2018 2023 2030

Ward
Populatio Current Required Gap Population Required Population Required
n
Athi
95417 7 24 -17 134705 33 190170 47
River
Kinanie 32625 10 8 +2 46058 12 65023 16
Muthwani 53048 12 13 -1 74891 19 105727 26
Syokima/
78416 4 20 -16 110704 28 156287 39
Mlolongo
From the analysis above, Athi River and Syokimau have a deficit of primary schools according to the
physical planning handbook, which states that one school should serve a catchment of 4000 people.
However, Muthwani and Kinanie is are expansive and sparsely populated therefore, though the number
of schools may seem to be adequate as per the catchment principle, the distance is constraining. The
schools are located beyond the 2 km radius from the homesteads therefore school going children have
to walk for long distances.
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Map 16: Primary School Distribution in Mavoko

Source: VisionRI
Public Secondary Schools

Almost half (44%) of the population in Mavoko have attained primary school level. Though the primary
education is important for individual welfare, it is nevertheless an insufficient condition for national
economic growth and poverty reduction. Government has emphasized transition from primary to
secondary. According to the Exploring Kenyan Inequality Report, forty-six (46%) percent of the
population in Mavoko Municipality have secondary education and above (Eston Ngugi, 2013).
There are 3 public secondary schools in Mavoko Town, namely Athi River, Mavoko and Kanani, all of
which are day schools. Overall, in Mavoko Municipality, there are 13 public secondary schools as shown
in the table below. This poses a serious problem for girls, as they do not have time to study given the
domestic chores they perform before and after school. This can be remedied by setting up girls’
boarding secondary schools in the town.
Table 25: Number of Public Secondary Schools and Enrolment per Ward
Ward Number of School Enrolment

Athi River Township 4 991
Kinanie 4 650
Muthwani 3 344
Syokimau 2 412
Total 13 2,397
Source: Mavoko Municipality Education Office 2018
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While the number of public secondary schools is important, their location determines the access to
education. According to the physical planning handbook, a secondary school should serve a population
of 8000 within a radius of 3Km.
Table 26: Public Secondary Schools Facilities
Catchment No. of primary Walking

No of streams Area (ha)
population school distance
1 3.4
8000 1 2 3.5 500m-3km
3 4.5
iv. From the map below showing the distribution of public secondary schools, and the buffer of 3 km as
per the physical planning handbook, and the table below, there is a deficit in various parts of Mavoko.
Table 27: Projected Demand and Supply of secondary schools
Year
Ward
2018 2023 2030
Population Current Required Gap Population Required Population Required
Athi River 95417 4 12 -8 134705 16 190170 23
Kinanie 32625 4 4 - 46058 6 65023 8
Muthwani 53048 3 7 -4 74891 9 105727 13
Syokimau/
78416 2 10 -8 110704 14 156287 19
Mlolongo
From the analysis above, Athi River and Syokimau have a deficit of secondary schools according to the
physical planning handbook that states that one school should serve a catchment of 8000 people.
However, Muthwani and Kinanie is are expansive and sparsely populated therefore, though the deficit
may seem not dire as per the catchment principle, the distance is constraining. The schools are located
beyond the 3km radius from the homesteads therefore school going children have to walk for long
distances as shown in the map below.
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Map 17: Mavoko Secondary Schools Distribution Map

The upper parts of Muthwani are in dire need of a public secondary school. From the situation analysis,
it was established that, due to the deficit in parts of the planning area, there is evidenced mushrooming
of the private service providers. This posed a challenge because these private secondary schools did not
necessarily adhere to the standards such as space and location (Physical Planning Department, 2007).
Adult Education Centres
As stated in the beginning of this section, the national policies and The Constitution take cognizance
of the fact that all citizens have a right to basic education. It is important to note that adult education
facilitates this by providing avenues for those who are not within the formal school set up to reap the
fruits of education. Other than improving one’s professional qualifications, they aim at achieving civic,
social, moral and cultural attitudes as well as skills necessary in order to progress in every sphere of life.
For this to be achieved there is need to have the adult education programmes consciously designed to
meet specific learning needs.
Within the planning area in Mavoko, there is only one adult learning centre in Mavoko town and it is
privately run by the Redeemed Gospel Church. This poses a hindrance to adults especially women who
would want to acquire basic knowledge. This is because women have responsibilities, which range from
childbearing to management of their family home/farms, which leave them little time to walk for long
distances to access the institution. On the other hand, poor neighbourhood such as informal
settlements where literacy levels are low due to high school dropout cases because of factors such as
early pregnancies and inability to pay for education, adult learning can bring the much-needed solutions
for basic education.
There is need to increase the number of facilities to improve on access. It was suggested that residents
of Kasuitu Informal Settlement need a centre and it could be located in Kasuitu Primary School.
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Mavoko Municipality
Universities
There are two universities in Mavoko Municipality. Daystar University, a private university has its main
campus in the outskirts of the town. Machakos University College, a public institution, has a campus at
Mlolongo Area. There is also Scott Christian University located in Mavoko. The FGD participants did
not propose any additional university or college in the planning area.
Vacation training
Kenya’s focus under Technical and Vocational Education and Training (TVETs) is on providing skills
that meet the needs of the workplace as well as self-employment. There are TVETs in the Municipality
offering certificate and diploma courses in technical skills. The goal of the TVET Sub Sector is to
provide relevant and adequate skills and competencies in strategic disciplines for spurring industrial and
economic development. The Kenya TVET Policy, which has a target of gross enrolment rate of 30%
by the year 2030, emphasizes enhancing access to Tertiary Education.
Challenges and Potentials
Table 28: Challenges and Potentials in Education Sector
Challenges Potentials
• Limited public land for establishing • Population structure, which includes a rising
required new primary schools number of school-age children and a generally
• Limited interest of people in adult youthful population to attend school.
education in the planning area • National government support to free basic
education
• About 69% of residents (Machakos County)
have primary education and above. This kind of
population has potential for prioritising
education
• Increase educational facilities e.g. classrooms in
the current public schools
3.9.3 Health
The right to health is a fundamental human right guaranteed in the Constitution of Kenya. Article 43
(1) (a) of the Constitution provides that every person has the right to the highest attainable standard of
health, which includes the right to health care services, including reproductive health care.
It is the practice around the country for Sub-counties to have at least one public hospital of level 4
status to manage referrals from dispensaries and health centres. Key to these standards is the
requirement for a hierarchy of health facilities of level 2, 3 and 4 in a Municipality in order to facilitate
referrals. World Health Organisation (WHO), on the other hand, in its World Health Report 2010 set
out the standard of 34.5 skilled health professionals per 10,000 people. These national and international
standards of practice require a combination of staffing and facility development to achieve.
Situation Analysis
At the office of the director of Health in Mavoko, there are 62 registered health facilities in the
Municipality. However, this number is higher as there are unregistered health facilities within the sub
county. Among the 62 registered health facilities, eight (8) are government owned, three (3) are owned
by faith-based organisation (FBO) while the rest are private. The distribution by wards,
Mlolongo/Syokimau has 36 health facilities, Muthwani has four (4), Athi River has 16 and Kinanie has
six (6).
The table below shows the distribution of health facilities by ward in Mavoko:
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Mavoko Municipality
Table 29: Health Facilities in Mavoko Town
Name of the institution Ownership Ward

1. Athi River Health Centre- GOK Athi River
2. Kinanie Model Health Centre GOK Kinanie
3. Mlolongo Health Centre GOK Syokimau
4. Kyumvi Health Centre GOK Kinanie
5. Mlolongo Wellness Centre GOK Syokimau
6. Kwakalusya Dispensary GOK Muthwani
7. Sikia Dispensary GOK Kinanie
8. St Assis Nursing Home FBO Syokimau
9. St. Teresa D. Lima Dispensary FBO Kinanie
10. St. Francis Dispensary FBO Syokimau
11. St Immaculate Medical clinic Private Syokimau
12. St. Earnest Medical Clinic Private Syokimau
13. Frankmart Medical Clinic Private Syokimau
14. Katani Dispensary GOK Muthwani
15. Maria Gorreti Medical Clinic Private Syokimau
16. Shalom Hospital Athi River Private Athi River
17. Makadara Health Care Private Athi River
18. Athi River Medical Service Private Athi River
19. Hardship Medical Clinic Private Athi River
20. Mavoko Medical Clinic Private Athi River
21. Athi River Complex Private Athi River
22. Oloibon Medical clinic Private Syokimau
23. Airport Medical Clinic Private Syokimau
24. Mariakani Cottage Hospital Private Syokimau
25. Syokimau Health Care Private Syokimau
26. Busiani Medical Clinic Private Athi River
27. Blue Bells Medical clinic Private Syokimau
28. Afya Njema Medical Clinic Private Athi River
29. Portland Staff Clinic Private Athi River
30. Hamsadam Medical Clinic Private
31. Mwanya Medical Clinic Private Athi River
32. Hopespring Medical Clinic Private Syokimau
33. Missions of Hope Medical Clinic Private Syokimau
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Mavoko Municipality
Name of the institution Ownership Ward

34. Medicross Medical Clinic Private Syokimau
35. St. John Medical Clinic Private Syokimau
36. Aga Khan Hospital Syokimau Private Syokimau
37. Joguini Medical Clinic Private Athi River
38. Achudan Medical Clinic Private Syokimau
39. Timiza Medical Clinic Private Syokimau
40. Fountain of Home medical clinic Private Syokimau
41. Devki Staff clinic Private Athi River
42. Syokimau Medical Clinic Private
43. Athi Point medical clinic Private Athi River
44. London Distillers Staff Clinic Private Athi River
45. Haradhaal Medical Clinic Private Syokimau
46. Pearl Medical clinic Private Syokimau
47. Pinacare Medical clinic Private Athi River
48. Hillside Medical Clinic Private Syokimau
49. Raphamed Medical clinic Private
50. Medsol Medical Clinic Private Syokimau
51. Eastern Afya Medical clinic Private Syokimau
52. Kinphill Medical Clinic Private Syokimau
53. Beam Medical clinic Private Syokimau
54. Vantage Medical clinic Private Syokimau
55. Aga Khan JIC Private Syokimau
56. Maayan Medical Clinic Private Syokimau
57. Meldy Medical Clinic Private Syokimau
58. Careplus Medical Clinic Private Kinanie
59. St. Theresa Rodon Private Syokimau
60. Joylite Medical Services Private Syokimau
61. Katani Medical Centre Private Muthwani
62. St Phillips Neri Medical Clinic Joska Private Muthwani
Source: County Ministry of Health Office, Mavoko 2018
Distance to the health facility is a key determinant of access to the services. The Kenya Health Policy,
2014 – 2030 sets out standards of access to health care. The Policy proposes that residents travel no
more than 5 kilometres to a health facility. The data collected on the location of the health facilities in
the planning area is presented in a map below.all health centres should be mapped.
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Mavoko Municipality
Map 18: Mavoko Health Facilities Map

Source: VisionRI
The map shows densely populated areas of Muthwani and Kinanie, which do not have public health
facilities. These areas are mainly served by private facilities. An interview held with the health officers
in Mavoko indicated that, there are numerous private health facilities in the planning area but only 54
are registered.
Further analysis on the situation revealed that the proliferation of the private health facilities has been
as result of addressing the gap caused by the shortage of supply against a high demand. Private health
facilities are mainly driven by profit and therefore the charges for services are relatively high as
compared to the government facilities. People living in the areas not covered have to content with using
private health providers and this has a negative income on their income due to high cost of treatment.
Women have to travel for long distances to access maternal health care and this might increase infant
and maternal mortalities.
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Table 30: Challenges and Potentials in Health Sector
• Inadequate number of health facilities as most • Mavoko has level 2, 3 and 4 health
residents travel more than five kilometres to a facilities to facilitate some basic referrals
facility contrary to the Kenya Health Policy 2014- in the planning area.
2030 requirements. • There are some large-scale conservation
• A deficit of 534 health professionals by 2030 with areas in Mavoko where land for more
regard to the WHO standard of 34.5 health health facilities may be accessed by the
professionals per 10,000 people. government.
• Lack of level 3 health facilities in the planning
area which makes the referral system and
process weak
3.9.4 Other Community Facilities/ Services
Sports and Recreation
Sports including athletics and soccer are a major industry and of great interest to the youth in Kenya.
Therefore, facilities for these activities at the town level are critical.
• The Existing Situation: The Municipality has various sporting venues such as Mavoko Stadium,
Portland Sports club, Lukenya motor-cross and Stone Athi Shooting Range. There are other
public grounds in the area but they are not developed. Most of these facilities are privately
owned and might be out of reach for the low-income earners, therefore, inhibiting talent
discovery. The County has earmarked to develop Athi River stadium into modern stadia.
However, it was noted during the survey most of public land was reported to have been grabbed
and used for private developments.
• Challenges and potentials:
Table 31: Challenges and Potentials in Sports and Recreational Grounds
• There is developed public stadium in the • Develop the existing facilities like Athi
planning area. River Stadium
• There are no social halls in the planning area for • Reclaim any grabbed public land by private
people to use for meetings and in-door games. developers
• Enforce surrender for public utilities where
large private land is being converted into
from agricultural to other uses.
• Ensure developer provides
public/recreational spaces according to the
standards
Public Parks and Playgrounds

According to 1970 land use plan in Mavoko, recreational land use was allocated approximately 818 Ha
according, this comprised 8% of total planned area. The recreational activities provided according to
this plan were parks, playing fields, public open spaces and a proposed stadium. The plan allocated
approximately 250 Ha to public purpose activities such as a social hall, Ministry of Works land,
churches, land for administration and a proposed cemetery. Most of this land has been grabbed by
private developers.
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Mavoko Municipality
Challenges and Potentials:

Table 32: Challenges and Potentials in Public Parks and Playgrounds
Challenged Potentials
• There are no designated public parks and • Reclaim grabbed public land using NLC
playgrounds in the planning area safe for • Private conservation areas can provide parks
playgrounds in the educational institutions. services
• School playgrounds not open to the public. • County governments are prioritizing sports
This is because of security reasons and to • An emerging middle class in the planning
protect school properties from vandalism and area is demanding spaces for leisure and play.
theft.
3.9.5 Religious
Mavoko Municipality has various religious practices. While Christianity is the predominant religion,
Muslims and traditionalists are also present in the area. Field study shown that, there are many churches
located in makeshift buildings within residential areas while some have their buildings well planned.
There are several mosques in the planning areas mostly located in the residential areas.
Table 33: Challenges and Potentials in Religious
• Emergence of a large number of religious groups • Standards of building and location of
some located in residential houses and unplanned religious groups.
areas. • Religious groups support in the
• Unregulated policy terrain with regard to religious provision of education and health
groups’ location of worship houses including the services.
quality of building for that purpose.
3.9.6 Cemeteries and Burial Grounds
Urban population require public cemeteries to inter their loved ones because most of them do not own
land in places appropriate or are tenants. Mavoko does not have a public cemetery. The people transport
their dead to Machakos Town cemetery.
Table 34: Challenges and Potentials in Burial Grounds
There are no public cemeteries and burial • Existing or acquired public land can be used
•
for burial purposes.
grounds in Mavoko, people bury on private
land. This limits land transfer for commercial • Urban Areas and Cities Act requires a
purposes and generally lowers the value of municipality to have a public cemetery.
land.
3.9.7 Cultural Heritage and Tourism Sites
Mavoko has several heritage sites; however, these are not properly established and publicised. There is
a bridge identified as ‘Bridge number 39’ which was the 39th bridge along the Mombasa road from
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Mavoko Municipality
Mombasa. This has been identified as an important cultural and tourism site that should be developed
within the area. At Kyumvi, there has also been established a monument of freedom fighter Paul Ngei.
Figure 40: Monument of Paul Ngei at Kyumvi Junction

The other significant tourism sites in the area include animal conservancies and scenic hills such as Mua
Hills. The location of Mavoko near the Nairobi National Park and the vast undeveloped land has
created a conducive environment for the development of animal conservancies and promotion of
tourism. The plan will put in place appropriate measures to ensure that this potential is taped.
Map out all community facilities in the municipality
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Mavoko Municipality
3.9.8 Informal Settlements

There are six (6) major informal settlements in Mavoko. Where the majority of the homes in these
settlements are built of mud wall and roofed with corrugated iron sheets. The informal settlements are
discussed below.
Jam City Informal Settlement
Jam City was started in 1992 by people who were removed from Cotton City Informal Settlement by
the then Mavoko Municipality. Jam City seats on five (5) acres of land and the residents have allotment
letters from Mavoko Municipality. They pay 1,000 shillings per month as rates to the County
Government. The population of the settlement had grown from about 8200 in 2004 to about 18,000
in 2014. There were only two private nursery schools in the settlement with an enrolment of 130
children.
Two NGOs are operating in the settlement and both focuses on health issues. The two are – World
Provision Centre and New Hope. Other social institutions in the informal settlement are as shown in
the table below.
Table 35: Social Institutions by Type in Jam City Informal Settlement
Type of Organisation Number Total Membership

Self-help Groups 3 110
Women’s Groups 1 60
Youth Groups 1 36
Source: Focus Group Discussions, 2018
The residents of Jam City earn their livelihoods from casual jobs, skilled labour as masons and stone
layers in construction sites, farm work, domestic work, small-scale businesses, and making and selling
local brew.
Houses in the settlement are mainly roofed and walled with iron sheets with screed floors. A room
measuring 10 by 10 feet goes for 2000 shillings per month when connected to electricity and, without
electricity; the same could go for 1,500 shillings.
Some of challenges facing women in this settlement are rape and inaccessibility to maternal health care.
Kosovo Informal Settlement
The settlement was started in 1984 and is on about 5 acres of land belonging to the Government. The
land was originally set aside for a bus park. The main ethnic groups represented in the settlement are
Kamba, Kikuyu, Luo, Meru and Kisii. The population of the settlement grew from about 1,000 people
in 2007 to about 5,000 in 2014.
There were no health facilities and educational institutions in the settlement. Two NGOs – Positive
Action Group and New Hope operate in the settlement and both focus on HIV/AIDS.
Other social institutions in the settlement are as shown in the table below.
Table 36: Social Institutions by Type in Kosovo
Type of Organisation Number Membership

Youth Groups - -
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Mavoko Municipality
Source: Focus groups discussions with Kosovo Residents, 2015
Most of residents of Kosovo earn their livelihoods by working in the factories and flower farms, small
businesses, domestic work and water vending. Others were said to make and sell local brew, engage in
prostitution and theft. Houses in the settlement were roofed and walled with iron sheets. A room sized
10 by 10 feet typically went for 500 shillings per month. Women mainly faced challenges such as sexual
violence, domestic violence and single parenthood.
Slota Informal Settlement
Slota settlement was started in 1991 on about 7 acres of land owned by KMC. The Kamba community
are the dominant ethnic group present. The population had grown from about 9,000 people in 2009 to
about 12,000 in 2014. Educational institutions in Slota are as follows:
Table 37: Educational Institutions by Type in Slota
Public Private
Institution Type
Number Enrolment Number Enrolment
Nursery Schools 1 67 8 200
Primary Schools 1 850 4 800
Secondary Schools 1 240 - -
Source: Focus group discussions, 2018
The number of public schools is low and the residents said they would like to see more as the number
of school-going age children is increasing. The public nursery school is also reported to be very
congested and having few teachers. There are no cooperative societies or health facilities in the
settlement. The NGOs operational in the area included APHIA Plus and New Hope focusing on health
issues; NEPHAK focusing on housing and Hand in Hand focusing on micro-finance. Other social
institutions in the settlement are as shown in the table below:
Table 38: Social Institutions by Type

Youth Groups 2 30
The residents of Slota earn their livelihood by working as casual labourers in factories; others operate
small businesses such as kiosks and charcoal trade. The houses are mainly roofed and walled using iron
sheets with screed floors. A typical room of about 10 by 10 feet may be rented for about 2,000 shillings
per month.
Kasuitu Informal Settlement
Kasuitu Informal Settlement started in 1993 on about 5 acres of public land. The land ownership was
frequently contested and this had led to many conflicts over it. Members of the Kamba ethnic group
constitute about three quarters of the population in the settlement. The population had increased from
about 1,200 people in 2009 to about 3,000 in 2014. Educational institutions in the settlement are as
shown in the following table.
Table 39: Educational Institutions by Type
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Mavoko Municipality
Public Private
Institution Type
Nursery Schools 2 40 - -
Primary Schools 1 200 - -
Secondary Schools - - - -
Source: Focus groups discussions, 2018
There are two NGOs – World Provision Centre and New Hope, both focusing on HIV/AIDS testing
and support for patients. There are no health facilities nor cooperative societies in the settlement. Other
social institutions in Kasuitu are shown in the table below.

Youth Groups 1 20
Residents of Kasuitu earned their livelihoods through small-scale businesses, plastics collection and
selling, firewood selling, sand harvesting and selling at River Athi, motorcycle transport business and
theft. Typically, houses are walled and roofed with iron sheets and a typical room measuring about 10
by 10 feet may be rented for 500 shillings per month.
Sophia Informal Settlement
Sophia Informal Settlement, popularly known locally as Sophia Town, was started in 1957 on about 10
acres of public land. The main ethnic groups represented in the settlement are Kamba, Kikuyu, Kisii,
Meru and Luo with the Kamba constituting the majority. There is one public nursery school with an
enrolment of 70 children and one public primary school with an enrolment of 530 pupils. There were
neither cooperative societies nor health facilities in Sophia. Only two NGOs – New Hope and Hand
in Hand – focusing health and micro-finance issues respectively, are operational in the area. Other social
institutions are as presented in the table below.

Youth Groups 15 20
Residents of Sophia earn their livelihoods through casual jobs in factories and flower farms, small-scale
businesses, water vending, motorcycle transport business, charcoal trade, theft, prostitution, pushing
drugs and illicit brew trade. Houses are roofed and walled with iron sheets. A typical room measuring
about 10 by 10 feet may be rented for 1,000 shillings per month.
Kwa Mang’eli Informal Settlement
Kwa Mange’li informal settlement was a public land measuring around 30 acres. Samuel Kioko Mangeli
together with an Indian resident were issued with a temporary occupation licence in 1974 to farm on
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Mavoko Municipality
the piece of land. They grew vegetables under the name Mwananchi Vegetable Growers. The Indian
partner sold his ownership rights to Njuguna and Gacheru, which gave rise to Kwa Njuguna, a section
of Kwa Mang’eli. Later members of the public started buying portions of the land and established
settlements. In 2008, the then Municipal Council of Mavoko started issuing allotment letters to the
members of the public who had acquired pieces of land in the area. They pay annual land rent of Ksh
1000 to the County. Those who got allotment letters formed the Kwa Mangeli Estate Association,
which handles the welfare issues of the residents.
There are about 3,000 households and about 7,000 persons in the area. There is one public nursery
school, one public primary school and three private primary schools. There is a community health
centre, which is private and offers inpatient services with a maternity wing. Athi river sewer line passes
through the area but the majority of people are not connected due to high connection fee.
Figure 41: Kwa Mang’eli Primary School

Source: Field Work Survey 2018
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Mavoko Municipality
Figure 42: Health Centre at Kwa Mang’eli

Source: Field Work Survey 2018
The main road is 39 Road which has a reserve of around 15m and was tarmacked in the year 1939
hence the name 39. It has since worn out and it is no longer all-weather requiring renovation. Other
small roads run through the settlement and require improvement to avoid being encroached on.
Water is supplied by MAVWASCO who have their offices within the settlement but due to the
unreliability of supply, people also buy from water vendors to fill the deficit.
Solid waste management is a big challenge due to lack of a designated disposal site and a heap of garbage
could be seen by the side of 39 roads. Residents lamented that the County Government took too long
before collecting the garbage posing great health risks to the residents.
Table 42: Educational Institutions by Type
Public Private
Institution Type
Nursery Schools 1 - 1 -
Primary Schools z1 - 2 -
Secondary Schools - - None -
Residents of Kwa Mangeli earn their livelihoods through casual jobs in factories, small-scale businesses,
water vending, motorcycle and transport business. Majority of houses are roofed and walled with iron
sheets although there is a growing trend of constructing stone-walled houses in the recent past.
Other informal settlements are Kicheko, Njogu-ini and Kanaani.
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The following are the challenges and potentials in the Informal Settlements:
Table 43: Challenges and Potentials in Informal Settlements
• Poverty amongst residents of the informal • A resilient community of residents that eke
settlement because of limited livelihood out a living in difficult conditions. This
options and limited returns to any population forms the basis for hope of
investments made in business, as they operate realising any slum upgrading program as they
in a context of low incomes and want; will make the best of any improvement of
• Inadequate services including roads, water living conditions; and
and electricity to residents of the informal • The land available for planning and housing
settlements, mainly because of historical upgrade if resources are available. As the
neglect and lack of title to land which is a residents are mainly squatter whether the land
barrier to provision of services such as is public or not is immaterial as planning and
electricity; and bye-laws concomitant to it will require a
• Poor housing standards and sanitation in the certain minimum standard of housing.
informal settlement due to inadequate
physical investments and inadequate service
support.
3.10 PHYSICAL INFRASTRUCTURE
3.10.1 Water Supply
Main Sources of Water
The main water sources in the Mavoko are boreholes, piped water from Mavoko Water and Sanitation
Company (MAVWASCO), rainwater and water vendors.
Most residents Athi Town area are served by water from the MAVWASCO. The Company offer water
services through individual connections but also operate water kiosks mainly in the low-income areas
and informal settlements.
Figure 43: A Mavwasco Water Kiosk and sanitary facility in Athi River
Source: Field work survey, 2018
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Mavoko Municipality
According to the Joint WHO & UNICEF Monitoring Programme (JMP), an unimproved drinking-
water source is one that by the nature of its construction does not adequately protect the source from
outside contamination, in particular with faecal matter.
In Mavoko, Muthwani has the highest percentage of the population depending on unimproved water
sources at 45% followed by Kinanie at 39%. Syokimau and Athi River had the highest percentage of
population with access to water sources from improved sources as 77% and 64% respectively.
Table 44: Water Resources
Ward Athi River Kinanie Muthwani Syokimau

Pond 0% 0% 2% 0%
Dam 0% 0% 6% 0%
Lake 0% 6% 0% 0%
Stream/Rivers 1% 2% 3% 0%
Unprotected Spring 0% 12% 2% 0%
Unprotected Well 0% 8% 3% 1%
Water Vendor 36% 10% 30% 22%
Other 0% 0% 0% 0%
Unimproved Sources 36% 39% 45% 24%
Protected Spring 1% 2% 0% 1%
Protected Well B 1% 2% 11% 0%
Borehole 13% 28% 31% 36%
Piped Into Dwelling 19% 5% 3% 12%
Piped 30% 22% 8% 28%
Rain Water Collection 0% 1% 1% 0%
Improved Sources 64% 61% 55% 77%
Source: KNBS and SID, 2013
Water Supply Infrastructure

Table 45: Number of Boreholes in Mavoko
Project Pipes Hh
Ward Location Village Yield Power Remarks
name laid served
Athi River Athi
3.7m
Police Post River Cannan Solar Laid 418 Operational
3/h
BH
Athi 14.0
Empakasi
River Oleshaiki m3/ Solar Laid 328 Operational
Comm. BH
Athi River h
Empakasi Athi 12.0
Oleshaiki Solar Laid 419 Operational
Sec Sch. BH River m
Athi River Athi Makanda 6.0m
Solar Laid 233 Operational
Mkt. BH River ra 3/h
Ngimu Athi 6.0m Under
Cannan Solar Laid 314
Comm. BH River 3/h maintenance
Daystar Kinanie
5.6m Electri
University Kinanie Laid 219 Operational
3/h city
BH
Kinanie/
Itimboni Mathata Itimboni 6.1m Solar Laid 370 Operational
Mathatani
HC BH ni 3/h
Kinanie Kinanie 0.6m Solar Laid 100 Operational
Kinanie HC
3/h
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Mavoko Municipality
Project Pipes Hh
Ward Location Village Yield Power Remarks
name laid served
Kwa Mboo Mavoko kwa 0.7m Solar Laid 100 Operational
BH mboo 3/h
Kyumvi Kyumvi Kyumvi 2.1m Solar Laid 150 Under
Mkt BH 3/h maintenance
Kyumvi Kyumvi Kyumvi Solar Laid 351 Operational
4.2m
Sec.
3/h
Sch..BH
Mikaatini Mathata Mikaatini 3.6m Electri Laid 218 Operational
BH ni 3/h city
Lukenya Lukenya 4.0m Solar Laid 381 Operational
Nzoiani
3/h
Githunguri Ngithun Ngithung Solar Laid 416 Operational
6.2m
Jetview Pri. guri uri
3/h
BH
Kalusya Kinanie 6.2m Electri Laid 213 Operational
Kalusya BH
3/h ty
Kamulu AP Ngithun Ngithung 4.0m Solar Laid 328 Under
Post BH guri uri 3/h maintenance
Muthwani
Mathatani Mathata Mathatan 7.1m Solar Laid 127 Operational
/Katani
BH ni i 3/h
Mt View Mathata Muthwan 1.7m Solar Laid 99 Operational
BH ni i 3/h
Muthwani Lukenya Muthwan 2.6m Solar Laid 117 Operational
BH i 3/h
Lukenya Lukenya Kavilila 1.2m Electri Laid 268 Operational
Chiefs camp 3/h city
Mlolongo Mlolong 2.7m3/h Solar Laid 92 Operational
phase II
Police BH o
Mlolong 2.4m3/h Elect Laid 328 Operational
Mololongo
Mlolongo o phase ricity
HC BH
3
Ngelani Ngelani 3.7m3/h Solar Laid 421 Operational
Chief's Camp Katani
BH
Ngwata Mlolong 3.1m3/h Elect Laid 294 Operational
Syokimau
PhaseII BH o ricity
Syokimau Syokima 6.8m3/h Solar Laid 187 Operational
Chief's
Chiefs Camp u
camp
BH
Katani Disp. Katani Katani 2.2m3/h Solar Laid 215 Under maintenance
Katani Pri. Katani 1.8m3/h Solar Laid 155 Operational
Syokimau
Sch. BH
Source: County Government of Machakos- Department of Trade, Industrialization &Innovation
The boreholes with a cumulative capacity of 120m3/hr have reduced the deficit between the water
demand and supply in the Mavoko. Notably, with this huge number of boreholes especially in Syokimau
and Athi River wards where there is no central sewer system and large population, the contamination
of ground water is likely to happen over time.
This creates a need for improved sewer system by through centralised and also decentralised wastewater
treatment system in areas not served.
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Mavoko Municipality
• Dam Water Sources: Mavoko has several dams as shown in Table 46 below. These serve a
source of water for domestic, agriculture and livestock. However, these dams are facing
challenges such as reduced water levels due to changing climate, loss of vegetation cover leading
to siltation and reducing their storage capacity. Other challenges include pollution from
agricultural pollutants and increased urbanization. Proposed interventions will include among
others: rehabilitation, desilting, increasing vegetation cover and addressing urbanisation effects
such as solid and liquid waste management.
Table 46: Number of dams in Mavoko
Ward Project name Location Village Hhs
Kwa Ndundu Lukenya Kavilila 116
Portland dam Athi River Oleshaiki 927
Ivalini Dam Lukenya Kavilila 137
Ivavoani Lukenya Lukenya 155
Ndovoini Lukenya Lukenya 220
Seme Dam Katani Katani 198
Kwa Kavoo Dam Katani Katani 147
Muthwani/Katani
Muthitha Dam Katani Ngelani 150
Kamulu DEB Dam Githunguri Kamulu 198
Mbukoni Dam Githunguri Kamulu 155
Eka Tano Drumvalle Githunguri Drumvalle 136
Ngelani Dam Katani Ngelani 210
Kwa Musembi Lukenya Kavilila 185
Kwa Nzungi Lukenya muanga 150
Sinai Dam Kinanie Sinai 147
Kwa Bashir Kinanie Kwa Mboo 213
Kwa Stevano Mathatani Kyumvi 167
Kwamusyoki Mathatani Itimboni 199
Kinanie /Mathatani Mwea Umwe Mathatani Kyumvi 201
Kwa itumbi Mathatani Kyumvi 200
Kwa Simiti Mathatani Mathatani 165
Kiluli Mathatani Mathatani 218
Kisaaka Mathatani Mathatani 91
Syokimau Sabaki Dam Mlolongo Kasina 111
Source: County Government of Machakos- Department of Water
• Existing Water Weirs: There are 12 weirs in Mavoko which are low head dams constructed
through putting a barrier across the horizontal width of a river that alters the flow characteristics
of water. The demand for construction materials especially sand in the planning area has always
posed a threat to the weirs
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Mavoko Municipality
Table 47: Number of weirs in Mavoko

Ward Project name Location Village Hhs
Kwa Kisinga Matuu Mbembani 83
Athi River
Embakasi Athi River Oleshaiki 105
Kwamboo Athi River Kwamboo 98
Kinanie Kwa Bashir Kinanie/Mathatani Kwamboo 99
Sinai Kinanie/Mathatani Kwamboo 97
Athi River 85
Kwa Katitu Kinanie/Mathatani Kyumvi/Mathatani
township
Kasuitu weir Oleshaiki Athi River 84
Kalingile Lukenya Muthwani 79
Kavilila Lukenya Kavilila 86
Muthwani/Joska
Ivovuani Lukenya Muthwani 230
Kwa Martin Lukenya Muthwani 82
Kwa Ngumbi Lukenya Muthwani 83
Source: County Government of Machakos - Department of Water
Map of all water infrastructure
• Summary of Challenges and Potentials of Water Supply: Key challenges and potentials in water
supply include the following:
Table 48: Challenges and Potentials in Water Sector
• Poor infrastructure (lack of a dam, new • Athi Water Services Board should increase
treatment plant and ageing pipes,); water supply;
• Vandalism of the water supply equipment; • Proper storm and wastewater drainage by the
• Inability to pay water bills due to high poverty County Government;
levels especially in the slums (Kwa Mang’eli, • MAVWASCO should increase water
Slota, and Jam City, amongst others); distribution and set up a proper sewer system;
• Borehole water is salty and expensive; and
• High connection fees; • Regulation of the quality of borehole water by
• Contaminated water from the boreholes due MAVWASCO.
to inadequate sewer system and sometimes-
untreated sewer is discharged into the rivers.
This has been evidenced by cases of water-
borne diseases such as typhoid, diarrhoea, and
amoeba;
• Inadequacy of water as there is rationing
during dry seasons; and
• Poor storm drainage and flooding of roads.
3.10.2 Energy Infrastructure
• Main sources of energy: The commonly used sources of energy in Mavoko are listed in the table
below:
Table 49: Main Sources of Energy
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Mavoko Municipality
Cooking Lighting
Gas Electricity
Charcoal Kerosene
Kerosene Solar Panels
Fire wood Coal
Table 50: Energy for lighting
Pressure
Paraffin Kerosene Lantern Lamp Fuel
Ward Electricity Solar Other
Lantern Lamp Tin Gas wood
lamp
Athi river 47% 1% 33% 18% 0% 0% 1% 1%
Kinanie 30% 1% 46% 21% 0% 0% 2% 2%
Muthwani 25% 1% 44% 26% 0% 0% 3% 1%
Syokimau 62% 2% 20% 15% 0% 0% 0% 1%
Table 51: Energy for Cooking
Ward Electricity Paraffin LPG Biogas Firewood Charcoal Solar Others

Athi River 2% 42% 10% 1% 3% 41% 0% 0%
Kinanie 2% 25% 6% 0% 37% 29% 0% 1%
Muthwani 1% 23% 11% 2% 30% 33% 0% 0%
Syokimau 2% 58% 14% 3% 3% 19% 0% 1%
Source: Machakos County Department of Energy
On average, only 50% of the area is connected to the national grid. The unconnected areas are within
the rural part of the Municipality. Kerosene lamp and lantern tins are the main sources of lighting in in
the households without electricity.
Figure 44: Wind and Solar powered Street Lights at A109/A104 Interchange
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Mavoko Municipality
• Challenges and Potentials: The main challenges and potentials faced in the cause of using or
providing energy are:
Table 52: Challenges and Potentials in Energy infrastructure
• Relatively low connectivity to the national • Use of energy-saving bulbs;
grid especially of people living in the interior • Use of biogas – London distillers convert
of the planning area; waste into biogas;
• Vandalism of transformers and conductors • Use of coal and tires to produce energy;
continue to frustrate efforts to increase access • Use of energy-saving jikos; and
to electricity; • Scaling up of the pilot A109/A104
• Reliability to power as there are recurrent interchange project of solar and wind energy.
power blackouts; and
• High urban population growth rate also
strains the available energy sources and
utilities leading to power rationing.
3.10.3 Information and Communications Technology (ICT) Infrastructure
Mavoko is well served by mobile telephony providers e.g. Safaricom, Airtel and Orange. There is also
good internet access, mobile money transfers and mobile banking.
Map of ICT and power infrastructure
• Challenges and Potentials: The main challenges and potentials of ICT Infrastructure are:
Table 53: Challenges and Potentials in ICT
• Disruption of fibre optic cable and other • Serviced by all mobile phone operators;
ICT infrastructure during road maintenance • Serviced by various national and local
and/or upgrading; and television and radio stations;
• Lowering of service quality due to over- • Extensive use of internet and presence of
subscription. fibre optic cables; and
• Expansion of coverage of ICT service
providers due to heightened demand, and
improved services due to business
competition.
3.10.4 Solid Waste Management
Solid waste management is a growing problem in Mavoko. Increasing urbanisation, rural-urban
migration, rising standards of living, and rapid development associated with population growth have
resulted in increased solid waste generation by industrial, domestic, and other activities. This increase
has not been accompanied by an equivalent growth in the capacity to address the problem. The proper
management of waste has thus become one of the most pressing and challenging environmental
problems.
Solid waste in the area comes from a variety of household, service, and industrial processes in the
following proportions: domestic sources - 68 percent; industrial - 14 percent; roads - 8 percent; hospitals
- 2 percent; markets: 1 percent; and 7 percent from other sources. Food waste, plastic, and paper are
the most dominant forms of solid waste in Mavoko. One of the most ubiquitous forms of visible waste
is the plastic bag. By 2007, over two million plastic bags were being handed out every year in Nairobi
alone and Mavoko was counted as one of the contributors. Once released in the environment, they
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Mavoko Municipality
choke wildlife, pollute the soil, and serve as breeding grounds for mosquitoes. In the footsteps of several
other African countries, as of 1st January 2008, Kenya imposed a national ban on the importation and
distribution of plastic bags less than 30 microns in thickness (NEMA 2008).
Figure 45: An open dumpsite in Katani

Source Field Survey 2018
The County Government currently lacks a well-defined Solid Waste Management (SMW) service. There
is limited capacity in terms of human resources and machinery to deal with ever-increasing solid waste
in the planning area. Mavoko has no dumpsite therefore residents make private arrangement for waste
collection and disposal.
Most residents indicated that they contract private waste handlers who dump solid waste in an open
area in quarries in Katani area.
These sites have not been formally allocated to for this purpose. In addition, some of the residents
dispose of wastes in other open spaces, riparian, and along the roadside, hence polluting the
environment. It also came out from the interviews that there are serious environmental concerns that
should be addressed during implementation of this ISUDP.
• Challenges and Potentials: The main challenges and potentials in the course of providing Solid
Waste Management services are:
Table 54: Challenges and Potentials in Solid Waste Management
• Inadequate solid waste management • Centralised sanitary landfill to serve Mavoko,
infrastructure to service increasing Machakos, Tala and other satellite towns;
population; • Available land County can acquire to
• Poorly sited dumpsite e.g. near the riparian construct sanitary land fill sites;
areas, commercials, and residential areas; and • Promote waste management best practices i.e.
3Rs; and
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Mavoko Municipality
• Delays in waste collection by the waste • Promotion of waste enterprises in SWM.
collection companies or County government.
3.10.5 Sewer and Waste Water Disposal System
The sewer coverage of Mavoko is limited to the Athi River CBD and the industrial area including the
EPZ factories. The rest of the area relies on on-site sanitation systems such as pit latrines, septic tanks
and domestic biosystems. In the slums, open defecation is practised.
Athi River town suffers from uncontrolled discharge of sewer from some households and factories in
to the open channels, which lead to the Athi River as shown in the figure below.
Figure 46: Liquid waste discharge into a river

In addition, pipes connected from various facilities to discharge wastewater are connected alongside
pipes supplying clean water. To mitigate wastewater disposal challenges, the County commissioned the
services of technical experts to design for the construction of a sewer line to serve Mavoko area and
work is on going.
• Challenges and Potentials: The main challenges and potentials in the course of Sewer and Waste
Water Disposal are:
Table 55: Challenges and Potentials in Sewer and Waste Water Disposal
• An outdated existing sewer system which is • Partnership between the County and
already over stretched TANATHI to expand the sewer coverage
• Poor execution of waste and sewer disposal • Partnership with the private sector to finance
• Uncontrolled urban sprawl increasing the the improvement of the existing sewer in the
cost of connection to the systems EPZ
• Inadequate water supply to support sewer • Promoting on-site sanitation such as bio
system. systems and decentralised sanitation systems
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Mavoko Municipality
• Emergence of informal and slum settlements •
Storm Drainage
Overall, Mavoko is poorly served with stormwater drains, apart from the CBD of Athi River where
there is an old and poor maintained drainage system, clogged by solid waste as shown in below.
Figure 47: Solid waste dumped in the drainage channel
• Challenges and Potentials: The main challenges and potentials in Storm drainage are:
Table 56: Challenges and Potentials in Storm drainage
• Poor maintenance of the exiting drains • Part of Mavoko offers a well elevated natural
• Poor coverage in the high-density areas drainage system
• Encroachment by buildings and other human • On-going road improvement projects that
activities will incorporate drainage systems
• Dumping of waste in to the drains
3.11 DISASTER RISK REDUCTION AND MANAGEMENT
3.11.1 Introduction
Disaster Risk Reduction is the conceptual framework and practice of reducing disaster risks through
systematic efforts to analyse and manage the causal factors of disasters, including through reduced
exposure to hazards, lessened vulnerability of people and property, wise management of land and the
environment, and improved preparedness for adverse events.
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Interaction of human activities with the natural environment increases the risks of natural hazards. As
the Municipality advances in economic development, focus is needed on the integration of Disaster
Risk Reduction strategies in planning activities. Mavoko Municipality is prone to disasters such as,
floods, fires, and vehicle accidents especially along the main Mombasa-Namanga road resulting in loss
of property and lives.
Key priority areas to be focused on in the framework of action while undertaking disaster reduction
strategies include governance strategies (organisational, legal and policy frameworks); risk identification,
assessment, monitoring and early warning systems; knowledge management and education; reducing
underlying risk factors and preparedness for effective response and recovery.
The County has an established emergency response team that comprises of fire fighters and medical
professionals in ambulances. The response units within Mavoko are stationed at Kyumvi and at Athi
river town.
3.11.2 Types of Disasters
The main types of disasters in Mavoko are discussed below:
• Flooding and Soil Erosion: During floods, as a result of heavy rains the areas in Mavoko that
are experience flooding include massive floods after River Athi and Mto wa Mawe bursts their
banks, affecting settlements along its banks. In 2018 the settlements that were heavily affected
include; Green Park Estate, slums located in low lying areas including City Carton, Kanaani,
Sofia, Jam City, Kwa Mangeli, Jua Kali, Ngimo and Bondeni slums. Other areas include parts
of Syokimau and Mlolongo.
Figure 48: Flooding in Slota informal settlement

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Figure 49: Flooding and Soil Erosion along Mombasa Road

• Landslides: Landslide is a general term for movements of rock, debris and soils of various origin,
volumes and speed. The term encompasses events such as rock falls, slides, and flows, such as
mudflows or mudslides. In Mavoko, the areas with a potential for landslides include hilly areas
like Mua Hills, quarries and riparian areas.
Map 19: Showing the Local Relief of the land

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• Air Pollution: The major source of air pollution in Mavoko include manufacturing plants, power
plants, waste incinerators, motor vehicles, construction activities, fires, natural wind-blown
dust.
• Fire: These have been reported in institutions, commercial areas and in homes Most of the fire
prone areas include slums and industrial factories.
Challenges facing DRR preparedness in Mavoko:
• Inadequate disaster preparedness partly due to lack of early warning systems;

• Inadequate training in new techniques of handling humanitarian relief;
• Poor coordination of disaster response bodies;
• Lack of sufficient time to prepare for disasters that are associated with the climatic impacts
• Inadequate information regarding the magnitude of the climatic impacts of the El Niño event;
• Cynical attitudes towards weather and climate forecasts;
• Inadequate medical supplies at Municipality level;
• Inadequate financial resources due to the poor state of the national economy; and
• Inadequate community participation due to mistrust of government coordination.
3.11.3 Disaster Management
Based on the analysis above, this plan proposes the following strategies to mitigate disasters:
• County capacity building on disaster management through training, equipping with disaster
response facilities;
• Public awareness on potential disasters, mitigation and response measures;
• Conduct regular building inspection to assess compliance to disasters;
• Adherence to the building approval conditions and implementation of the same;
• Construction of storm drainage systems of quality standard that will contain water flow;
• Enforcement of the Mining Act of safety to avoid quarrying accidents;
• Enforcing decommissioning plan for unused quarries and other mining areas;
• Road safety along the highways; and
• Equipping fire station with modern facilities and establishing fire hydrants in strategic locations.
The Kenya Health Policy, 2014 – 2030 sets out standards of access to health care. Key to these standards
is the requirement for a hierarchy of health facilities of level 2, 3 and 4 in a sub-county in order to
facilitate referrals. Another requirement is that residents travel no more than 5 kilometres to a health
facility. World Health Organisation (WHO) on the other hand in World Health Report, 2010 set out
the standard of 34.5 skilled health professionals per 10,000 people. These national and international
standards of practice require a combination of staffing and facility development to achieve.
There are a number of public dispensaries, health centres and hospitals. These are however, not
commensurate to the population and sizes of major centres in the planning area, and hence do not
allow residents to meet policy requirements for example of not travelling more than 5 kilometres to a
health facility. There is only one health centre, namely Githunguri and two hospitals Ruiru District
Hospital and Langata Hospital in Githurai.
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Map 20: Mavoko Sub County Base Map

Source: VisionRI
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4. INTEGRATED DEVELOPMENT ANALYSIS
4.1 INTRODUCTION
The integrated development analysis is informed by the situational analysis, the Strengths-Weaknesses
and Threats Analysis (SWOT), which was carried out during stakeholders’ consultations; the planning
area structuring elements; and the existing land uses and settlement patterns. The analysis informs the
formulation of the development vision, mission and objectives of the plan. It also informs the
development of the spatial development models.
4.2 SWOT ANALYSIS

The SWOT was conducted during the various stakeholders’ engagement is summarised per thematic
area as shown in the Table 57 below:
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Table 57: SWOT Analysis
Strengths Weaknesses Opportunities Threats

Demography
• Poverty and inadequate housing
• High educational achievement • Youthful unemployed population; • Entrenched crime in the city of
• Youthful and educated
and thus a good human resource • Informal settlements in the Nairobi; and
population; and
base; and planning area; and • National governance challenges
• Economic linkages to the city
• Diverse population due to • Inadequate public health facilities; including corruption
of Nairobi.
proximity to Nairobi. especially as there are on 3
facilities in the whole area
Natural Resources and Environment
• County Government is • Lack of clear legislation/ policy
supportive in addressing on environment conservation; • Adequate natural resources • Non-compliance to
environmental concerns; e.g. rivers; environmental management
• Uncoordinated and conservation regulations by
• Existence of a working solid interdepartmental/ interagency • Appreciation of waste
management technology i.e. developers;
waste management system; efforts e.g. Directorate of
Environment and Department of private sector involvement in • Enforcement departments
• Adequate legislation on solid turning a blind eye to
waste; Lands, Housing and Physical solid waste management for a
Planning. in provision of control fee; environmental issues that
• Presence of environmental require urgent attention;
office; measures that support solid/ • Environmental issues are a
liquid/ noise pollution; devolved function and can be • Outbreak of diseases due to
• Availability of quarries – building environmental degradation;
• Lack of proper planning; closely monitored at the
stones, minerals; • Environmental pollution;
• Lack of utility vehicle for County/ Sub- county level;
• Good soil for farming; • Deforestation;
supervision; • Environment agencies/
• Availability of water from rivers departments/ officers have an • Disruption of wildlife
for irrigation; • Polluted rivers;
opportunity to object / ecosystem;
• Presence of Cement • Uncontrolled quarrying activities;
comment to applications that • Air contamination by dust and
manufacturing companies add • Informal settlements; have negative impacts to the smoke from quarries and
value to the quarry mined • Poor sewage and drainage environment before approval industries; and
products; systems; by the planning technical; and • Noise from industries and
• Presence of Wildlife migration • Lack of modern equipment to • committee at the county level. explosives from the quarries.
corridor; and exploit raw materials;
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• Availability of unoccupied land. • Poor infrastructure e.g. roads; and
• Lack of title deeds.
Economic Activities
• Existing Industrial Base;
• Available space for expansion;
• Well-developed network of
commercial, transport and other • Inadequate physical • To develop as an Industrial
services; Infrastructure; hub; • Haphazard planning; and
• Established banking industry; • Administrative challenges • To develop as a Logistic Hub; • Environmental issues.
• Location advantage- proximity to (business hurdles); and • Investment attractiveness; and
two busy highways connecting • Policy and planning Issues. • Proximity to Nairobi.
Nairobi with the port of
Mombasa and Tanzania; and
• EPZ.
Land Use, Land Economics & Urban Design
Land Use
• Intensifying urban developments
along Mombasa Road;
• Present configuration of major
roads can be transformed to an • Urban areas expanding to
inadequately serviced land in a • Designated as a Growth
expanded grid urban structure; • Saturation of Mombasa Road;
leapfrog manner; Centre (Level III);
• Compact, mixed-use CBD; • Under-utilisation of land at the
• Urban expansion causing the • May develop as a residential,
• Presence of secondary centres as interior portion; and
premature conversion of industrial, and transport hub
basis for future network of agricultural lands and open areas; and as extension of Mavoko • Urban expansion causing the
neighbourhood-level service town; and premature conversion of
centres; and • Lack of road links to connect the
agricultural lands and open
northern and southern portions of • TOD proposals under
• Presence of Athi River makes for areas.
the Municipality; NaMSIP.
accessible public open and
• Incongruous land uses such as a
recreational space.
cement manufacturing plant inside
the CBD;
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• Development of new settlements
near existing quarry sites;
• Weak land use planning and
regulation framework
Land Economics
• Analogue land registry;
• Availability of personnel; • Influx of land speculators
• Poorly trained land administration
• County government and CDF • County Government and distorting the property market;
staff (carry over from the old
support for basic education; and national support for reform in • Exploitation and displacement
system);
• Deep local people’s support for land administration; and of locals from their land by
• Rising land prices – likely to richer individuals; and
education in the county as • Development of appropriate
increase cost of development of
shown in high education laws at county and national • Emergence of slums due illegal
public utilities; and
achievement. levels. subdivisions due to increased
• Lack of capacity to monitor land demand for land.
market.
Urban Design
• Lack of distinct overall road
• Large suitable areas available for network pattern in CBD;
development; • Disorganised streetscape due to
• Deterioration of the quality of
• Well-established CBD and other lack of pedestrian sidewalks, • Transport improvement
the CBD and secondary urban
service centres; cycling tracks, and street lighting; proposals in the SPC for
centres; and
• Presence of logistics hub in • Presence of informal settlements; NMR; and
• Increased roadside friction
Mlolongo; and and • TOD proposals in NaMSIP.
along major road arteries.
• Athi River presents potentials for • Lack of public open spaces that
green infrastructure. may commonly be used for
recreation.
Social Infrastructure
Education
• Uneven distribution;
• Well established land registry at • Proximity to Nairobi; • Poor planning;
• Inadequate learning resources;
the County; • Location of industries; • Pollution;
• Lack of TVET;
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• Support by the County • Weak institutions for approval; • and economic infrastructure • single parenthood, absent
Government for land • the City (easy cash, manual jobs in like airports and industries; parents; and
administration; the transport sector Insufficient and • Societal influence (peer
• Flexibility of the predominant number of public pre-primary and • Free Basic Education Policy at pressure, criminal groups)
tenure (private tenure); and primary schools; National Level.
• Existence of a dynamic land • Limited public land for new
market. schools during the planning
period; and
• Very limited access to basic
education of children from
informal settlements.
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4.3 STRUCTURING ELEMENTS

The structuring elements are major features that influence the form and direction of development in
an area.
In Mavoko, the major structuring elements include major transport corridors such as Mombasa road,
the railway and railways stations. Further, other elements include the rivers, hills and conservancies.
Some of these elements act as enablers or barriers to development. Currently the transport corridors
have played a key role in influencing linear development while some of the natural features have limited
the direction of growth.
This plan has proposed a framework that development to minimise the effects of unplanned linear
urban growth and propose developments that are compatible with the natural characteristics of the
planning area.
The key structuring elements as shown in Map XXX include, the transport corridor, Mua Hills,
Conservancies and the riverine drainage system among others. These elements define the growth
pattern of Mavoko Municipality.
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Map 21: Major Structuring Elements

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4.3.1 NMR Conceptual Framework

Other key consideration which has informed the planning considerations of this plan include the NMR
Spatial Concept Strategy. Mavoko is defined by two faced territorial spaces of Mombasa Road to the
West and Kangundo Road to the East. This gives Mavoko two spatially related functions that are
mutually supportive as described below:
• The west façade - Mombasa road is dominated by transport and housing activities. As a result,
the main planning issues focused on economic strategies based on promoting logistic centres
for freight transport and market facilities. The strategy also emphasise the need to prioritise
commuter rail transport to support transportation and accessibility. This need to be supported
by Transit-Oriented Development (TOD) centralities which will be developed around
commuter stations aimed at serving high-density mixed-use neighbourhoods in environmentally
controlled urban surroundings. The strategy proposes residential developments to be promoted
perpendicular to Mombasa road otherwise (referred to as Nairobi-Malili Transport Corridor)
and will be structured at least 500-800M along the corridor. This means the corridor will be
designated for logistics and related industrial functions, while housing development will be
promoted 500-800m from the corridor.
• The East facade - Tala/Kangundo Road: This area is envisioned to serve as the metropolitan
zone for large residential developments. To realise this function, the planning approach will be
guided by a balanced vision where transport, social housing, economic activities and social
facilities will be integrated. However, it will need significant investments in physical and social
infrastructure to sustain residential activities. Figure 50 below illustrates the described spatial
concept.
Figure 50: Territorial Strategy for Mavoko

Source: NMR Spatial Planning Concept
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4.3.2 Existing land Use and Settlement Pattern

Another consideration improving the spatial model is the existing land use and settlement pattern. The
existing development provides a basis to inform the desired development and modelling envisioned
goal.
The existing dominant land uses are residential, industrial and transportation, conservation and
agriculture. This will inform the development pattern in areas such as Athi River, Syokimau, Mlolongo,
Katani and Kyumvi.
Athi River is the main urban node in Mavoko and serves as the administrative, commercial and
industrial hub of the Municipality. Mlolongo has adopted a linear development along Mombasa road
with residential and services industries, while Syokimau and Katani are majorly residential zones.
Therefore, the planning proposal will consider these land uses and development patterns to ensure a
sustainable framework in line with the desired development vision. The Figure 51 below illustrates the
general land use trend in the planning area.
Figure 51: Bubble diagram showing the general Land Use Trend in Mavoko
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4.4 OVERALL DEVELOPMENT STRATEGY

4.4.1 Vision, Mission, Goals and Objectives
The development vision for Mavoko to 2030, as defined through during the stakeholders’ engagement,
was contextualised in relation to Kenya Vision 2030, Nairobi Metropolitan Region Strategy and the
Machakos County Vision.
Vision: “A well planned City with quality, sustainable services to supports livelihoods.”
Mission: To transform livelihoods through, efficient, inclusive and sustainable development.
Objectives:
• Promote effective physical and land use planning for sustainable urbanization;
• Promote liveable urban environments;
• Increase livelihood options and income generation;
• Reduce cost of doing business and attract investments;
• Provide modern infrastructural facilities to support current and future development; and
• Ensure participatory engagement with stakeholders at all levels.
4.4.2 Problems and Opportunities
An understanding of the existing development challenges and potentials for the planning area offer a
basis on which to propose various planning interventions to make use of the potentials while
responding to the identified challenges. The major development challenges and opportunities that were
identified in the planning area that the plan seeks to address are summarised in the maps below.
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Map 22: Problem Map

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Map 23: Opportunity Map

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4.4.3 Development Trends

Mavoko has experienced intensive growth in the recent decade as seen from the increasing population and
urban developments. This is majorly attributed to the settlement of people in to Mavoko due to its
proximity to Nairobi and affordability of land. However, this has been concentrated along the major roads
and in the nodal towns. This requires a balanced planned approach to ensure that they are well serviced
and sustainable.
The map below shows an analysis of urban developments in Mavoko- depicting spatial, temporal, linear
and nodal developments.
Map 24: Mavoko Growth Nodes

Source: VisionRI
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4.4.4 Spatial Development Models

The alternative development models considered are the Nil-Intervention, TOD, and the Clustered
Multi-Nodal. Each of these models were evaluated with views from the stakeholders and the preferred
model identified. This is described below:
i. Alternative 1: Nil-Intervention: This model is based on the assumption that developments in
Mavoko will continue without any planning intervention. Since there will be none or minimal
regulation, the outcome will most likely be chaotic and undesirable. The chart below
summarises the pros and cons of this model.
Table 58: Advantages and Disadvantages of Nil-Intervention
Advantages Disadvantages
• Maximises individual • Increase land use conflicts mostly between residential
choice/freedom; and industrial uses;
• No resistance to change; and • Unstructured density zoning;
• No demolition of existing • No consideration for sustainable development;
developments located in unsuitable • No consideration for integrated development;
sites such as riparian and resersves. • Undesirable spatial pattern;
• Inadequate public amenities and facilities;
• Loss of property values;
• Encourages sporadic and haphazard growth with
negative social and economic impacts;
• Urban development’s encroaching into ecologically
fragile areas.
• Overexploitation of natural resources such as water
and minerals;
• Inadequate waste management systems;
• The traffic generated outweighs the capacity of the
roads;
• Poor quality housing with more slum dwellings
mushrooming in the centre (informal settlements);
• Wasteful competition for resources;
• Developments occurring in disaster prone areas;
• High cost of living;
• Poorly distributed development and settlements;
• Linear developments that are hard to service along the
major roads; and
• Perpetual encroachment of existing riparian and road
reserves.
ii. Alternative 2: Transit Oriented Model: The Transit-Oriented Development Model (TOD) is
anchored on the integration between transportation and urban developments. It maximises
mixed-use developments incorporating residential, commercial, and public spaces planned in
the vicinity of transport hubs to reduce walking distances to public transport hubs. It is
premised on three key planning elements: Compact; Coordinated; and Connected
developments. Further, the TOD model emphasises sustainable development that focuses on
the following principles:
• Quality Public Transport: Developments are anchored on the promotion of accessibility
to services by minimising the distance to facilities and transport nodes. The developments
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are located along and around transport hubs such as railway and bus stations. It also
supports NMT. This means reducing over reliance on private transport.
• Mixed-Use Developments: Since the aim is to increase access to facilities and reduce travel
needs, the development of compatible mixed uses around the transport hubs is advocated
for as they favour short trips and encourage use of NMT.
• Neighbourhood Development: The development of neighbourhoods is a distinct feature
of TOD models. Further, the participation of the residents in neighbourhood planning
and management is a core component.
• Public Space: The TOD incorporates adequate public spaces, and are linked to the
neighbourhoods.
The TOD concept has been used in various towns such as Hong Kong, Mexico, Curitiba,
Monrovia, and Arlington among others.
The figure below shows an architectural view of Monrovia in California that is planned based
on the TOD concept. The plan for the city incorporates mixed use developments, provision
for public spaces, and integration of efficient public transport modelled around the railway
station and along the major highway.
Figure 52: TOD concept for Monrovia

Source: Monrovia General Plan and Transit Oriented Development
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Application of TOD in Mavoko

Mavoko has existing transport nodes such as the railway station, and dominant road transport nodes
like Mlolongo, and Kyumvi. However, Mavoko experiences urban sprawl, traffic congestion,
inadequate pedestrian and NMT facilities, incompatible land uses and insufficient public utilities and
spaces.
The adoption of a TOD in Mavoko will therefore be applied to help develop a compact city that has
the following aspects:
• Development of Public Transport hubs: These hubs could be established in the following
locations:
- Around the railway stations in Athi River town with mixed residential and commercial
uses;
- Mlolongo hub: modelled to incorporate a freight logistics centre, a mixed-use residential
and commercial activities well served by public transport; and
- Kyumvi- Machakos Junction: This will be anchored on both freight transport and logistics,
a vibrant public transport node, residential and commercial land uses.
• Public Space and Infrastructure: the development of compact mixed-use communities around
the transport hubs is accompanied by structured public spaces and utilities. Appropriate public
utilities and infrastructure will include health, education, parks etc.
A broad representation of this concept in Mavoko is represented as in the figure below.
Map 25: The TOD Model

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Advantages and Disadvantages of the TOD Model:

Table 59: Advantages and Disadvantages of TOD Model
• Reduced urban sprawl • Increased cost of housing
• Compact developments • May result to gentrification
• Provision for public spaces • The gentrification may lead to increased
• Reduced land use incompatibility vehicle ownership
• Provision for pedestrian and NMT facilities thus • Requires strict development control
encouraging non-motorised transport • May lead to neglecting of developments
• Reduced travel time to access facilities in areas farther from the established
• Increased access to public space and facilities hubs
• Reduced traffic congestion • If not well managed, could result to
• Reduced pedestrian accidents sprawl
• Increased social interactions
• Increased property value
iii. Alternative 3: Clustered Multi-Nodal Model: The Clustered Multi- Nodal Development Model
is anchored on two aspects: development of interlinked activity nodes spread throughout the
planning area, and functional specialisation for the nodes. This model encourages dispersed
activity nodes.
• The dispersed development nodes are linked to each other and in most cases to one primary
node. This type of development helps reduce urban primacy and encourage balanced
growth.
• It is also anchored on the aspect of user specialisation/clustering for each node. The
specialisation helps take advantage of the strengths of the various regions in a planning area
and develop for each node a dominant use and appropriate support infrastructure.
The map below shows an image of Los Angeles with multiple clusters of specialised nodes.
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Map 26: An image of Los Angeles with multiple clusters of specialised nodes
Source: Spatial Concentration of Creative Industries in Los Angeles, 2006
Application of Clustered Multi-Nodal Model

The development of a multi-nucleated urban structure focuses the main urban area on Athi River,
Mlolongo, Syokimau, Kyumvi, Katani and Joska. This would mean Mavoko would have structured
urban nodes with Athi River being the primary urban centre where high-level services would be
provided, and the other nodes serving as secondary nodes. Each node would be developed with a
specialised function. The potential of each node would be harnessed to come up with specialised
clusters. The chart below shows the proposed functions of each node:
Table 60: Proposed specialised nodes in Mavoko
Node Dominant land use

Athi river Industrial, commercial and administration
Mlolongo Residential and logistics
Syokimau Residential
Katani Residential and mining
Kyumvi Commercial and service
Joska Commercial and residential
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Table 61: Advantages and Disadvantages of the Clustered Multi-Nodal Model
• Reduces overcrowding and congestion within • High cost of infrastructure and services
the main town. provision.
• Distributes development benefits. • May lead to reduced spatial
• Reduces the effects of concrete jungle. competitiveness.
• Encourages growth of secondary centers of • Encourages sporadic growth.
growth. • Different rates of development due to
• Encourages balanced development of all areas. different priorities.
• Encourages functional specialisation. • May cause unequal development in a given
• Provides increased accessibility to public region.
facilities.
• May reduce urban sprawl.
• Focuses development around the nodes.
• Reduces encroachment on agricultural and
conservation areas.
• Reduces congestion.
• Breaks urban primacy.
Map 27: Clustered Multi- Modal Model

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Evaluation of the Alternative Development Proposals (ADP)

This section illustrates the goals-achievement matrix (GAM) and its function as an instrument to assess
and priorities identified ADPs that align with the Vision, Mission and objectives of the Mavoko ISUDP.
The GAM was developed to assist with assessing and prioritising ADPS that have been generated as a
result of the outcomes of the development phases of the ISUDP 2018-2030. The Development
Alternative which have been evaluated and emerged the best will be adopted.
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Table 62: Goal achievement Matrix
Alternative Development Proposals

Alternative 2 Alternative 3
Assigned
Goals
Weight Transit Sub- Multi - Sub-
Oriented Total Nodal Total
Development
To be a clean safe secure
1 working and living 0.17 2 0.333333 3 0.5
environment
To be efficient with well-
integrated quality and
2 0.17 1 0.166667 2 0.333333
affordable social
infrastructure.
To become a sustainable
economy that creates job
3 0.17 2 0.333333 2 0.333333
opportunities and business
growth.
To have the safest, secure,
efficient and sustainable
4 0.17 2 0.333333 3 0.5
transportation network in the
country.
To be a Municipality that has
efficient and well managed
5 0.17 2 0.333333 3 0.5
physical infrastructure to
allow for a 24-hour economy.
A model Municipality with
servant leadership that is
6 0.17 3 0.5 2 0.333333
transparent, accountable and
responsive to people’s needs.
Total Score 1.00 2 2.5
Rank 2 1
Source: Vision RI consultants, 2018
This evaluation the models was done during a County Project Implementation Team meeting with the
technical from various county departments. Based on the above evaluation criteria the Multi -Nodal
model was rated as the most preferred with a score 2.5 against TOD at 2.0.
However the team agreed to integrate the principle of TOD and hence a hybrid model was adopted as
the preferred model.
4.4.5 Preferred Model
The preferred Combined Model is shown on the figure below.
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Map 28: The Preferred model

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5. OVERALL DEVELOPMENT PLAN
The physical development plan presents a detailed analysis of the proposed land uses, outlines the
development regulations in terms of density, plot sizes, allowable developments, plot ratio, ground
coverage, and other details.
According to Nairobi Metropolitan Spatial Planning Strategy envisages Mavoko as a key industrial and
residential town. Mavoko population is projected to reach 593,182 by 2030 from the estimated of
139,502 in 2009. Due to high population growth, the plan proposes to allocate 55.08 % (46,479.80 Ha)
of the total land area for residential purpose.
The planning area hosts wildlife conservancies and lies within Amboseli, Nairobi National Park and
Oldonyo Sabuk wildlife ecosystem. The plan proposes to protect conservation land and has therefore
allocated 17485.78 Ha (20.72%) of the total land area for this purpose. This includes the parts of
Mathatani, Lukenya Hills and Mua Hills.
Mavoko is an industrial region with a variety of both heavy and light industries located along transport
corridors of A109 and A104. Quarrying mainly takes place in Katani. The plan evaluates industrial land
use by the end of the planning period and it allocates 6,996.49 Ha (8.29%) of the total land use.
Other land uses are discussed in the Land Use section and are presented in the table below.
5.1 LAND USE PLAN
The area has been divided into 10 major categories using Kenya Physical planning coding standards.
These land uses are as shown in the following table: what is the basis of the zone delineation.
Table 63: Proposed Land Uses
Existing Proposed
No
User Area in Hectares Percentage Area in Hectares Percentage
.
(Ha) (%) (Ha) (%)
Residential
Residential - High 4.28% 9,141.20 10.83%
Residential -
0 3,615.36 22,870.03 27.10%
Medium
Residential - Low 14,453.15 17.13%
Total 3,615.36 4.28% 46,464.94
1 Industrial 1,758.10 2.08% 6,996.49 8.29%
2 Educational 144.67 0.17% 253.48 0.30%
3 Recreational 19.29 0.02% 170.37 0.20%
Rehabilitated
438.08 0.52% 438.08 0.52%
Quarries
4 Public Purpose 61.53 0.07% 27.04 0.03%
5 Commercial 148.56 0.18% 910.11 1.08%
6 Public Utility 1.03 0.00% 250.62 0.30%
7 Transportation 2,418.59 2.87% 3,975.81 4.71%
Conservation Areas
8
Conservancy 15,929.53 18.88% 15,929.53 18.88%
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Existing Proposed
No
User Area in Hectares Percentage Area in Hectares Percentage
.
(Ha) (%) (Ha) (%)
Riparian Reserves 782.8 0.93% 1,540.26 1.83%
Total 21,702.18 25.72% 30,491.79 20.72%
9 Agriculture 5,188.44 6.15% 7,330.39 8.69%
10 Mixed Use - 102.28 0.12%
11 Undeveloped Land 53883.42 63.85% 0 0.00%
Total 84,389.41 100.00% 84,389.41 100%
5.1.1 Zoning Regulations
The chart below represents change of use guidelines:
The map below presents the proposed land uses in Mavoko by the end of the planning period. As
the population grows in the planning area, it is envisaged that each neighbourhood/precinct will be
better defined as the County takes appropriate measures to purchase/compulsorily acquire land where
necessary to meet any short fall.
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Map 29: Proposed Land Use Map for Mavoko

Source: VisonRI
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5.2 AREA SPECIFIC LAND USE PLANS

Further to the above overall proposed land use plan, the plan also contains specific areas as presented
in the maps below. This was prepared with consultation with the County and Communities to ensure
quality and effective development control.
Map 30: Kinanie structure plan
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Map 31: Joska structure plan
Map 32: Kyumbi structure plan
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Map 33: Gimu structure plan
Map 34: Lukenya structure plan
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Map 35: Maanzoni structure plan
Map 36: Utawala structure plan
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Map 37: Sabaki structure plan
Map 38: Mlolongo structure plan

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Map 39: Mulinge scheme structure plan
5.3 DEVELOPMENT CONTROL AND ZONING REGULATIONS

5.3.1 Development Control
Development control ensures that developments comply with the approved spatial development plans,
policy guidelines, regulations, and standards.
Key Instruments for Development Control
The key instruments guiding this plan include:
i. Article 66 of the Constitution of Kenya, 2010 which regulates the use of any land or any interest
in or right over any land, enacting appropriate legislation ensuring that investments in property
benefit local communities and their economies;
ii. The National Land Policy (Sessional Paper No. 3 of 2009) that stipulates the principles and
values that govern regulation of land use and empowers all planning authorities to regulate the
use of land in public interest, through establishing development control standards, processes
and procedures relating to the sustainable use of land and the preservation of environmental
values; and
iii. Sessional Paper No. 1 of 2013 of National Land Policy, which provides legal, administrative,
institutional and technological framework for the optimal utilisation and productivity of land-
related resources sustainably and desirably at national, county and community levels.
In addition, the Physical and Land Use Planning Act 2019 that empowers counties as well as defines
the function, procedure, matters, tools, and institutions in charge of development control; the County
Governments Act, 2012; Environmental Management and Coordination (Amendment) Act, 2015, and
Urban Areas and Cities (Amendment) Act, 2017. It is also in line with the National Spatial Plan; Physical
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Development Plans; Standards and Regulations; County Spatial Planning Guidelines; as well as other
Fiscal measures. The application of the related legislation should be checked against each prescribed
zone within which the land falls, and against permissible uses which, under the zoning regulations
allowed for each zone.
Figure 53: Procedure to assess development application development in terms of subdivision

Source: Planning Department, Machakos County Government
Figure 54: Procedure to assess development application development in terms of change of use
Source: Planning Department, Machakos County Government
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• Plot size: Every zone shall have a minimum plot size that may be allowed. The sizes will vary
depending on the type of development and the allowed densities. All subdivisions must adhere
to the minimum plot sizes set.
• Ground Coverage: This is the maximum horizontal area that a building is allowed to occupy on
a piece of land. Limiting the maximum ground coverage ensures that there is adequate space
for servicing and provision of utilities in the future. The ground coverage for various zones
shall be determined and used as a tool for development control by the responsible authorities.
• Plot Ratio: This refers to the relationship between the total floor area and the plot size. It is
used to determine the maximum number of floors that may be allowed on particular pieces of
land. It is an important tool for controlling development as it determines the skyline and density
of an area.
5.3.2 Zoning
i. Residential Areas
• Permitted, conditional and prohibited land use: There are certain land uses, which under
the zoning regulations are not residential but are permissible within the residential zones.
If they conform to one of the other uses specified in the description below consent must
be given. On the other hand, attention must be given to uses that are not permitted.
• Permitted Uses: For any particular zone, the land uses are meant to be consistent with the
intent and character of the Local Physical Development Plan. These uses are expected to
be compatible and they do not have adverse effects on existing development and are meant
to add value. In many cases, the uses are similar to each other. However, mixed uses may
be permitted recognising the complementarity of functions. For example some of the
permitted uses in residential zones includes:
- Residence: bungalow, maisonette, multi-family dwelling (multi-storey flats/apartments),
row housing, detached, semi-detached, and residential-cum-work.
- Hostels, renting houses, old age home, community hall, police post, and guest houses
(not exceeding 200 m2 in floor area).
- Day care centres and kindergartens, corner shops, small shopping centres, and health
facilities (dispensaries, nursing home, etc.).
- Educational facilities, religious premises, library, gymnasium, park, technical training
centre, exhibition and art gallery, clubs, banks, transportations facilities and services,
post office, hostels of non-commercial nature, etc.
• Conditional Uses: A conditional use or special exception is a tool designed to introduce

flexibility into the zoning plan. For each land use zone, the plan will usually describe uses
that are allowed by right, uses that may be allowed if specified standards are met, and uses
that are prohibited. The second type of use is known as a conditional use, special use or
special exception. Exceptions may also be made for minor deviations from dimensional
requirements (such as setbacks or height limits), and for specified construction activities
(such as filling and grading near navigable waters).
Unlike a permitted use, however, a conditional use is not allowed by right at all locations
in a particular zone. Rather, it must undergo special review by the plan commission,
governing body, or zoning board to determine if it is appropriate for the site. The local
zoning ordinance should identify which body has the authority to decide conditional use
permits. Some of the conditional uses in residential zones include:
o Night shelters, petrol pumps, motor vehicle repairing workshop/garages, household
industry, bakeries and confectionaries, storage of LPG gas cylinders, burial grounds,
restaurants and hotels (not exceeding 200 m2 in floor area), and small butchery.
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o Printing press, cinema hall, auditoriums, markets for retail goods, weekly markets (if
not obstructing traffic circulation and open during non-working hours), informal
markets, multipurpose or junior technical shops, municipal, county and central
government offices, and police stations.
Table 64: Categories of Residential Uses and Allowable Planning Standard

Minimum Max Ground Plot Ratio
Type of Zoning Coverage (%) (PR) Building
Type of Dwelling plot size
Density Code Line(m)
(Ha) S U S U
Low
Bungalow Maisonette 03 0.1 50 40 60 50 6
density
Semi-detached &
Medium
Row housing Town 02 0.045 55 45 100 125 6
density
houses
High
Flats/Apartments 01 0.045 70 60 400 200 6
density
Low Detached house in
03 0.1 50 40 60 50 6
density Agriculture Zone
Source: Physical Planning Handbook 2007
Notes: S- sewered; U-Unsewered
ii. Public Utility: Public utility buildings like electrical distribution depots, water/sewerage
pumping stations, water works, fire stations, telephone exchanges/mobile towers, and matatu
station/boda boda stand (occupying a floor area not exceeding 200 m2).
iii. Prohibited Land Uses: Land-use regulation is not restricted to controlling existing buildings and
uses. In large part, it is designed to guide future developments. Because of incompatibility and
adverse effects on existing developments, some uses are prohibited in certain zones. Some of
the prohibited uses in residential zones include:
• Heavy, large and extensive industries, and: noxious, obnoxious and hazardous industries.
• Warehousing, storage godowns of perishables, hazardous, and inflammable goods.
• Workshops for matatus/boda boda/buses, and the like.
• Slaughterhouses, and hospitals treating contagious diseases (e.g. tuberculosis).
• Wholesale market, sewage treatment plant/disposal work, water treatment plant, solid
waste dumping yards, outdoor games stadium, indoor games stadium, shooting range,
international conference centre, courts, sports training centre, reformatory, garrisons, etc.
• Amendments to uses permitted: A competent authority may from time to time add to or
amend the above list by considering overall land use compatibility through notification.
• Parking norms for residential development: With many families owning vehicles nowadays,
parking space has become an integral part of residential areas. One car parking space per
100 sq.m. gross built area is adequate with reference to Table B1: ‘Car Parking in Buildings‟
of Kenya Planning and Building Regulations 2009, and considering the different bedroom
dwelling units in the town, the following parking norms can guide parking in residential
areas:
- One parking space per two 1-bedroom dwelling unit;
- One parking space per one 2-bedroom dwelling unit; and
- Two parking spaces per one 3-bedroom dwelling unit.
• Road network: No new road shall be less that 9m carriageway in the new areas.
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• Building line: No person shall erect any building other than a boundary wall or other fence
nearer to the road than such building line may be so prescribed; If at the discretion of the
County Physical Planning Department or competent authority such building line may vary
in distance, from the road boundary throughout a road or part thereof. Such building line
shall generally be in accordance with the specifications described below:
- Where roads range between 6m-18m in width, the building line shall be 6m,
- For any road above 18m in width, the building line shall be 9m.
- Where the width of an existing street in front of any new building is less than 6m, no
part of such building shall be nearer to the centreline of the street than 3m.
• Dead-end Streets (Cul-de-sac): A dead-end-street should be aligned in such a way that it
shall give access to not more than 10 residential plots and it should not exceed 60 m in
length and shall have a turning radius of at least 15m hammerhead. Vehicles should be able
to turn on forward gear without having to engage reverse gear.
iv. Industrial Areas: The development and planning standards for industrial zone industrial
estates/parks shall be governed by the following requirements:
• The development of industrial area may have plotted development for non-polluting
individual industrial units. Some part of industrial estate may be used for flatted group
industry and service industries. The industrial area should have an access/approach from
major roads.
• The industrial estate shall have minimum 20-25 % of the area reserved for the following
complimenting facilities:
- Sub fire station, banks, petrol pump, restaurants
- Police Station, Waste Disposal Dumping Yard, Truck Terminal, parking area, Taxi stand
etc.
- Industrial Area Centre (Commercial Centre) to accommodate commercial and other
facilities, show rooms etc.
- Electric Sub-station, Water Supply Tank, Common effluent Treatment Plant etc.
- Other facilities such as Recreational Club, Associations, Community Hall, Medical
Centre, Administrative Block and other allied common facilities.
• New Industrial Estate should be located on the main roads or secondary roads.
• No road within the industrial estate shall be less than 9 to11.5 m wide (collector road).
• There should be minimum 10-15 % of the area for landscaping and developed as park and
buffers (organized open space). Minimum 10 m wide buffer should be provided all along
the industrial area with tree plantation.
• One ECS parking per 100 square metres floor area be provided.
• The size of plots, plot ratio and setbacks permissible in industrial estates are given in the
table below.
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Table 65: Requirements of Industrial Plots
Min Max. Maximum Minimum Setback

Existing Plot Ground Plot No. of
Type
Development Ratio floors
Size Coverage allowed Front Side Rear
(Ha) %
Light
Light industries
0.05 75 1:1 2.00 6 3 3
Industry and/ or
vacant
Medium
Medium
Industries 2 50 1:1 2.00 9 6 4.5
Industry
and vacant
Large
Heavy industries
10 30 1:0.6 2.00 12 6 9
Industry and/or
vacant
Existing
Slaughter- slaughter
2 40 1:0.8 2.00 9 9 4.5
House house and
vacant
Source: Physical Planning Handbook 2007
Table 66: Road widths and car parking in Industrial area
S.No. Type of Road Width

i. Major communication route (highway) 60 m
ii. Spine roads (major roads) 25 m
iii. Collector roads 18 m
iv. Access streets 15 m
v. Service lane 9m
vi. Parking space: one car space for every 6-10 workers
• Sewerage Connection: The industrial unit has to be connected to a sewer system. If there
is no sewer available in the area, then a bio-digester of adequate size has to be installed by
the owner for taking approval. Industrial units of that are chemical in nature or where
chemical waste is generated in the process should install an affluent treatment plant with a
capacity to adequately treat the chemicals. In such case, the chemical waste shall not be
mixed with toilet waste.
• Land use in industrial area: The new industrial area may be planned as per the following
norms for allocation of land for various uses:
• Restricted uses or use permitted with special sanction of the authority: Some of the uses
may be permitted with special sanction of the competent authority. These may include
noxious, obnoxious and hazardous industries, storage of explosive and inflammable and
dangerous materials, junkyards, electric power plants, service stations, cemeteries, business
offices, bank and financial institutions, helipads, religious buildings, gas installations and
gas works, stone crushing, small shopping centres, etc.
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v. Educational Areas:
• Permitted uses within educational areas: The table below provides a summary of planning
standards for various educational facilities.
Table 67: Requirements of Educational Facilities
Min. Plot Max. Ground Maximum no. of
Type of use proposed Plot Ratio
Size (Ha) Coverage % floors allowed
Primary schools 1.2 25 1: 0.5 Ground Plus1
Secondary schools 3.4 30 1: 0.9 Ground Plus2
Special schools 3.5 30 1: 0.6 Ground Plus1
Youth Polytechnic 3.5 30 1: 0.6 Ground Plus1
Research Institute 10 20 1: 0.8 Ground Plus3
University 50 10 1: 0.4 Ground Plus3
Engineering College,
10 20 1: 0.8 Ground Plus3
National Polytechnic
Medical training college 10 20 1: 0.8 Ground Plus3
Management training/
5 30 1: 1.2 Ground Plus3
teachers training institute
Source: Physical Planning Handbook
vi. Recreational Areas:

• Permitted uses within recreational zones: Parks, playgrounds, botanical/zoological gardens,
clubs, stadiums (indoor and outdoor), stadiums with/ without health centre for players and
staff, picnic huts, holiday resorts, shooting ranges, sports training centres, integrated sport
centres, swimming pools, special recreation, library, public utilities (for recreational uses)
etc. The below provide permissible planning standards recreational facilities are given in
the table below.
Table 68: Requirements of Plots in Recreational Use
Max.
Min. Plot Maximum no. of
Public Purpose Facility Ground Plot Ratio
Size (Ha) floors allowed
Coverage %
City park 10 1.5 1:0.015 1 (Ground)
Amusement park 10 10 1: 0.2 2 (Ground Plus One)
Zoo 10 5 1:0.5 1 (Ground)
Integrated sports centre – City 2 (Ground Plus One)
30 10 1:0.2
Level
Integrated sports centre –Sector 2 (Ground Plus One)
10 10 1:0.2
Level
Sector park 5 1.0 1:0.01 1 (Ground)
Sector playground 5 1.0 1:1.01 1 (Ground)
Stadium 5 10 1:0.2 2 (Ground Plus One)
Cluster park 1 1.0 1:1.01 1 (Ground)
Sub-Sector park Hall 2 1.0 1:1.01 1 (Ground)
Sub-Sec playground 2 1.0 1:0.01 1 (Ground)
Cluster playground 1 1.0 1:0.01 1 (Ground)
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Source: Physical Planning Handbook, 2007
• Restricted uses: Building and structures ancillary to uses permitted in open spaces and parks
such as stands for vehicles for hire, taxis, matatus, boda bodas, and passenger cars; facilities
such as police posts, fire posts, and post offices; commercial uses of a temporary nature
like cinema and other shows; public assembly halls; restaurants; open air cinemas; hostels
for sportspersons, etc.
• Prohibited uses: Any building or structure, which is not required for recreation, except for
emergency services.
vii. Public Purpose Areas: Prison, basic health centre/nursing home, dispensary, sub district level
hospital, communicable disease hospital, veterinary hospital, cultural centre, convention centre,
community hall, orphanage home, rehabilitation centre, juvenile home, police station, fire
station etc. The various planning standards are presented below:
Table 69: Requirements of Plots under Health Services
Municipality Level -
8 25 1: 1 4
Referral Hospital
District level hospital 4 25 1: 0.75 3
Health Centre 2 30 1:0.9 3
Basic health sub-
1 30 1:0.9 3
centre/nursing home
Communicable disease
4 25 1:1 4
hospital
Dispensary 0.5 40 1:0.8 2
Veterinary hospital 5 30 1:0.6 2
Table 70: Requirements of Plots under Health Services
Municipality Level -
8 25 1: 1 4
Referral Hospital
District level hospital 4 25 1: 0.75 3
Health Centre 2 30 1:0.9 3
Basic health sub-
1 30 1:0.9 3
centre/nursing home
Communicable disease
4 25 1:1 4
hospital
Dispensary 0.5 40 1:0.8 2
Veterinary hospital 5 30 1:0.6 2
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Table 71: Planning Requirements of Social Facilities

Maximum no.
Min. Plot Max. Ground Plot
Public Purpose Facility of floors
Size (Ha) Coverage % Ratio
allowed
Integrated office complex 20 25 1:1.5 4-8
Convention centre 10 20 1: 0.8 4
Socio – Cultural centre/ Exhibition
15 10 1:0.2 2
cum fair ground
Fire station 0.5 20 1:0.4 2
Prison 16 10 1:0.3 3
Juvenile home 2 25 1:0.75 3
Police station 2 30 1:1.2 4
Rehabilitation centre 0.5 25 1:0.75 3
Sub- Sector level community
1 25 1:1.0 4
Centre
Community Hall 0.3 25 1:1.0 4
Orphanage 1 25 1:0.5 2
viii. Commercial Areas:

• Permitted uses in commercial areas: Shops, convenience/neighbourhood shopping centre,
local shopping centres, cluster centre, sub-CBDs, professional offices, workplaces/offices,
banks, stock exchange/financial institutions, bakeries and confectionaries, cinema
halls/theatres, malls, banqueting halls, guest houses, restaurants, hotels, petrol pumps,
warehousing, general business, wholesale, hostel/boarding housing, banks/ATM,
auditoriums, commercial service centres/garages/workshop, wedding halls,
weekly/informal markets, libraries, parks/open space, museums, police stations/posts,
Matatu stands, Boda-Boda stands, parking sites, post offices, government/institutional
offices, etc.
• Restricted Uses: Non-polluting, non-obnoxious light industries, warehousing/storage

godowns of perishable, inflammable goods, coal, wood, timber yards, bus and truck depots,
gas installation and gas works, poly‐technics and higher technical institutes, junkyards,
railway stations, sports/stadium and public utility installation, religious buildings, hospitals,
and nursing homes.
• Prohibited Uses: All uses not specifically mentioned above are prohibited in this zone.
ix. Conservation Areas: These include hills, rivers, game parks, national parks, wildlife
conservancies, etc. Hills shall be used for forests conservation. Rivers and their riparian shall be
utilised in a manner that enhances their conservation and promises sustainability.
5.3.3 Fire Safety
The Fire Safety (FS) is key component when DRR management as related to built-up environments.
The plan recommend adoption of the following planning as relates to fire and safety standards.
i) Buildings Construction Materials:
FS1: The type of building materials or methods used for construction shall be in a position
to resist fire for the recommended minutes in order to minimize the spread and intensity of fire
as shown in the table below. This also ensures safe evacuation of occupants or users.
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FS2: Where any combustible roof covering material including thatch, shingles and
bituminized felt on boarding is used and the plan area of such roof is more than 20m2, the
distance between the building so covered and any boundary of the site on which such building
is situated should be not less than 4.5m. If the slope of a building roof does not exceed 60
degrees, a minimum distance of 1.0m between any two such areas should be provided whereas
if the roof is in excess of 60 degrees a minimum distance of 1.0m measured horizontally and
3.0m measured along the slope of such roof between any two such areas should be provided.
Table 72: Type of Building Occupancy and Fire Resistance Minutes for Materials
Fire resistance
Occupancy type
(Minutes)
Entertainment & public assembly, Theatrical & indoor sport, Places of 60
instruction, Worship, Outdoor sport, Moderate & Low risk commercial
service & industrial, Museum, Plant room, Offices, Hotels, Dormitory,
Domestic residence, Detached dwelling house, Moderate & Low risk
storage, Parking garage.
High Risk Commercial Service, Exhibition halls, High Risk Industrial, 120
Places of Detention, Hospitals, Large Shops, Wholesaler Stores, High Risk
Storage.
Source: Kenya National Planning & Building Code, 2009
ii) Emergency Routes

FS3: Any building of a height of more than three storeys should be provided with not less
than two escape routes. No emergency routes are required if the travel distance from the
farthest point in any room, measured along the escape route, to the nearest escape door is less
than 30m or in any building of not more than three storeys in height.
Table 73: Minimum Width Standards for Escape Routes
Maximum number of persons Minimum width (mm)

120 1100
130 1200
140 1300
150 1400
160 1500
170 1600
180 1700
190 1800
200 1900
iii) Exit Doors

FS4: Where the population of any room is not more than 25 persons the width of any exit
door should be at least 900mm. Any classroom, lecture room or boardroom that has a
population of more than 50 persons or any other room that has a population of more than 25
persons should have not less than two exit doors. One such door should open in the direction
of travel along the escape route. Where the population is more than 240 persons, three or more
exit doors should be provided.
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iv) Fire detection and alarm systems

FS5: All occupied areas within any building, which exceeds 30m in height or contains any
storey exceeding 5,000m2 in floor area, should be equipped with fire detection, and manually
activated fire alarm system and an emergency evacuation communication system.
v) Fire hydrants
FS6: Any building exceeding 12 m in height or with a total floor area exceeding 1,000m2
should be provided with fire hydrants based on not less than one per 1,000m2 or not less than
one per storey. Hydrants provided should have a 24m or 30m long fire hose together with
couplings and a 16mm internal diameter nozzle.
FS7: In any permanent amusement park or exhibition ground, shopping centre or group
housing, cluster housing, or town house complex ground or raised hydrants should be installed.
They should be placed at a distance not greater than 90m from these facilities.
FS8: Public fire protection in cities and major towns is crucial. Thus, fire hydrants should be
installed in public rights-of-way, City-owned property, or City-approved easement and
connected to local authority water mains. Public fire hydrants should be located in streets or
roads dedicated to public use. Locations these hydrants should be approved by the relevant
authority prior to installation.
FS9: The hydrant bonnets should be colour coded in accordance with Kenya Bureau of
Standards to show the amount of water that can be discharged out of them as shown in the
table below. Red banding on hydrants mainly show that they are out of service.
Table 74: Fire Hydrants Colour Coding and its Meaning
Marking of Fire Hydrants Bonnets and caps
Bonnet colour Litres per minute

Green 4,000 or greater
Orange 2,000-4000
Red Less than 2000
FS10: Hydrants shall not be used for any other purpose other than fire protection without
express permission from the County.
5.3.4 Electricity Sub-Stations (ESS)
ESS 1: In order to have electricity connection, a person has to make an application to Kenya
Power requesting for the same. Application procedure entails 4 steps:
Step 1 – Filling and submitting application form to the nearest Kenya Power office. This can
also be done online.
Step 2 - Upon receipt of application, Kenya Power technician visits applicant’s site to assess the
requirements for preparation of cost estimates after which a quotation is sent to applicant.
Step 3 – Customer pays connection fee.
Step 4 – Construction and metering.
Table 75: Sub-Station Location
Capacity of line Way leave

11 KV 10
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Capacity of line Way leave

33 KV 20
40 KV 20
66 KV 30
132 KV Single circuit towers 50
11 KV Double Circuit towers 60
Source Physical Planning Handbook, 2007
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6. SECTORAL PROGRAMS AND PROJECTS
Based on the status assessments and SWOT analysis, together with the views expressed by the
stakeholders during consultations including workshops, development strategies and projects have been
developed to achieve the sectoral goals. The sectoral demand-supply gaps, goals, development strategies
and project of various components are presented below:
6.1 NATURAL RESOURCES AND ENVIRONMENT

The situational analysis of Mavoko Municipality demonstrated that there are significant environmental
setbacks that require necessary attention. In response to this, the planning team proposes a
comprehensive environmental strategy for the planning area. The strategy is anchored on Article 42 of
the Constitution of Kenya (2010) which provides for the right to a clean and healthy environment. It
is also based on the following principles as provided for in the Environmental Management and
Coordination Act (1999):
• Intergenerational equity
• Polluter pays-principle
• Precautionary principle
• Principle of participation in the development of policies, plan and processes for the
management of the environment.
The strategy provides the basis to promote sound conservation and protection of ecologically fragile
areas such as Green Park Estate and slums located in low-lying areas along River Athi and Mto wa
Mawe.
Environmental concerns: The major environmental concerns that cut across the entire planning area
include:
• Water Resources
• Wetlands
• Agriculture and Soil erosion
• Quarries
Goal: A clean safe secure working and living environment.
Objectives:
• To create awareness on available environmental resources and arising issues.

• To conserve and protect the riparian reserves from encroachments.
• To reduce soil erosion.
• To ensure proper development control by enhancing the enforcement team.
Strategies:
• Strict implementation of environmental guidelines for extraction of building materials from

the quarries.
• Management of natural resources and related environment infrastructure and services in a
manner that would lead to optimal use of natural resources, and reduction/abatement of
pollution.
• Conservation and development of the natural features with a view to enhancing their
environmental value.
• Development and preservation of open spaces, greens and landscape/recreational areas.
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6.2 PHYSICAL INFRASTRUCTURE

The plan has identified the main sources of water including boreholes, piped water from MAVWASCO,
rainwater and water vendors. Syokimau and Athi River had the highest percentage of population with
access to water sources from improved sources as 77% and 64% respectively.
The plan has identified Muthwani with 45% and Kinanie at 39% of the residents with unimproved
water sources. It proposes investment to provide clean and secure water to informal settlements in the
Municipality.
On energy for lighting 47% of the residents of Athi River have access to electricity, 62% in Syokimau,
and the lowest access in Muthwani at 25%. A majority of the residents use paraffin, which plays a major
role in providing cooking energy for 58% of the residents in Syokimau. Although there is electricity in
most places, it remains mostly intermittent. The plan has proposed a need to carry out a feasibility
investigation on how to invest in renewable sources of energy e.g. solar and wind energy and biogas
systems etc.
On wastewater management and sewer service delivery, the ISUDP acknowledges that Mavoko does
not have a designated solid waste management site. There is however a site in Katani that has been in
use but will require better management.
The plan has also reviewed the serious state of wastewater management and that of stormwater drainage
in the Municipality. The main challenge involves the indiscriminate effluent disposal in rivers and drains.
The plan proposes to regulate this at the County level
The sectoral demand-supply gaps, goals, development strategies on physical infrastructure are presented
below:
i) Water Supply
Goal: Supply Mavoko residents and businesses with affordable potable water that is safe and of high
quality for daily consumption.
Objectives:
• To supply safe water in sufficient supplies

• To supply water at convenient points and an affordable cost.
Strategies:
• Provide a low-maintenance, cost-effective water system that meets the long-term needs of the
Mavoko residents and businesses.
• Provide water service for developing areas in a planned manner by constructing new mains,
water towers, wells and water treatment plants.
• Protect the available water supply through conservation by reducing the demand for water,
improving the efficiency of water use, and reducing loss and waste of water through public
education.
• Design and construct two dams to supply water for domestic use.
ii) ICT Infrastructure
Goal: A community with technology infrastructures for reliable network connectivity.
Main Objective: Promote digital solutions to inform and engage internal and external audiences.
Strategies:
• Promote GIS use and understanding within the City through outreach, training, and education.
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• Promote the use of mobile technology in various departments.

iii) Solid Waste Management
Goal: A comprehensive, integrated system of solid waste management.
Objectives:
• To establish and maintain an ongoing planning and plan implementation process to meet
current and future needs for the service area based on the government’s adopted hierarchy of
waste management strategies;
• To assist in meeting the solid waste management needs of Mavoko; and
• The individual member localities through the year 2030 in an efficient, cost-effective, reliable
and equitable manner, while providing adequate flexibility in meeting unforeseen needs and
integrating new and innovative processes.
Strategies:
• Development an Integrated Solid Waste Management strategy;

• Support and encourage public and private partnerships in meeting solid waste management
needs; and
• Promote SMEs to waste management and provide strategically located waste collection
facilities.
iv) Waste Water Management
Goals: To have clean and free-flowing conditions in all sewer mains at all times.
Objectives:
• Perform preventive maintenance to all treatment facility equipment.

• Categorise waste material where practicable.
Strategies:
• Investigate and report all sewer damage claims;

• Have in place an inventory of all household which all not connected to the sewer but are
proximately located in an area they can easily be connected; and
• Connect the above households.
v) Storm Drainage
Goals: A flood free area with protected natural drainage which blends with the man-made drainage
system.
Objectives:
• Maintain existing storm water management infrastructure and provide sufficient infrastructure
capacity to meet the future needs of the Municipality; and
• Protect the natural functions of hydrological areas, maintain water quality and control
sedimentation.
Strategies:
• Eliminating existing system deficiencies and deferred maintenance, particularly those that may
affect life safety and property protection.
• Maintaining the existing system through routine preventive maintenance activities.
• Expanding the system to accommodate new stormwater management needs.
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6.3 SOCIAL INFRASTRUCTURE

i) Housing: Housing is one of the major functions of the Municipality and has attracted a lot of
investment from both the public and private sector. Mavoko does not only offer housing services to
its residents but also acts as a dormitory for people working in the neighbouring areas of Nairobi,
Machakos, and Kajiado. Housing, therefore, requires allocation of a significant amount of land as well
as the provision of substantial infrastructural investment in terms of roads, water reticulation, and
sewerage.
Gap assessment: The situational analysis has indicated the housing stock which was calculated using
the 2009 population census. The supply of 21,760 units in 2009 was just 78% of the demand in that
year. The housing demand was projected to grow from 30,251 units in 2016 to 33,001 units in 2030.
The population projections show that the housing deficit which stood at 22% in 2009 may be getting
worse as poverty deepens and cost of housing construction rise. Hence, there is a need for strategies to
not only bridge the gap between demand and supply but to also consistently uplift the standard of
housing for the low-income groups through appropriate technology.
Goal: Affordable housing for all.
Objectives:
• To facilitate the provision of quality and affordable housing; and

• To provide a range of houses to accommodate all income groups.
Strategies:
• All housing developments should be connected to a functional sewer;

• Densification;
• Zoning;
• Encouraging public private partnership;
• Promote the use of locally available housing materials e.g. stones and sand;
• Encourage use of non-conventional building techniques;
• Mixed land use to enable people to work and live in the same area; and
• Economic empowerment of the residents on ways of saving towards ownership of houses.
ii) Education Facilities: Educational facilities within the Municipality include pre-primary/ECDE,
primary, secondary, tertiary and adult education facilities both private and public. As shown in the table
below, there are 33 public ECDE centres, 33 public primary schools, 13 public secondary schools, 2
universities and 1 adult education facility.
Table 76: Existing educational facilities
Type Number
ECDE 33
Primary 33
Secondary 13
University 2
Adult 1
Source: Field Service: 2018
Gap assessment: By comparing the available educational facilities and the requirements of the Physical
Planning Handbook, there is a huge gap considering that by the end of the planning period, the
population will have increased to 517,207. The table below shows the demand and supply gap relative
to the standards stated in the Physical Planning Handbook.
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Table 77: Gap assessment for the public education facilities

Catchment Land
Current Demand by
Facilities Population Required in Gap by 2030
Availability 2030
(1 facility) Hectares
ECDE 2500 33 207 174
Primary
3500 3.25 33 148 115
Schools
Secondary
8000 3.4 13 66 53
Schools
College 100000 10.2 NA NA NA
University 100000 50 NA - -
Goals: Evenly distributed and high -quality educational services.
Objectives:
• To improve existing educational facilities;

• To empower the human resource to deliver quality education; and
• Constructing new schools in areas with no schools.
Strategies: Development of new Educational facilities as per norms considering the general need, special
needs and technical education.
iii) Health Facilities: The quality of a town’s population depends upon the access to quality health
services. Provision of health facilities is therefore a key requirement for development and one of the
primary roles of the government is to provide these services to its citizens. The health sector’s core
functions are to: (1) lower morbidity from common diseases such as malaria, acute respiratory
infections, diarrhoea, and skin infections, (2) reduce the maternal mortality rate by increasing deliveries
conducted by health personnel, (3) reduce infant mortality, (4) give food supplements to children, and
(5) educate mothers in infant feeding and immunisation. Basic infrastructural services such as toilets
and bathrooms are a key component of health facilities and hence should be sufficiently provided.
As far as availability of health facilities is concerned, Mavoko Municipality has one Level III hospital
located in Athi River town, one health centre in Mlolongo, and dispensaries in Kinanie, Katani and
Kyumvi. The preferred location for health services should be easily accessible by an ambulance or on
foot.
Gap assessment: The situational analysis showed that Mavoko Municipality residents face lots of
challenges while seeking health services due to overstretched health facilities. The currently available
health facilities cannot adequately serve all the population and looking at population projections there
is a dire need to provide for more health centres in order to ensure quality basic health services to all
the residents.
Goals: To provide quality basic health services to Mavoko Sub-county residents.
Objectives:
• To ensure adequately equipped health services;

• To ensure even distribution of medical facilities in the Municipality;
• To improve the conditions of the existing health facilities; and
• To ensure proper accessibility of the facilities.
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Strategies:
• Provision of all basic facilities as per the requirement to make the existing health facilities fully
functional; and
• Improving the road conditions of all access roads leading to the health facilities.
iv) Other Social Facilities: Other social facilities include; recreation facilities like open spaces and
parks, stadia, play grounds, social halls, libraries, cemetery and crematorium, post office, police post,
police station, prison and fire station.
Goal: To have a safe living environment with adequate community facilities.
Objectives: To provide safe living environment and cultural integration with adequate community
facilities.
Strategies: Provide adequate community facilities to promote liveability.
Projects and Programs:
• Establish fire stations at all main centres in the sub county;

• Increase the number of fire fighters and fire engines;
• Provision of social halls and community centres at each Municipality; and
• Establish a cemetery and crematorium in Athi River to serve the entire planning area.
6.4 LOCAL ECONOMY

Goal: To achieve a vibrant, efficient and stable economy
Objectives:
• To provide linkages with the metropolitan region;

• To provide centralized modern commercial spaces with good infrastructure;
• To ensure optimal resource allocation and utilization;
• To promote employment with economic growth; and
• To ensure efficiency and equity.
Strategies:
• Prioritize road linkages hinterland of Mavoko to enhance economic development;

• Infrastructural investments in the nodes of Katani, Joska, Muthwani Kyumvi and Utwala;
• Have economic nodes for better provision of infrastructure and services to rejuvenate the
economic sector;
• Support informal sector to promote employment and livelihoods of the residents; and
• Encourage investments in other productive sectors e.g. tourism and hospitality industries.
The county government to simplify and hasten the approval process to encourage more investments
to the economy. Currently the approval process is lengthy, costly and cumbersome
6.5 TRANSPORTATION
The plan has reviewed the entire transportation network system for Mavoko Municipality, highlighting
the modes, gaps and potentials for growth. The main mode is road transport, which bears the brunt of
over reliance and would thus need to be improved. Most of the roads, again, are poorly maintained or
are in bad shape impeding smooth access across Mavoko. At the same time, the main public
transportation terminus is inadequate causing vehicles to use the road to pick and drop passengers. Its
utility is only 65% even at peak times and this needs to be addressed. Modal split is between matatus,
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buses, Tuktuk, taxis, motorcycles taxis Boda-Boda, private cars and bicycles. The plan has also addressed
NMT facilities, freight transport and parking in the section.
The plan has also looked at rail transport, in line with meeting the transport demand of the projected
population. It proposes the need to revamp the commuter rail service to link the Municipality with the
rest of the NMR urban centres e.g. It also proposes taking advantage of the SGR services for
transportation of goods beyond Mavoko Municipality. Currently, the Athi River SGR station is
complete
Goal: An efficient transportation network in the country.
Objectives: To ensure our roads are well maintained all time
• To provide adequate capacity terminus for buses and matatus and sheltered bus bays where
PSVs drop passengers and continue without taking more than 5 minutes;
• To provide street lighting to all busy roads;
• To provide entire town with good pathway for pedestrians; and
• To make efficient use of the old-railway commuter train as an alternative means of transport
to and from the Municipality on daily basis.
Strategies:
• Making road designs that enhance the safety of pedestrians and other Non-motorised
Transport road users;
• Improving all the feeder roads to become all weather roads to a minimum of murram status;
• Advocating for use of both the old railway as well as the SGR;
• Making over-passes/bridges for passengers at all busy sections of the major roads like
Mombasa Road and Namanga Road;
• Making climbing lanes for trucks along major roads and providing a parking lot for trucks
Buses and other public service vehicles;
• Clear all encroachments on road reserves, both on feeder roads and major roads;
• Make sure that the construction of the old railway terminus in Mavoko is complete; and
• The county government to advertise the SGR station in Mavoko and advocate for people to
use the station for inter-county travels. The road leading to the station should also be well
improve.
6.6 INFORMAL SETTLEMENTS

Rapid urbanisation and absence of well-coordinated urban management and planning have resulted to
haphazard urban sprawl. This has left the Sub-country with a deficit of critical infrastructure and basic
services, which in turn have promoted mushrooming of informal settlements that are characterised by
overcrowding, inadequate and poorly developed physical and social infrastructure, insecurity, and
indecent housing. This is even though informal settlements provide a habitat for a significant
proportion of the urban population and their contribution to the GDP cannot be underestimated.
Almost all urban areas in Kenya have informal settlements, a phenomenon that has not spared Mavoko
Municipality. There are a number of informal settlements in the municipality including; Kwa Mangeli,
Sofia, Kasuitu, Kosovo, Njoguini, Kicheko and Mlolongo. These settlements manifest similar patterns
of development and their challenges cut across all of them. The programmes and projects under these
settlements are therefore generalised, with detailed actions and projects being undertaken for the
selected few depending on the current need and available resources. The Vision, Mission, goals and
objectives of this sector were arrived at during the strategic workshop with key stakeholders which then
informed the programmes, strategies and the projects to be undertaken.
Goal: To provide serviced, accessible and secure settlements with quality housing.
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Objectives:
• To promote the development of requisite infrastructure and services in informal settlements;

• To improve the community and social facilities in informal settlements;
• To support the development of affordable and quality housing in informal settlements;
• To alleviate insecurity within the informal settlements; and
• To enhance security of tenure to the residents of informal settlements.
Strategies:
• Development of stormwater drainages and sewerage systems in all informal settlements;

• Supplying potable water to the informal settlements;
• Formulation of a solid waste management plan for all informal settlements;
• Improving community and social facilities in informal settlements;
• Encourage adoption of cheap building technology and sensitising the public on the need to
have building plans approved, to achieve quality and affordable housing in informal
settlements;
• Provision of adequate and functional security lighting in all informal settlements;
• Initiate a process of issuing title deeds to the informal settlement residents; and
• Affirmative action by the government to provide cheap building materials for informal
settlements.
6.7 CULTURAL HERITAGE AND TOURISM PROMOTION STRATEGY

The conservation of cultural heritage in Mavoko seeks to recognise the soft culture- the ways of living
of the people, indigenous knowledge, the cultural significant heroes, and the hard-cultural heritage- the
cultural sites, monuments, landscapes and artefacts. Further, the strategies aim at promoting various
tourism activities within the planning area.
The cultural heritage and tourism conservation strategy for Mavoko uses a two-prong approach:
i. Identification and public awareness creation on the cultural heritage and tourism sites.
ii. Protection, conservation and promotion of the cultural heritage.
i. Identification of the Cultural Heritage and Tourism Sites: This involves the identification of
existing sites, statues, artefacts and other culturally significant heritage. This will also involve
the identification of other culturally significant aspects such as:
• Establishment of a cultural centre that will host a cultural museum and host the cultural
shows and exhibitions.
• Establishment of monuments recognising heroes from the area.
As part of public awareness creation and mobilisation on the cultural heritage, annual cultural
shows and exhibitions will be planned with the aim of making the people embrace the cultural
heritage and showcasing it to other people and encourage tourism.
ii. Protection and Promotion of Cultural Heritage and Tourism: The identified cultural heritage
sites will be promoted and protected. The protection will be enhanced by a strict enforcement
of existing laws providing for the protection of cultural heritage, the same will also be enhanced
by the formulation of a cultural heritage act for the County.
Cultural heritage will also be promoted through partnership with private organisations to
conduct annual cultural shows in the area. The same partnership will be essential in packaging,
branding and marketing the cultural heritage in the area as an attractive tourist destination.
Tourism will be promoted through the development of animal conservancies.
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Goal: To become a vibrant cultural and tourism heritage town.

Objective: To promote cultural heritage and tourism in Mavoko
Strategies:
• Public awareness creation on the need to conserve the cultural heritage and tourism sites;
• Mobilise the community to embrace their cultural heritage;
• Protection and preservation of cultural heritage and tourism sites;
• Encourage PPP in branding and marketing of the local culture;
• Promote Cultural Tourism; and
• Promote conservation of animals and tourism in conservancies.
6.8 LAND DEVELOPMENT

Land is a scarce commodity due to its fixed nature. The distribution of land occurs in a varying nature
further limiting the use. As such, we have highlands where crop farming does well and rangelands where
livestock rearing dominates. Land also occurs as wetlands, forests, mountains and human settlements,
together with their activities and functions. All these forms of land require proper management and
planning in order to promote its productivity and sustainability. Misuse of land resource is, therefore, a
threat to food security, water supply, wildlife, and environment and even hampers economic growth.
The form of urban development of an urban area is greatly influenced by its land development process.
Mavoko municipality, for instance, has its urban form premised on the old railway line and the
Mombasa road transport corridor. These two factors have seen development concentrate in Athi River
and Mlolongo. The hinterlands of Katani and Kinanie have suffered the effects of sprawling
development which have brought about the need to convert agricultural land into residential areas. Lack
of a physical development plan to guide land development has further exacerbated the situation leading
to land use conflicts. This integrated strategic urban development plan is, therefore, a panacea to the
plethora of land development issues experienced in Mavoko Municipality for the next ten years.
Land development Goal: To facilitate orderly, balanced land development with minimal conflicts.
The objectives are:
• To achieve optimal use of land as a scarce commodity;

• To exploit urban land sustainably and productively;
• To allocate various land users in an orderly and interdependent manner with an aim of service
delivery to the population;
• To capitalise on the diversity of land potential in the Municipality; and
• To safeguard the environmentally fragile areas.
Land development Strategies
• Prepare a land budget considering the projected population growth for the planning period
and the core functions of the municipality, which are industrial, transportation residential and
service provision;
• Densification;
• Encourage ranching and wildlife conservancy in the vast rangelands of the Municipality;
• Delineate riparian boundaries for conservation purposes; and
• Land banking.
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7. ACTION AREA PLANS
7.1 INTRODUCTION
An Action Area Plan is an action-oriented plan for a specific area, which has unique characteristics that
require immediate intervention. The plan endeavours to address the challenges experienced and at the
same time harness the opportunities available for the optimal functionality of the area.
In Mavoko Municipality, six areas were identified for action planning. The areas were selected through
consultations with the County Government and other key stakeholders. The areas identified are listed
below:
i. CBD (Athi River)
ii. Syokimau Block 12715
iii. Mlolongo
iv. Katani Shopping Centre
v. Kwa Mang’eli informal settlement.
7.2 LAND USE ZONING

7.2.1 Residential Use
• Existing Situation and Land use: Athi-River CBD is the major urban centre in Mavoko. It major
function includes, administrative for both national and county governments, commercial and
residential. The area is also a major public transport zone with the commuter railway station.
The CBD is well connected the two international trunk roads i.e. Nairobi Namanga Road
(A104) and Nairobi-Mombasa Highway (A109). Adjacent to the CBD, there are
factories/processing industries and informal settlements within its periphery. These
developments have an impact on the aesthetic, efficiency and functionality of the CBD. Some
of the key planning issues facing CBD are:
- Undefined functional CBD;
- Lack of designated bus park;
- Commercial and residential juxtaposed next to industries;
- Poor physical and social infrastructure (roads, water, sanitation);
- Lack recreation/spaces;
- Lack of pedestrian infrastructure;
- Proliferation of informal settlements next to CBD; and
- Poor traffic management.
• Objectives of the Action Area Plan:

- To define the CBD limits;
- To improve the physical and social infrastructure;
- To promote effective and efficient public transport;
- To protect river Athi from harmful human activities; and
- To improve the pedestrian infrastructure.
• Proposed interventions: CBDs attracts huge populations to work, trade, and seek other urban
services. Hence CBD should be functional with efficient public transport, good road network,
NMT facilities and security. As per the planning model this plan recommends, the land uses
around CBD and other urban centres to adopt a TOD approach. The plan recommends, Athi
River CBD should be planned take cognisance of TOD principle of compact development,
mixed uses, reduced dependence on private transport, walkability and densification. To enhance
Athi River CBD, the action area further proposes the following interventions:
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Mavoko Municipality
• Improved Vehicular Circulation and NMT Facilities: This will include the following –
• Provision of NMT facilities within the alleys, streets and roads within the CBD. Some of the
proposed road include:
- Athi River: Makadara Road, Mzee Paunrana- KMC road, EPZ road, Njoguini Road, Slota
Road, Pepe road and Road 39.
- Removal of structures encroaching on the road reserves.
- Upgrading of Makadara bus-park by acquiring land to expand and construct modern bus
park. In this regard, two alternatives have been proposed.
• Option 1: The site on old railway reserve next to the current Mavoko location Chief offices
and railway staff houses. This will complement the nearby commuter railway station.
• Option 2: Acquire and rehabilitate solid waste collection site next to the Guest Restaurant
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i) Bus Park and Commercial Area
Figure 55: Existing and Proposed Interventions with the CBD

Source: VisionRI
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Mavoko Municipality
ii) Athi River Sport Complex:
Figure 56: Athi River Sports Complex

Source: VisionRI
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Mavoko Municipality
iii) Public Market
Figure 57: Athi River Market Area

Source: VisionRI
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Mavoko Municipality
iv) River Mbagathi: The River is a very important natural resource and a structuring element of the
CBD. However, it is threatened by human activities such as encroachment, solid and wastewater
disposal affecting the water quality and loss of biodiversity. The proposal is to have a riparian of
60m as shown below. The buffer will be used a recreational park. The development should be
reoriented facing the waterfront to curb polluting the river as this enhance aesthetic relationship
between the river and the CBD.
Figure 58: Athi River Riverfront Park

Source: VisionRI
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Channel discharging industrial effluent into the river Algal bloom because of effluent discharge
Figure 59: Polluted Athi River

Source: field survey 2018
Figure 60: Improved River Frontage

Source: VisionRI
v) Grade separation of the Vanillas Junction traffic: Vanillas Junction is the intersection of Namanga
Road (A 104) and Athi River road. The challenge is occasioned by the entry and exit into and out
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of Athi River, entry and exit into and out of EAPC factories and the direct traffic to and from
Kitengela.
Vanillas
Figure 61: Existing situation at Vanillas Junction

Source: Google Earth
Map 40: Proposed CBD Land Use

Source: VisionRI
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7.3 SYOKIMAU ACTION AREA PLAN

Syokimau is located in the North Western side of Mavoko. It borders Airport road to the North
Western Side, Mombasa Road to the South west and Quarry Road on the South East. It covers an area
of with an estimated population size of people.
• Existing Land use Pattern for Syokimau: The dominant land user in Syokimau is residential. It
is however noted that there exists mixed use development along the Mombasa Road Corridor,
to approximately a length of one Kilometre inwards allowing development of Light industries,
Commercial activities and residential among others. The map below shows the exiting land use
in Syokimau.
• Issues and Challenges of Syokimau:
- Land use conflict;
- Poor waste water management;
- Poor storm water drainage;
- Uncontrolled change of user;
- Lack of pedestrian infrastructure;
- Narrow roads; and
- Lack of a bus park.
• Objectives of the action area plan:
- To develop zoning regulations
- To improve the physical infrastructure
- To promote densification
- To regulate the application for, and approval of change of users
- To provide for pedestrian infrastructure provision
• Proposed Interventions: In order to achieve the overall objective of the action area plan for
Syokimau the following intervention measures are proposed:
i) Wastewater management:Currently, Syokimau is not served by a trunk sewer. Wastewater is
mainly handled by septic tanks. Considering the density of development and the poorly
drained black cotton soils, the septic tanks are not sustainable. This challenge is further
aggravated by the scattered developments making provision of infrastructure very
expensive. The proposal is therefore that Syokimau embraces densification and is serviced
with a sewer line capable of handling the amount of wastewater generated.
ii) Storm water drainage: This challenge in Syokimau is caused by the flat terrain, poorly
drained black cotton soils and scattered low density developments. The plan proposes that
a storm water drainage system be developed by the County Government and make it
mandatory for developers to show how their proposed plans are linked to the main
drainage system before approval is granted. The proposal to increase densities of
development in the area is also key in order to ease the provision of basic infrastructure.
iii) Widening of Roads:
Table 78: Roads identified for widening in Syokimau
Current
Road Proposed width Actor
Width
Airport East road 12m 30m County government & KURA
Wananchi Road 12m 18m County government & KURA
Kiungani road 12m 30m County government & KURA
Community road 12m 18m County government & KURA
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Current
Road Proposed width Actor
Width
Syokimau - Katani road 12m 18m County government & KURA
Quarry Road 12m 30m County government & KURA
iv) The Syokimau Stream: The stream is a major challenge to development in the area. The
channel collects stormwater down to river Athi. The challenge is people put up
development without leaving ample space for the smooth flow of water especially during
the rainy seasons. In some instances, like in Mlolongo, developments have been placed
right on top of the stream. This results to flooding in rainy seasons posing risks to lives.
The plan proposes that developments should be restricted nothing less than 10m away
from the bank of the stream down to Athi River.
v) Creating a pedestrian Friendly Environment: All the roads listed in the table above shall be
designed in a manner that attracts walking as a mode of transport. This includes creative
paving, landscaping with shade trees and flower beds, shaded colonnades with shops and
restaurants, ramps for easy access for the physically challenged.
Figure 62: A model of a pedestrian-friendly street

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vi) Zoning regulations: Below are the proposed zoning regulations for Syokimau area:
Table 79: proposed zoning regulations for Syokimau
This shall be the zone demarcated by Mombasa road, Airport East road and
the Syokimau stream and Quarry road. Proposed allowed development here
Zone 1
shall be light industries and commercial developments. The existing residential
developments shall remain but without further additions
This zone shall comprise of the area between the stream and Syokimau
Zone 2 shopping centre. Allowed development shall be high density residential
apartments.
This zone comprises of the rest of Syokimau from Syokimau and which do not
Zone 3 fall under zone 4. It is proposed to develop as medium density allowing town
houses, maisonettes and bungalows.
This zone comprises of the road corridors of Syokimau- Katani road, and
Zone 4 Kiungani road. Allowed developments here include commercial and
residential medium density.
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Map 41: Proposed Development Plan for Syokimau

Source: VisionRI
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Mavoko Municipality
7.4 MLOLONGO ACTION AREA PLAN

• Existing situation and land use: Mlolongo is located on the Northwestern side of Mavoko
Municipality. The area is characterised by high-density residential developments offering
accommodation to the low-income earners working mainly in the industries along Mombasa
road, Athi River and the Nairobi Industrial area. Prior to development, Mlolongo did not have
an approved subdivision plan and therefore there was no land surrendered for roads, public
utilities neither for public purposes. This resulted in very chaotic development with narrow
roads that usually miss links; lack of space for community facilities such as public schools, public
health facilities, social halls, libraries among others.
Considering the preference of Mlolongo as the settlement for the low-income earners in the
Municipality, an action plan must be developed to resolve some of the challenges experienced.
• Issues and challenges affecting Mlolongo
- Poor waste water disposal;
- Poor disposal of solid waste;
- Inaccessibility due to narrow roads;
- Poor storm water drainage;
- Lack of parking space for trucks;
- Insecurity of tenure; and
- Insecurity.
• Objectives of the action area plan
- To improve the physical infrastructure;
- To promote security of tenure;
- To provide adequate parking space for trucks; and
- To alleviate insecurity.
• Proposed interventions:
i) Expansion of access roads: Access roads in the area should be expanded to a minimum of 9m.
The road through Anthena Hotel to Phase 3 Area, to be widened up to 30m to cater for the
rapid growth. Structures on the road reserves should be removed to pave way for this
expansion.
ii) Acquiring land for truck parking: Mlolongo as key service and logistics centre for Mavoko.
With the SGR and the JKIA in the vicinity, Mlolongo will continue to attract development.
However, the challenge posed by the freight trucks parked along Mombasa creates long traffic
snarl-up, accidents and restricts movement in the area. The plan proposes the acquisition of
land and construction of a holding area to reduce congestion at the way bridge.
iii) Waste Water Management: To address the challenge The National and County governments
need to expand the existing sewer network to serve the growing population including the 8,200
affordable housing units earmarked for Mlolongo.
iv) Solid Waste Management: The residents shall be sensitised on the importance of having a clean
environment. Segregation of waste before dumping shall be encouraged to enable recycling
of renewable waste. Collection centres shall be set aside where waste shall be dumped and
collected and transferred to the designated dumpsites.
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Map 42: Proposed Development Plan for Mlolongo

Source: VisionRI
7.5 KATANI ACTION AREA PLAN

This is an upcoming residential area in Mavoko. If the area is left to grow without planning intervention,
the growth might sprawl haphazardly causing irreversible damage to land use in the area. It is for that
reason that the plan has identified it as an area that requires an action plan.
• Issues and Challenges:

- Uncontrolled development;
- The developing Katani Shopping Center;
- Conflict between quarries and residential development; and
- Poor disposal of liquid and solid waste.
• Objectives of the Action Plan:
- To propose zoning regulations for Katani;
- To delimit the extent of Katani shopping centre;
- To determine the quarrying zone;
- To propose requisite physical infrastructure for Katani; and
- Lack of a bus park.
• Proposed interventions:
i) Zoning regulations:
Zone 1: Quarry zone- This is area shall be used for quarrying activities only. On
decommissioning the area shall be rehabilitated for recreational purposes.
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Zone 2: Katani Shopping centre. This area shall act as the commercial centre for Katani. The
development allowed should serve to promote the business potential of the area.
Zone 3: High-density mixed-use development.
Zone 4: Medium density residential development.
Zone 5: Low-density residential development.
Zone 6: The buffer zone.
Table 80: Proposed Residential development zoning guidelines
Mixed used
Density High density Medium density Low density development
(MUD)
Townhouses,
Flats Maisonettes,
Type of House Maisonettes, Flats/Apartments
/apartments Bungalows
Bungalows
Plot Ratio 500 200 150 500
Ground
40 50 50 40
Coverage(GC)
Building line 6 6 6 6
ii) Katani shopping centre: The shopping centre shall be the area covering a radius of one
kilometre on both sides of Quarry road from the SFS School to Divine Mercy School.
Map 43: Proposed Development Plan for Katani
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The allowed developments shall be commercial, Light industrial (must be compatible with the
residential developments), educational, religious.
Quarries:
• The quarrying area shall be zoned and separated from the residential areas by a buffer zone of
100m radius;
• The buffer zone shall be covered with trees which shall arrest the dust emanating from the
quarries and absorb some of the noise;
• Once quarrying activities are over, the quarries shall be rehabilitated to serve as recreational
centres and parks; and
• Quarry road should be upgraded to bitumen status and expanded to a minimum of 30m to
accommodate the trucks traffic and reduce dust emission.
7.6 KWA MANG’ELI ACTION AREA PLAN

• Existing Situation: Kwa Mang’eli informal settlement measures around 12.15 HA has about
3,000 households and a population of 15,000 persons. The settlement has one public nursery
and primary school and three informal primary schools.
• Issues and challenges facing Kwa Mang’eli:
- Poor solid waste management as there is no designated disposal sites;
- Lack of liquid waste management system;
- Lack of clean drinking water;
- Poor housing condition;
- Poor access and narrow roads;
- Insecure land tenure;
- Poor storm water drainage; and
- Lack of public spaces.
• Objectives of the Action Area Plan:
- To provide basic physical and social infrastructure
- To enhance the security of tenure
- To improve security
- To improve the housing conditions
• Proposed Interventions: The following interventions should be put in place -
i) Water supply: Provide water supply using decentralised or decentralised systems e.g.
household connections. Water kiosk etc.
ii) Solid waste Management: Promote SMEs to waste management and provide strategically
located waste collection facilities.
iii) Sewerage: Extend sewer connection to cover the settlement.
iv) Road Network: Upgrade the access roads to gravel standards
v) Land tenure: Carrying out planning, survey and title registration to secure ownership.
vi) Community facilities: Provide adequate educational, health, recreational and markets.
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Mavoko Municipality
Map 44: Proposed Development Plan for Kwa Mang’eli Informal Settlement.
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8. IMPLEMENTATION FRAMEWORK
8.1 INTRODUCTION
The new planning approach under devolution provides counties the statutory duty with considerable
widening of the scope and thread running through both plan-making and implementation by
establishing structures and networks that influence strategies and investment. This chapter addresses
the need for the concerned authorities with functions in the county to consider conformity to this plan
by joining-up across all sectors and provide opportunities for promoting or improving the economic,
social and environmental well-being of the county and to the achievement of the sustainable
development in Kenya. All in all, spatial planning, under county governance institutional context, is a
tool for coordinating spatial equity and integrating balanced redistribution of resources through explicit
and agreed policy framework.
8.2 ROLE OF COUNTY PLANNING UNIT (CPU)

At the core of demonstrating key dimensions of planning processes in the county is the County
Planning Unit (CPU) provided under clause 105 of the County Government Act. The unit has the
strategic role and duty of integrating and coordination all county sectors and provide a degree of
certainty and consistency across the entire planning and implementation cycles. From the guidelines
provided by the National Land Commission, the establishments of the CPU relies on the key county
sectors (departments) knowledge and skills that consider all likely significant social factors, the effects
on the environment and economic performance. The head of the CPU is the County Director of
Physical, the idea here is that all sectoral strategies would operate within a spatial framework, and in
turn, this would reflect the socio-economic analysis across the entire county.
Crucial to the CPU, the test of soundness of county plans and the success of their implementation
should be done through a prioritisation process by comparing possible alternatives, based on effective
joint working strategic priorities. Figure 10 provides a detailed understanding and translation the role
of the CPU from an institutional and governance structures and their power relations.
In broad terms, the 10-year county spatial plans tend to deal with some key aspects of substance and
processes such as the perceived role of planners and the interpretation of spatiality and the methods of
engagement and spatial organising principles. For modes of implementation, the 10-year county sectoral
plans provide a clear understanding of scale programs and specific projects their budgetary implications.
This provides a basis of implementation concepts by factoring the future and the treatment of
performance time. The County Executive Committee guided by provisions of the clause 47 of the
CGA. As recommended under the implementation framework below, Result Based Management
(RBM) should be the prerequisite to hone the professional capacity under the institutional and capacity
building program.
Through the conventional detailed program planning and projects execution cycles each county sector
can break down the plans that are aggregated into the 5-year County Integrated Development Plans
(CIDPs) and further into performance/result based annual action plans cascaded to individual
performance targets and deliverables.
8.3 PLAN IMPLEMENTATION AT THE DECENTRALISED UNITS

The objectives of devolution essentially outline the sovereign reasons of transfer authority for decision-
making, finance, and management to quasi-autonomous units. Part VI of the County Government Act
classifies the units as urban areas (city or municipality), Municipality, wards and village units.
Both the executive and legislative arms of the county government have complimentary roles in
executing the recommendations of the County Plans. Figure 11 provides a snapshot of the two main
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decentralised units with the greatest burden of the identified programs and projects and delivery of
defined services. If these two units are well managed the two others (wards and village units) can be
easily be handled.
It is important to mention at this stage that some functions handled by the national government must
translate into the county planning and implementation framework through the County Inter-
Governmental Forum (County Government Act section 54) chaired by the county Governor. As the
head of the County Government, the Governor occupies the pivotal role of executive authority through
the County Executive Committee and as the symbol of political sovereignty in the County Assembly
for the execution of county functions and oversight respectively. Both arms of the government must
operate within established processes and deploy the tools of performance appraisal.
Much as the plan recommendations must meet the objectively assessed needs, the implementation
mechanisms should be sufficiently flexible to adapt to rapid change without adverse impacts.
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Figure 63: Institutional Framework for County Plan Preparation and Implementation
Source: VisionRI
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Figure 64: County services and processes

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8.4 PRIORITY PROGRAMS FRAMEWORK

From the planning responsibilities stated in the County Government Act 105(1) to the designated
implementing planning authority 105 (2) the CPU should set into motion the translation of the ‘abstract
concepts’ to ‘real development’ through an implementation plan with clear outcomes, provisions for
monitoring and evaluation and clear reporting mechanisms. Figure 65 illustrates the core pillar and the
three branches that make up this fundamental plan implementation framework:
i. The core pillar is the internal governance mechanism through capacity building that ensures
better inter- and intra-sector engagement so that public, private and third sector service providers
can work together for optimum solutions;
ii. Premised to the core pillar are three branches defining the aligned programs that address the
different needs of different people and places informed by the plan; and
iii. Each branch has specific projects and services that ensure public investment is made at the
revenant places and services where most needed.
Figure 65: Priority programs and projects framework

iv. Institutional and Human Resource Capacity Building: his will require the structuring under the
Result Based Management guidelines, recruiting, training and retaining professionals in all
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technical and managerial skills capable of setting up and running ICT systems, including a land
Information management system, exercise a clear chain of command and reporting methods and
an active stakeholder engagement, partnerships and feedback.
v. The Priority Programs/Cpaital Investment Program: For ease of plan implementation, the final
out outputs of the plans are specific projects and urban services that have been clustered into
three broad priority programs. The broad programs are:
• Infrastructure Development Programs – comprising the entire roads networks, public
works, water supply networks and sewerage reticulation and renewable energy, power
supply and communication
• Environmental Improvement and Conservation Program – water bodies and conservation
areas, storm water drainage and solid waste management and air quality control.
• Urban and Rural Development Program – setting up of municipal board structures,
detailed urban plans for towns and sprawl management, urban services systems,
development control and enforcement, affordable housing and community development
services; agricultural extension and agri-business cooperative support to rural based
economic activities.
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Table 81: Capital Investment Programmes for Mavoko Municipality
Other Estimated
Driving Number Benefiting
Programme Project Timeframe Implementing Cost
Department of Actors Ward/Towns/Market
actors (Kshs)
Extend piped water
coverage in underserved
ST WRA 3 Muthwani ward 30M
areas such as Ngelani,
Katani; and Muthwani
Construction of a Dam
in Athi River; EAPCC MT NEMA Athi River, Syokimau 15M
and Syokimau
Construction of a weir
to increase water supply
ST 7M
to 3,000 m3 in at Athi
River Water,
Drilling and equipping Environment,
Water supply boreholes in Kyumvi; ST Energy and All Wards 10M
Katani; Athi River Natural
Safety audits and Resources
maintenance of the Kyumbi, Katani and
ST MAVWASCO 5M
existing dams in the sub Athi River
county.
Mass sensitization on
rain water harvesting
and storage; Solid Waste
Management (3Rs); and ST 5M
Appropriate sanitation
technologies through
forums
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Mavoko Municipality
Other Estimated
actors (Kshs)
Adopt modern 3
technology to support in
monitoring of Water,
unaccounted water due Environment, MAVWASCO
to illegal connection, MT Energy and Development All Wards 20M
spillage and vandalism Natural Partners
and pro-poor strategies Resources
to supply water in
informal settlement area.
Construction of
reinforced concrete
ground water reservoirs MT 5M
in Embakasi in Athi
River
Construction of sewer 4
Water,
lines in all the urban
Environment,
areas such as ; Athi WRA Athi River, Syokimau,
ST Energy and 2B
River, Kinanie, Katani, NEMA Kinanie and Muthwani
Natural
Syokimau and
Resources
Muthwani
Promote affordable and
sustainable sanitation
Sanitation and
technologies at both
waste water ST Private Sector 5M
household and
commercial areas e.g.
bio-digesters etc.
Construction of public
sanitation facilities in all
urban centres within the ST- MT 12M
sub county such as
Mlolongo; Syokimau;
200
Mavoko Municipality
Other Estimated
actors (Kshs)
Kwa Beba; Muthwani;
Mathatani etc.
Increase waste 3
collection services to
cover all urbanizing
ST All Wards i 2M
centres such as: Athi
River, Syokimau,
Kinanie and Muthwani
Establish waste
incinerators for
hazardous waste e.g. ST Water, 20M
medical and other bio- Environment,
Solid waste chemical waste Energy and NEMA
Management Provide waste Natural
receptacles and waste Resources
ST 1M
bins in all urban centres
and neighbourhoods
License private small
scale waste collectors ST 2M
reach underserved areas
Review and enforce
environmental laws and ST 2M
regulations
Promotion of solar and 4
wind energy for street Roads, Public
Energy lighting along ST Works & ERC Athi River 1.5M
A109/A104 interchange Infrastructure
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Mavoko Municipality
Other Estimated
actors (Kshs)
and other streets within
Athi River
Exploration of viable Land, Housing,

renewable energy Physical
sources in the Sub Planning &
ST All Wards 20M
County e.g. solar, wind, Urban
biofuels, etc. Energy Development;
Department NEMA
Creating awareness on
last mile power Kenya Power Uncovered settlements
connection
Develop an ICT master Land, Housing, 5
plan or the entire Sub Physical
County Planning &
MT All wards 10B
Urban
Development
Finance
Promote PPPs in Roads, Public
develop ICT hubs Youth Affairs, Works &
ICT 10M -
across the Sub County MT Sports, ICT & Infrastructure All wards
Infrastructure 20M
Communication Development
Partners
Automation and
adoption of ICT systems
in all Government
ST All wards 1B
offices to enhance
service delivery and
efficiency
202
Mavoko Municipality
Other Estimated
actors (Kshs)
Setting wayleaves for
optic lines across the
MT All wards 6M
Municipality (in line with
the Way Leaves Act)
Upgrading Joska- 3
Kinanie Road; Ngei site- Land, Housing,
Embakasi Road; Physical
Kanaani Road; Mavoko MT- LT Planning & KeRRA Kinanie 100M
Road; Sikia-Wathia- Urban
Kavilitita Road; Development
Kathome-Kilili Road
Construction of a
modern Bus Terminal at
MT Athi River 6M
Kyumvi town and Athi
River town
Establish road reserves
Roads and complete with NMT,
Athi River, Syokimauu,
Transport pedestrian pathways and ST KeNHA 5M
appropriate storm water KURA
drains Roads, Public Police
Revamping of Works & NLC
commuter railway line to ST Infrastructure KeNHA Athi River 500M
reach Athi River KURA
Construction of parking NLC
bays and spaces along
MT Athi River 15M
roads such as Devki-
Namanga Road
Reclaiming encroached
road reserves in the sub ST All wards 5M
county
203
Mavoko Municipality
Other Estimated
actors (Kshs)
Construction of foot 4
bridges at all busy
sections of major roads MT All wards 800M
(Syokimau and
Mlolongo)
Upgrading Makadara- 3
Roads, Public
EPZ road and
ST Works & KeRRA All wards 23M
upgrading Old
Infrastructure
Mombasa road
Installation of
floodlights and
Streetlights in key
22,500,0
Municipality roads and MT Kenya Power All wards
00
market centres such as
Athi River; Mavoko;
Mathatani etc.
Construction of NMT 2
including walkways;
30,000,0
bicycle and motorcycle MT KURA
00
lanes in Athi River
township.
Construction of 2
drainage channels along Roads, Public County
30,000,0
major roads such as ST Works & Government of All wards
00
Storm water Mombasa-Namanga Infrastructure Machakos
drainage road
Regular maintenance
and dredging of existing KURA 6M
ones
204
Mavoko Municipality
Other Estimated
actors (Kshs)
Design and construct a
4,500,00
Dam for water surface
0
run off water
Construction of ECDEs 2
facilities in all public
primary school in the
Education,
sub county such as: National 10,500,0
MT Vocational Entire Municipality
Daystar/Mulandi; Government 00
Training & ICT
Wathia, Mathatani,
Nduluni and Kalani;
Kilili Primary Schools
Construction of public
primary school in
Development
underserved area such as MT In all Wards 7M
Partners
Muthani; Kinanie; Athi
Education
River; Syokimau
Construct and equip
Athi River Town, Athi-
village Polytechnics and
River North, Mathatani,
TVETS such as Athi 10,500,0
ST Kinanie, Ngelani,
River Youth 00
Katani, Muthwani and
Polytechnics; Ndivuini
Syokimau
Polytechnic
Construction of Adult
Centre at Kaswitu and
special school 1750000
institutions in the Sub
County
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Mavoko Municipality
Other Estimated
actors (Kshs)
Develop a housing Land, Housing, 2 Athi River Town, Athi-
masterplan and strategy Physical Roads, Public River North, Mathatani,
for the Municipality ST Planning & Works & Kinanie, Ngelani, 5M
Urban Infrastructure Katani, Muthwani and
Development Syokimau
Construction of
affordable and quality
UN-Habitat
houses for low income
ST Development 50B
earners in areas such as
partners
Katani, Syokimau, Athi
River etc.
Promote compact
development in urban MT
Housing areas.
Adoption of appropriate
and affordable building UN-Habitat
technologies including MT Development
Environmental friendly partners
green buildings
Review the housing
approval process in ST
terms of time and cost
Planning, surveying and
preapration for
resettlement action MT KUSIP 50M
plans for informal
settlements
Construction of public 2
health facilities in
Health Services MT Health Services KEMSA Kinanie, Muthwani 6M
including morgues
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Mavoko Municipality
Other Estimated
actors (Kshs)
Upgrading Athi River
Health Centre to a level Athi River 10M
4 status.
Construct a level III Athi River, Syokimau,
5M
facility in every ward. Kinanie and Muthwani
Purchase of 5
ambulances for health ST All wards 25M
centres in Athi River
Establishment of 2
rehabilitation centres for
MT NACADA Athi River 5M
drugs control at Athi
River
Identify land for Land, Housing, 2
cemeteries and Physical
Health Services
Cemeteries crematorium in Athi ST Planning & Athi River 5M
KEMSA
River Urban
Development
Construction of Youth, Sports & Development 1
ST Syokimau 5M
Syokimauu social Hall Culture Partners
Rehabilitation of Athi Youth, Sports & Development
10M
River town stadium Culture Partners
Construction of a
Youth, Sports & Development
stadium at Ngata and LT 30M
Culture Partners
Social amenities Kwa Ngei
and facilities Construction of 1
community centres i.e. Youth, Sports & Development
LT Kinanie and Muthwani 10M
Social halls, Theatre in Culture Partners
all the wards
Establishment of a Education, 2
Youth, Sports
Library in Athi River LT Vocational Athi River 5M
& Culture
Training & ICT
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Other Estimated
actors (Kshs)
Development
Partners
Construction of a Education, 1
Cultural Museum and a Vocational
Youth, Sports &
historical monument LT Training & ICT Athi River 100M
Culture
within Athi River Development
Partners
Upgrading of abattoir in Trade, 2
every ward to promote Tourism,
Agriculture, Athi River, Syokimau,
improved meat quality Industry,
MT Livestock & Kinanie, Mathatani and 7,5M
and maintaining quality Cooperatives
Fisheries Muthwani
Abattoirs einvironment standards Development
Partners
Revamping of Kenya 1
Meat Commission in ST Athi River
Athi River Town
Map out all tourist 1
attraction sites including
Trade, Tourism,
cultural centers in Youth, Sports
ST Industry, All wards 20M
Mavoko such Bridge & Culture
Cooperatives
39;Paul Ngei monument
etc.
Tourism and
Promote a conducive 1
Hospitality
investment environment
industry
to attract construction
Trade, Tourism,
of hospitality facility Development
LT Industry, All wards 5M
options e.g. hotels, Partners
Cooperatives
conferences, guest
houses and home stays
including ABnBs
208
Mavoko Municipality
Other Estimated
actors (Kshs)
Construct and upgrade 2
existing markets to
Trade, Tourism, Agriculture,
modern markets for
ST Industry, Livestock & Lukenya, Syokimau 4M
farm produce such
Cooperatives Fisheries
Lukenya and Syokimau
markets
Promote trade,
Construction and Trade, Tourism, 1
commerce and Youth, Sports
upgrading of Jua-kali ST Industry, 5M
cottage & Culture
sheds in Athi River town Cooperatives
industries
Training and creating 2
Development
awareness on online ST ICT All wards 4M
partners
jobs for the youth.
Establish an Agro-
Trade, Tourism,
based Industry in 1 Kinanie 100M
Industry,
Kinanie
Preparing detailed plans Land, Housing,
for urban areas Physical Athi River, Syokimau,
Private
ST Planning & Mlolongo, Kyumvi, 200M
Consultants
Urban Utawala and Joska
Development
Informal settlements Land, Housing,
upgrading through Physical Kwa Mang’eli, Slota;
Development
Urban Services planning, surveying and ST Planning & Kasuitu; Sophia;
partners
titling and provision of Urban Kosovo
basic infrastructure Development
Preparation of land Land, Housing,
inventory for data Physical
capture, land valuation ST Planning & All Wards 100M
and taxation Urban
Development
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Mavoko Municipality
Other Estimated
actors (Kshs)
Capacity enhancement National 4
through staffing, skills Government
training and Land, Housing,
performance Physical
Public Service &
management ST Planning & Municipality 5M
Admin
Urban
Development,
Development
partners
Improvements of public 1
parks, streetscape,
Urban Public cycling tracks, street
Environment,
Spaces and lighting outdoor Corporate
MT Water & Municipality 10M
recreational furniture, landscaping, entities
Sanitation
grounds monuments & heritage
sites through PPPs and
Joint partnerships
Develop guidelines on Public Service & 4
street naming and Admin
identify zones for street Land, Housing,
address systems in Physical
Street Naming
partnerships with the Planning & Development
and Address MT Municipality 5M
neighbourhood Urban partners
Systems
associations etc. Development
Roads, Public
Works &
Infrastructure
Protection of 2
Protection of Environment,
environmental sensitive NEMA
environmentally ST Water & Municipality 5M
areas Athi River, Mua KFS
sensitive areas Sanitation
and Lukenya Hills
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Mavoko Municipality
Other Estimated
actors (Kshs)
Reclamation of quarries 2
by setting up recreation Environment,
Development
activities e.g. skating MT Water & Municipality 2M
partners
ramps, motor cross Sanitation
circuits, parks
Enforcement of noise 3
and air pollution policies NEMA
from quarrying activities
Enforcement of air 2
pollution regulations to
manage direct air
Environment,
pollution e.g. dust from Development
Water & 5M
cement factories can be partners
Sanitation
controlled using “spray
trucks” acquired by the
factories
Delineate and gazette
natural forests and other Environment,
Development
key resource features MT Water & Municipality 10M
partners
e.g. dams & historical Tourism
sites
Delineate riverine WARMA 5
systems, wetlands NEMA
Environment,
reserves and the wildlife National
ST Water & Municipality 10M
corridor serving Government
Sanitation
Amboseli game reserves Development
partners
Carry out safety audit of Land, Housing, 1
all buildings and issue ST Physical NCA Municipality 3M
compliance certificate Planning &
211
Mavoko Municipality
Other Estimated
actors (Kshs)
Urban
Development
Sensitization on drought 1
National
resistant crops for Agriculture,
ST Government 1M
consumption and crops Livestock &
NDMA
such as oats for livestock
Disaster Risk Periodic inspection of State 4
Reduction public institutions and Department of
industrial facilities for Labour DOSHS
fire and occupational Land, Housing, NEMA
MT Municipality 5M
safety Physical National
Planning & Government
Urban
Development
Acquisition of fire 3
Roads, Public
fighting equipment (fire National
ST Works Municipality 50M
engines, hydrants etc.) in Government
&Infrastructure
Athi River
Establishment of a fire 2
station and fire fighting
equipment in Mlolongo
including: two storey
building; bore hole, 2
fire engine, water ST Mlolongo 200M
bowser, rapid response
truck, rescue truck,
towing truck, fuel pump
station, hose drying/fire
drilling tower
Land, Housing, Development 2
Athi River, Syokimau
Physical partners
212
Mavoko Municipality
Other Estimated
actors (Kshs)
Planning &
Urban
Development
Noise pollution control Public Service & 4
in construction sites, Admin NEMA
public places and ST Environment, Development Municipality 5M
residential Water & partners
neighbourhoods Sanitation
Water quality Water & 4
Noise, water and
monitoring Sanitation
air Pollution
Utility
Environment,
Company
ST Water & Municipality 20M
WRA
Sanitation
NEMA
Development
partners
213
Mavoko Municipality
Key
Other Impleting Actors (Score)

Timing Driving Department MAWASCO 1 Actor
1-2 yrs Short term (ST) 1. Public Service & Admin 2. Kenya Power 2 Actors
3-5yrs Medium term (MT) 2. Roads, Public Works &Infrastructure 3. KeRRA 3 Actors
6-10yrs Long term (L 3. Health Services 4. KeNHA 4 Actors
4. Education, Vocational Training & ICT 5. KURA 5 Actors
5. Youth, Sports & Culture 6. ERC
6. Agriculture, Livestock & Fisheries 7. WRA
7. Trade, Tourism, Industry, Cooperatives 8. NEMA
8. Land, Housing, Physical Planning & Urban 9. NLC
Development
10. KEMSA
9. Health Services
11. KRC
10. Finance & Economic planning
12. NACADA
11. Environment, Water & Sanitation
13. National Government
14. Development partners
15. NCA
16. NDMA
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9. STRATEGIES ON REVENUE ENHANCEMENT
9.1 STRATEGIES FOR ENHANCING REVENUE COLLECTION

This ISUDP proposes several strategic measures to enhance and stabilize revenue collection at both
the County and Municipality level. These measures will help the County run sustainably. Below are
measures the County can implement to increase internal revenue collection capacity -
i) Automation: This means making it possible for the public to honour their financial obligations
to the County via electronic means and online platforms. Examples include mobile applications,
web-based applications and Unstructured Supplementary Service Data (USSD10). The county is
in the process of automation of building development application. This will increase efficiency
and minimize losses.
ii) Incentives: Incentives are measures that governments can undertake to encourage members of
the public to do in order to stimulate greater output. One area that Machakos County has not
fully exploited is the payment of land and property rates. The County can offer incentives to the
public to encourage them to comply. Some of the incentives the County can effect include; waiver
on penalties imposed on land rate defaulters to encourage them to pay up and discounts to those
who comply before a specified period.
iii) Enforcement: The County can enhance revenue collection by ensuring compliance. The County
can do the following: conducting regular and random checks; impose penalties on defaulters;
increase the human and capital capacity for enforcement; outsource to private sector to undertake
the enforcement. This has proved to be a major force in boosting the revenue for counties across
the country.
iv) Create Awareness to public: A good number of the members of public are not properly sensitized
on matters revenue within the County. Some are not aware of their financial obligations to the
counties. There is need to create awareness on the need to honour their financial obligations
regularly and in time to the counties. Some of the ways the County can achieve this is by:
• Adopting an electronic system e.g. SMS to notify people on impending charges;

• Advertise on media,
• Public forums and churches on the existing revenue streams and financial obligations,
• hold regular public forums/barazas to notify people of their fiscal obligations.
v) Royalty Payments: These are monies that counties get whenever the National Government or a
permitted party in the private sector like cement factories to exploits natural resources found
within the respective county. Normally these are percentages of the net revenues collected upon
sale of these resources. The major mineral that the National Government can explore limestone
and calcite in this county pay royalties to the County Government of Machakos.
vi) Better fiscal management: This calls for prudent measures to manage the funds that have been
collected. These measures can be rolled out at the point of collection, accounting, auditing and
allocation to various expenditures. Some of these measures include: analyse budgets and
expenditure to check on affordability; ensure value for money for goods and services rendered;
monitor spending habits by only spending allocated funds for intended and priority purposes;
ensuring transparency and tight spending controls; avoiding unnecessary wastage on expenditure;
regular and consistent auditing of financial records; reduce handling of money by officers by
10
USSD is a real time mobile phone communication protocol that makes it possible for users to communicate
with the mobile network computer/server.
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Mavoko Municipality
encouraging online payment; encourage compliance by those living or working in the counties to
fulfil their financial obligations regularly and in time.
vii) Introduction of Development levy: These are fees, which can be imposed on those intending to
put up developments. The charges may vary depending on the size, location and type of
development. The funds collected can then be channelled to servicing upcoming developments
and upgrading of the existing physical infrastructure including roads, sewer trunks, drainage
channels and extension of water services.
viii)Other sources: Other sources include introducing charges on use of public cemeteries, county
parks, and tourist sites. The funds collected can then be channelled to maintaining these facilities.
9.2 STRATEGIC MEASURES ON ENHANCING FINANCE MANAGEMENT

Externally, Machakos County can look for partnerships so as to drive its development agenda. Some
of these partnerships include PPPs with private sector, development partners locally or internationally
and state corporations. The partnerships are broadly explained below.
i) Public Private Partnerships (PPPs): Public Private Partnerships (PPPs) are joint ventures
between Government agencies and private sectors which come together to offer services while
at the same time share the risk involved. In Kenya PPPs are governed by the Public Private
Partnership Act of 2013 and the Public Procurement and Disposal Regulations of 2009.
Forms of Public Private Partnerships
• Management Contracts: This is a form of partnership in which the public authority enters
into an agreement with private companies to provide management services in return for a
fee. In this arrangement the county will retain the ownership and control of the assets. The
County Government of Machakos can engage in management contracts to outsource
private companies and investors in the following area; billing and collection of parking fees,
land rates, recreational use fees, public toilets, garbage collection among others. The joint
venture will result to efficiency in services provision and increase in revenue generated.
• Leasing: This is a form of arrangement in which the county leases it assets to a private
investor for an agreed rental sum for a specified timeline. As the county has major transport
networks it can provide land to the private sector to provide parking and storage facilities
for trucks and Lorries.
• Concessions: This is a joint partnership venture between a public entity and private sector.
In this case the county leases its assets to private investors at a fee and share the profit and
the risks involved. The concession period should not exceed 30 years. The private investors
are mandated to maintain and enhance the asset. This model of partnership is ideal for the
county considering the rapid urbanization being experienced in the county. The developers
are required to surrender at least 10% of the total land for public amenities such as health
facilities, schools, power substation, fire station etc. The county can enter into a concession
with the private sector where it is not in a position to provide these facilities.
• Build-Own-Operate Transfer (BOOT): This is a type of partnership where the private
investors invest, build, operate, own and later transfer the property back to the County
Government. This type of partnership mostly involves capital intensive infrastructural
development. The private investors operate the infrastructure until it recovers it fees.
Under this arrangement, the County can explore this form of partnership in provision of
major infrastructural development such as sewer truck in the rapidly urbanizing areas and
exploring solar and wind energy generation plant in area such as Katani and Athi River
Town.
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• Build-Own-Operate (BOO): This is a form of public private partnership model where the
private sector invests, builds and permanently owns an asset on public land under
contractual terms that secure public interest under county supervision. The County
Government can encourage this mode of investment through financial incentives such as
tax exemption. At local level the County Government can use this model by promoting
provision of recreational facilities in residential neighbourhood, fire station and
kindergartens among others. At a higher level, the county can employ the model to
promote foreign direct investment in areas such as industrial development within the
county.
Key considerations for an efficient public-private partnership
• Undertake thorough screening for suitable projects to be considered for PPP arrangement
by assessing value for money and risks involved;
• Outlining project milestones, responsibilities of actors involved, quality indicators and
economic rebalancing methods;
• Well-structured legal framework and institutional guidelines to ensure transparency and
fairness; and
• Public participation/awareness: This will bring about political goodwill, transparency and
ownership of the project, which will in the long run build trust.
ii) Development Partners: The development partners refer to international development organization
that partners with the National and County Government to aid in development in various
sectors such as water sanitation and hygiene (WASH), energy, health, food security,
urbanization among others. The major development partners in Kenya which the County can
source funding from include; World Bank, UK Department for International Development,
Africa Development Bank, UNICEF, International Monetary Fund (IMF) among others. The
development partners can fund the County Government through the following channels: -
• Grants/Donations: Grants these refers to financial aid given to the County Governments
that do not require to be repaid. The grants are mostly need based. According to the Public
Finance Management Act of 2012, the county can enter into agreement to a third parties
or any entities and obtain grants. The agreement must be approved by the County
Executive Member for finance. The World Bank has collaborated with the Government of
Kenya through Kenya Devolution Support Programme to give grants to County
Government to improve their human resource and performance, civil education, public
participation, development plans among others. The county has managed to develop
municipalities under the support of WB through KUSP. The county can also partner with
Kenya Informal Settlement Improvement Programme (KISP) to upgrade the existing
informal settlement in Machakos. The KISP projects are funded by the Swedish
International Development Cooperation Agency (SIDA).
• Loans/Borrowing: The County Government can borrow/loan money for development
purposes from development partners. The county is supposed to get approval for
borrowing from the county assemblies and from the cabinet secretary of finance under
section 50 of Public Management and Finance Act. A good example is where the World
Bank through Ministry of Transport, Infrastructure, Public Works, Housing and Urban
Development has loaned counties within the Nairobi Metropolitan to prepare Integrated
Strategic Urban Development Plans.
iii) State Corporations: State Corporations are non-profit organisations established by an Act of
Parliament. The National Government controls majority of all the shares in state
corporation/parastatals. The County Governments can engage or enter into agreement with
States Corporation for finances and management services. For example, the County
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Mavoko Municipality
Government of Machakos can engage the Kenya Revenue Authority to assist in revenue
collection in the county such us property taxes and single business permits.
iv) Joint agreements: The Kenya Constitution 2010 under Article 189 (2) provides for cooperation
between the national government and the county government. It also provides for cooperation
between different counties in endeavours to meet their obligated mandate. The county can
exploit this opportunity to agree with neighbouring counties within Nairobi Metropolitan
Region to provide services, which cut across counties such as public transport and garbage
collection.
v) County Government Corporations and Companies: After the devolved form of governance
come into effect in 2010, all local bodies within previous local authorities were transferred to
the management of county governments. The county government can establish their own
specialized corporations, which can then generate revenue through offering services and can
also get funding from external sources.
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Mavoko Municipality
10. MONITORING AND EVALUATION
The purpose of monitoring and evaluation is to assess the effectiveness of implementation of the plan.
A fully functional M&E system is important for the implementation and review of the plan to ensure
it delivers the intended results.
An effective M&E requires an inter-agency/departmental coordination to ensure inclusiveness which
reflect the multisectoral framework of the plan. This means that all the departments and agencies need
to be engaged.
CoK 2010 require all county governments to plan and budget for the delivery of goods and services
under their mandate. The constitution requires counties to prepare the following plans to guide
expenditure and investment programmes within their areas. These include:
• County Integrated Development Plan (CIDP),

• County Sectoral Plans, and
• County Performance Management Plans;
• County Spatial Plan; and
• Cities and urban area plans.
Annual budgets are based on the approved plans by the respective county assemblies. Related guidelines
are mainly directed to the monitoring and implementation of programmes and projects outline the
CIDP, Constituency Development Fund (CDF) and other devolved funds as well as priority
government and private sector priority investment programmes being undertaken within the county 11.
It verifies whether the activities of each county’s priority project or programme are happening according
to planning timelines and targets presented in the County Integrated Development Plan (CIDP); and
whether resources are being used correctly and efficiently.
On the matters of physical and land use planning, the CoK (2010) requires the Department of Physical
Planning and the National Land Commission (NLC) are expected to work in concert on matters of
physical and land use planning. The National Spatial Plan has spelt out the need to develop performance
indicators to facilitate the monitoring of the plan. 12
NLC has developed the Urban Land Use Planning Monitoring and Oversight Guidelines to “provide
a lawful basis for engagement between the County Governments as planning authorities responsible
for preparing, approving, implementing and reviewing Urban Land Use Plans and the National Land
Commission as a monitoring and oversight agency over land-use planning.” 13
The guidelines provide for:
• Systematic, purposeful and regular checking of the plans,

• Documenting and providing feedback on land use planning activities undertaken by planning
authorities
• Ensure quality of the planning outputs and outcomes
• Adherence to the Constitution, relevant policies, legislation, planning standards and
guidelines.
• Take remedial actions to mitigate inappropriate practices, and
11
Kenya’s County Integrated Monitoring and Evaluation System (CIMES 2016)
12 Government of Kenya, 2016:254
13 Republic of Kenya (2016), Urban Land Use Planning: Monitoring and Oversight Guidelines -
National Land Commission

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Mavoko Municipality
• Hold the planning authorities accountable for their actions so as to enhance performance
• Guide and systematize the practice of preparing, implementing and reviewing Urban Land
Use Plans in the country.
10.1 PROPOSED M&E

The M&E system in the Urban Land Use Planning, recognizes the present veracities which include -
• Lack of an effective M&E system – Currently the system is mainly used on how funds are
used and not in Programme/project planning;
• M&E activities at County level are limited due to lack of capacity and backstopping role from
NLC, National Physical Planning Department;
• Lack of clear indicators and tools to guide tracking of changes at all levels;
• Most sectoral (infrastructure, social and economic) plans are not synchronized with the
physical development plans;
• Most of the planning activities are on development control with little emphasis on plan
preparation and reviews, leading to development happening in unplanned areas;
• Low appreciation of physical and land use planning by policy makers; and
• Inadequate resources availed for land use planning at the county level.
10.2 SUGGESTED M&E PROPOSALS

An effective physical and land use planning M&E system should be domiciled within:
• National policies such as Vision 2030, National Land Use Policy, Urban Policy, Housing
policy etc.;
• County planning and development framework as provided in the County Government Act,
2012, UACA, Physical Planning and Land Use Act 2019 etc.;
• Public participation with emphasis on grassroots aspirations; and
• Effective partnerships to ensure inclusivity, resource mobilization and timely delivery of
programmes and projects. Table 82 below defines the physical planning indicators.
Table 82: Physical Planning Indicators
Physical planning
Means of verification
indicators
Targets Indicators
Compliance with ISUDP and Urban Dev. Sector with Vision 2030
Compliance with Urban Agenda, National Spatial Plan
Legal and Policy Compliance with the relevant legislation
Compliance Compliance with the relevant policies
Compliance with the NLC guidelines
Compliance with other national agenda
% of entities using the ISUDP
% of applications in compliance with the plan
% of planning areas defined as problem areas
Physical Planning No. of reviews of the ISUDP
process
No. of projects/initiatives completed per year
% of functional planning committees in accordance with the Act
Integration with other plans
Effectiveness of Municipal Boards in plan implementation
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Mavoko Municipality
Physical planning
Means of verification
indicators
Effectiveness of the relationship between the Municipal Board and
County
Institutional Functionality of the physical planning liaison committee
framework Technical staff capacity of the Sub-County/Municipality
Technical equipment capacity at the Sub-County/Municipality
No. of committees constituted as per the legal requirements
Level of resident consultation on physical and land use planning issues
No. of neighbourhood associations engaged in planning issues
Community No. of planning clinics on awareness held per year
participation
Responses on public notices on plans and planning intention adverts
% of participation in planning forums
No. of Departments/Units reporting well functional M&E
Monitoring and No. of annual physical planning needs assessments carried out
evaluation No. of staff trained and applying M&E tools
Availability of M&E tools
No. of partners/agencies supporting ISUDP implementation
Resource Mobilization
Revenue generated by physical planning activities
10.3 INSTITUTIONALIZATION OF THE M&E
As described in Chapter 9 above, the role of M&E will be anchored within the County Planning Unit
whose core mandate is as stipulated in Clause 105 of the County Government Act is to integrate and
coordinate all the County sectors in planning and implementation of the various plans.
The County Director of Physical/Land Use Planning who is a member of the CPU will ensure that the
ideals of this ISUDP are integrated in all county planning processes to reflect the spatial, social, and
economic development programmes and projects in the County.
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Mavoko Municipality
11. CONCLUSIONS
Mavoko is the most urbanised Municipality in Machakos County. According to the spatial planning
concept of NMR, the sub county is envisaged to grow as an industrial and residential nucleus. The
Municipality is strategically positioned along two major transportation networks of Nairobi-Mombasa;
Nairobi-Namanga, JKIA Airport, SGR and the old railway line. These factors are major drivers of the
Municipality’s socio-economic development.
For effective realisation of the benefits of this plan the following considerations need to be taken in to
account:
• Coordinated integration of this ISUDP with other plans like the County Spatial Plan, CIDP and
initiatives across the NMR;
• Improvement of infrastructure including roads, water and sanitation, sewerage expansion,
energy supply, solid waste management, and ICT to support the envisaged development
programmes in the Municipality;
• There is need to consistently monitor and review the pace of development in line with the
predicted high rate of urbanization ;
• Preparation and implementation of a comprehensive transport masterplan to effectively open
up and ensure linkages with the rest of the County and NMR;
• Develop capacity development (human and technical) of CPU and implementing
agencies/entities at all levels on urban planning development and management to ensure
effective implementation of this plan;
• Awareness creation through identification and utilization of effective communication systems
and modes on the importance of land use planning and management at all levels;
• Integrating intra and inter-region learning to help in scaling best practice across the Municipality
through effective monitoring and evaluation ;
• Strengthening of the implementing institutions at both the County and Municipality levels –
this will streamline the operations and symbiosis of all strategies and deliverables within the
plan’s timeframe;
• Strengthen County Planning Units – evidentially this unit is moribund and would need to be
rejuvenated and given the necessary merit and structure to ease their delivery especially on
matters related to land administration and management;
• Continuous monitoring and evaluation of interventions – in relation to identifying and
strengthening the working of each intervention process and system. An unremitting M&E
framework provides consistent forecast of failure and emerging opportunities and ;
• Revenue enhancement through different sources – beyond County allocations from the national
government, mooting strategic partnerships and ensuring delivery of each agreement will see
the Municipality improve its planning delivery within the proposed timeframe.
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Mavoko Municipality
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REPUBLIC OF KENYA

COUNTY GOVERNMENT OF MACHAKOS

INTEGRATED STRATEGIC URBAN

Hon. Alfred Mutua

County Assembly Speaker

County Government of Machakos

2.3.1 Kenya Vision 2030 ............................................................................................................... 13

3.5 Economic Activities .......................................................................................................................... 62

3.9.7 Cultural Heritage and Tourism Sites ................................................................................104

6.4 Local Economy ...............................................................................................................................172

Table 1: Planning areas under NaMSIP Component 1 .................................................................................. 1

Figure 1: Analytical Framework for Economic Analysis ............................................................................... 4

Map 1: Planning area in National Context ..................................................................................................... 27

Map 35: Maanzoni structure plan ..................................................................................................................153

ABBREVIATIONS AND ACRONYMS

ADT Average Daily Trip

MAVOWASCO Mavoko Water and Sewerage Company

1.1.2 Plan objectives

1.2 SCOPE OF WORK

Defining the Economic Context for ISUDP

Analysing the economics of ISUDP Mavoko Municipality

Figure 1: Analytical Framework for Economic Analysis

The Land Use Plan shall be supported by Source: VisionRI

1.3.3 Methodological Framework

Figure 3: Methodological Framework

1.3.4 Planning Process

Figure 4: Planning Process

2.2 LEGAL FRAMEWORK

2.3 POLICY FRAMEWORK

2.4 NATIONAL, REGIONAL & LOCAL PLANS

• Build an internationally competitive and inclusive economy for prosperity;

• Build an internationally competitive and inclusive economy for prosperity;

2 Nairobi Metro 2030, Chapter 4, pp. 45-80

Table 4: Economic Targets for Urban Centres

Spatial Units Envisaged Function

Table 5: Proposed Settlement Hierarchy for NMR, 2030

Thika, Kikuyu, • Administrative function/ County

• Planned to decongest Nairobi &

To be identified as • Would cater to the rural hinterland as agro-

2.4.4 Machakos Country Integrated Development Plan (CIDP), 2018 - 2022

Table 6: Sectoral mission statements

Sector Mission statement

i. Environment To put in place a sound environmental management system for

vi. ICT To be the most IT-efficient Municipality in Kenya

• Suggest intervention measures to protect and conserve fragile ecosystems;

2.5 INSTITUTIONAL FRAMEWORK

• Formulating general principles, policies, standards and guidelines of land

• Preparation, approval and implementation of County Spatial

Figure 5: Institutional linkages between National and County Government stakeholders

Figure 6: Organogram of the Machakos County Government

2.5.1 Cross-Cutting Stakeholders

Institutions/Organizations Roles and Responsibilities

Institutions/Organizations Roles and Responsibilities

Institutions/Organizations Roles and Responsibilities

3. THE PLANNING AREA

3.1 LOCATION AND LAND AREA

Map 1: Planning area in National Context

Map 2: Planning area in Regional Context

Map 3: Planning area in Local Context