As the 21st century unfolds, and a prominent middle class consistently advances, Africa slowly comes to be seen as a region for growth, with plenty of unexplored opportunities. Currently the Middle East and Asia are the outstanding hubs for commerce, but all evidence invariably points to Africa as the next destination for increasing development and investment. Emerging for its rich culture and growing population, it is of utmost importance that the urban architecture and infrastructure development of the continent is done precisely.
Uganda is a landlocked country in East Africa whose diverse landscape encompasses the snow-capped Rwenzori Mountains and the renowned source of the Nile, Lake Victoria. Uganda is famous for its abundant wildlife as well as rare birds and breathtaking waterfalls. The capital city of Uganda, Kampala, is currently facing hasty population growth, swift business development and inadvertent urbanization. This article seeks to explore the complex relationship between the current population, economic and cultural trends as well as the natural and built environments that RMJM East Africa efficaciously unraveled with a large proposed satellite city launched by the National Housing and Construction Company of Uganda in 2016.
Powerful, Overlooked Lessons From Architecture Practiced in East Africa
With 30 years of growth in the architecture practice, RMJM East Africa has provided a sensitive approach to shaping the environment in a custom that is tailored around solutions for the region and the intent to improve Africa as a whole. It is pertinent to examine the nationwide infrastructure vis-à-vis the proposed satellite city project. Shelter Afrique working in partnership with the National Housing and Construction Company Limited of Uganda (NHCC) proposed a satellite city in the Bukerere, Mukono, district about 22 kilometers [14 miles] from the Central Business District of Kampala City. RMJM East Africa in Uganda was appointed to carry out the master plan for 3,000 units of this 320-acre self-sufficient residential town.
An artist’s impression of the Bukerere Jubilee City by RMJM East Africa
The master plan was concluded in five phases, each an average of 65 acres and including an array of fitting amenities and attractions such as retail complexes, a fully serviced market, clubhouses, day-care centers, prayer facilities, a pre- and primary school, ecological wastewater treatment plants and a health center. The detailing of 58 acres of Phase 1 soon to be constructed then ensued. The 638 units of Phase 1 are conceptualized to anchor the project to the nearby commercial center of Kitukutwe and serve as a link to the surrounding neighborhoods. On entrance over an inland bridge, one is welcomed into a spacious piazza bordered by cafes, the main market, the bus hub and upcoming shopping centers.
The following seven challenges were examined in-depth in developing the master plan for Phase 1 of the satellite city and beyond.
1. The steep population growth in Uganda
The population of Uganda is 41.2 million as of March 5, 2017, based on the latest United Nations estimates. According to the Country Meters website, the population of Uganda is projected to increase by 1.1 million people and reach 42.3 million in the beginning of 2018 due to its growth rate of 3.26 percent. The total land area of the country is 199,816 square kilometers (77,149 square miles), and 17.3 percent of this population is situated in the urban centers (7.2 million people in 2017).
“Within the next few decades, Uganda is expected to have the highest population growth in the world … ”
Within the next few decades, Uganda is expected to have the highest population growth in the world, according to a new report by the Population Reference Bureau (PRB), a Washington, D.C.–based research and advocacy group. The country’s current population is projected to rise to 130 million by 2050, a nearly fivefold increase, notes the study. The Bukerere satellite city is in direct response to the aforementioned populace statistics, especially in urban areas. The middle-class residential suburbs of Kampala have been slowly sprouting out from the CBD, to close neighborhoods of Bukoto, Ntinda and Old Kampala, and are now well off out into Namugongo bordering the edge of the Mukono district. The projected location for the project is a result then of the natural flow of residential traffic to preferred and undeveloped neighborhoods. With the ambition of constructing 3,000 units, the city should settle a prominent portion of the middle class there.
In line with the design by RMJM East Africa, modern and fast construction technologies such as modular construction have been proposed to pick up the rate of construction in relation to the rate of the population growth. Waste-conscious methods of construction have also been proposed via local modular materials and solid scaffolding systems, to mention but a few. Emphasis has also been placed on vertical housing that allows increased occupancy and maximized utility of land.
A variety of seven house types has been designed ranging from one-bed studios and two-, three- and four-bed apartments to townhouses and family duplexes, intending that this satellite city will meet a vast array of accommodation needs for both young adults, the working class, full families and senior citizens. The design approach extracts lessons from traditional systems of housing such as the high-cost, and land-inefficient, standalone home that was sweeping the nation in the ’90s, but that lacked communal security and took far too long for the homeowner to complete and occupy.
Kampala marketplace; source: Andrew Regan
2. Rapid urbanization
As more people converge in the urban areas, there is a need for them to have more productive and livable spaces. According to an article posted by the Uganda Radio Network, Uganda is facing an extraordinary opportunity to leverage urbanization to benefit a large proportion of the population. Fast-growing populations will also require urban areas to facilitate the growth of business enterprises. Moreover, it needs to be ensured that land and property rights are conducive for increasing economic density of cities and improving mobility through better transport infrastructure systems, as well as improved living conditions, through better housing policies.
“Cities have the potential to propel growth, attracting capital, spurring innovation and providing higher-productivity jobs.”
Philippe Dongier, the Country Director for the World Bank Group for Uganda, Tanzania and Burundi, observes that by effectively managing the urbanization process, Uganda will be more likely to achieve middle income status by 2040. However, he adds: “Current patterns of growth pose a significant challenge.”
“Cities have the potential to propel growth, attracting capital, spurring innovation and providing higher-productivity jobs. Services can be provided more cost-effectively, improving access for all,” said Somik Lall, a leading urban economist. “To reap these benefits, urban growth needs to be managed well by planning for land use and basic services, connecting to make a city’s markets accessible and financing to meet infrastructure needs.”
The Economic Update also notes that the urbanization process is in its early stages in Uganda, which allows the country’s leaders the benefit of drawing from global experiences to inform local decisions, shape the future of their development and create opportunities for all. The Bukerere satellite city will be the first well-planned urban city of its kind in the entire country, which is sure to impact the needs of current and future generations. Topmost planning guidelines have been followed to deal with the site’s complexities, and case studies have been drawn from urban consultancy experts working alongside RMJM East Africa.
“The Bukerere satellite city will be the first well-planned urban city of its kind in the entire country … ”
A number of services including road networks, design and hierarchy of infrastructure have been considered and blocked into phases for ease of construction. The city will boast a high commercial boulevard connecting two national carriages at 30 meters [100 feet] of width that captures all lanes, cyclist and pedestrian. More private residential collectors will then link to ring roads within the residential clusters, and these will take on the aesthetic of the hollow pavers for the sake of child safety and speed moderation for drivers. Maximum-necessity amenities such as schools, recreation, office parks, a fresh food market and retail centers have been organized to create a vibrant commerce hub, on entry into the city.
These are sure to optimize the daily life of the dwellers, reduce the traffic leading out to the Kampala CBD and uphold a noble quality of life.
Typical informal settlements in Kampala; sources: Slum Dwellers, Andrew Regan
3. The impact of population growth on the environment
According to the latest Uganda Economic Update, titled “The Growth Challenge: Can Ugandan Cities Get to Work – Between 2002 and 2010,” Uganda’s urban population grew by 5.6 million. As a result, Kampala is projected to become a home to over 20 million dwellers by 2040. Other Ugandan cities are projected to see a demographic explosion, as well.
Within towns, natural environments are quickly being destructed and water bodies polluted by rapid industrialization and the formation of informal settlements along swamps by low income earners, in need of affordable housing, after they leave their rural settlements to head to the towns. “The typical Ugandan city has grown rapidly, but without sufficient policy coordination. As a result, urbanization has not necessarily resulted in increased productivity, with the majority of jobs created involving low-productivity activities,” outgoing Finance Minister Maria Kiwanuka says in reference to the findings of the report.
“Natural environments are quickly being destructed and water bodies polluted by rapid industrialization and the formation of informal settlements along swamps … ”
Regarding the Economic Update Report, she adds that “this report will help government get a better picture and take action on how to spur the economy from the lackluster growth performance experience over the past half-decade to a higher growth path that can catapult the country into middle income status,” she adds. The Bukerere project site is delicately located on the edge of a natural swamp centered with a free-flowing stream. NHCC has had the objective to preserve a thriving ecology and promote a healthy lifestyle from the very beginning of this project, and, following through with the master plan, RMJM East Africa exemplifies this by preserving the existing swamp through buffering its edge with flame trees, jogging tracks and recreational eco parks. In turn, these will build a strong sense of place and encourage the community to cherish and preserve the swamp for years to come.
As it can be seen in the impressions, porous modular paving is a part of the hallmark that gives the residential neighborhoods a unique aesthetic. This porous paving is not only a system of housing-cost reduction through material, but is intended to optimally improve the site drainage, reduce surface runoff into the swamp and allow some forms of micro-biodiversity to thrive. The lessons here are drawn from concerns arising from the absence of resilient urban design to protect natural environments within the city.
4. Affordable housing for the masses
The Daily Monitor, one of Uganda’s leading newspapers, explains the difference between affordable housing and low-cost housing: Affordable housing is mainly a solution-based approach to housing with basic amenities, and it targets middle income groups (people earning between four and 20 dollars a day, according to World Bank). These are jointly built by private developers and government and financed by banking institutions, and their rent should not exceed 40 percent gross of the household income. The size of the dwelling unit should not be less than 28 to 112 square meters [300 to 1,200 square feet].
On the other hand, low-cost housing is targeting the basic housing need of providing shelter aimed at lower income groups. These are developed by government agencies. They are financed by microfinance institutions, and their rent should not exceed 30 percent of gross of the household income. The size of the dwelling unit should not be less than 28 square meters [300 square feet]. Currently, Uganda is desperately in need of housing, given the population growth rate that has been projected to reach 45 million people in 2020. The data shows that the country has 7.7 million households. There is also indication of a housing deficit of up to 1.6 million units. 1.29 million of these units are in the rural areas, and 211,000 of these are in our urban centers. There is a requirement for 200,000 units every year, of which 135,000 are in the rural areas and 65,000 in urban areas.
Kampala; sources: Slum Dwellers, Andrew Regan
Of the existing houses, about one million permanent housing units, 900,000 of these are substandard and need to either be demolished or upgraded. Seven hundred percent of the housing is currently supplied by individuals, and according to a report by the Centre for Affordable Housing Finance, the country has about six modestly sized private developers, and they had planned to build between 1,000 to 2,000 units each of the past five years, although they were only able to deliver between 500 and 1,000 units per annum over the past five years for the high to middle income segment.
“The housing debacle will not only be solved by the private or public sector, but should be a collaborative partnership with all the sectors and the community as a whole.”
It is also notable that the majority of the housing being provided is not affordable to rent or for selling to the lower income earners, hence the ever-expanding number of informal settlements on the peripheries of urban developments. Low growth of household incomes also makes standard housing unattainable, seeing as 60 percent of the population are earning less than Sh466,000 a month, approximately $130. In order to buy the cheapest unit in a private developer’s estate, one needs to be earning $1,000 per month. The Daily Monitor further suggests that the housing debacle will not only be solved by the private or public sector, but should be a collaborative partnership with all the sectors and the community as a whole.
Throughout the designs of the Bukerere satellite city, affordability by the end user and sustainability have been key values in order to arrive at a market-friendly product. Several low-cost technologies have been proposed for construction, and locally sourced materials like the use of sand finishes and bare concrete block have been keenly explored. Given the broad 320-acre site, the units have been laid out along the contours to curtail costs that arise from unnatural modifications to the terrain in order to sit the units well on the land. Several prototypes for sizing of units also allows for a range of market-optimum prices, in that individuals can start with the purchase of smaller units and progress into larger units as their families grow.
Proximity to amenities such as healthcare and education, even retail and workplace, will significantly cut down on transport expenses to the Kampala CBD, which in the long run checks affordability for the residents. Each phase has been further broken down into intimate neighborhood clusters with a central access and emergency exit, an open neighborhood disposition, shared social play parks and the benefit of neighborhood security. These residential clusters are based on the condominium law and the principle of community courtyards. Sharing of amenities encourages vibrant neighborhoods, a strong sense of place and communal responsibility.
Bukerere city is offering a spacious and natural environment to raise a family at a rate that, comparable to setting up all these services, will be holistically affordable, and national housing is optimistic it will meet the housing needs of civil servants and middle income earners.
5. The range of mortgage rates over the past three years
According to a New Vision survey, commercial bank lending rates in Uganda are the highest in East Africa, leading to lower-than-projected credit growth. The New Vision further points out that the average shilling commercial bank lending rate in Uganda hit 23 percent in July, from 22 percent, and to some extent, stringencies in the Financial Institutions Act could be liable. Kenya’s average commercial bank lending rate is at 17 percent for the country’s 43 licensed commercial banks, and the prevailing lending rates usually average between 12 and 15 percent. Tanzania’s highest prime rates are just at 21 percent, with many commercial banks’ lending rates below this point.
And lastly, the lending rates in Rwanda and Burundi are safely below the 20 percent mark. According to the Global Financial Inclusion indicators dating from 2011, because of limited access to electricity around the country, semi-developed road networks and the uneven distribution of commercial banks, Ugandans annually spend about $4.2 billion (sh11.4 trillion) to access banking. Only 20 percent of the entire Ugandan population has interfaced with a bank, and alternative saving mechanisms hold relatively small shilling amounts per household, effectively handing bankers the ability to keep lending rates high.
From top to bottom: An impression within the neighborhood cluster; the open neighborhood feeling maximizes communal security and surrounding views, while the porous paving enhances the green feel of the environment and serves to cost-effectively improve surface drainage; semi-detached units in two variations (units are designed to vary in appearance and specifics to suit a variety of family-size row-housing units); source: RMJM East Africa
“Un-updated land use and management policies, in line with the low-saving culture of the local people, have all consolidated the issues … ”
The Daily Monitor mentions that Uganda has in the last three years seen a drop in the value of the shilling, which has driven up mortgage rates. Furthermore, the un-updated land use and management policies, in line with the low-saving culture of the local people, have all consolidated the issues with the interest rates on mortgages. The majority of the population, as well, earns low salaries, 40 percent of which cannot be deducted to service a mortgage consistently. While economic solutions seem inarguably institutional, the design proposed by RMJM East Africa and the NHCC of Uganda, focuses on addressing this concern where possible through building technologies and options for affordability by the end user.
The developers of the satellite city are also actively seeking financing from soft sources of credit in order for the units costs of the houses to be made affordable for the common homeowner. The National Housing and Construction Company Limited of Uganda offers early prepayment schemes, which will allow interested homeowners to pay as the project is being developed, so that the mortgage is eased out over a period of time. This initial investment also actively goes to keep the project rolling. Partnerships, as well as springing from consultants, financiers and other global agencies, can foster to become an avenue for multi-beneficial projects that work together to meet the long-term needs of all.
6. GDP growth of Uganda
According to Trading Economics website, the economy of Uganda increased by 1.7 percent year-on-year in the third quarter of 2016 following a downwardly revised 3-percent growth in the previous period. It was the lowest reading since the fourth quarter of 2012, as the services sector slowed (+3.5 percent from +5 percent) and agriculture, forestry and fishing output contracted (-4 percent from -2.1 percent). In contrast, industrial output expanded faster (+3.1 percent from +3.0 percent).
On a quarter-on-quarter seasonally adjusted basis, the economy contracted by 0.2 percent from a 0.6-percent expansion in the previous quarter. The GDP annual growth rate in Uganda averaged 4.30 percent from 2012 until 2016, reaching an all-time high of 8.34 percent in the fourth quarter of 2014 and a record low of 0.88 percent in the first quarter of 2012. Despite banking drawbacks, Uganda has a strong GDP growth in the sectors of services and industry, which are a positive indicator for the demands of middle-income housing that projects like the Bukerere satellite city meets.
From top to bottom: view on a collector street; high-rise housing options; source: RMJM East Africa
7. Deforestation in Uganda
The Daily Monitor mentions that the forest cover is annually reducing by 90,000 hectares in Kampala alone as a result of growth, which is having adverse effects on the local climate. The Director of Environment, Paul Mafabi, mentioned that “Uganda has lost 900,000 hectares of forest cover over the last 10 years, yet the government has planted less than 100,000 hectares, creating a deficit.” There is need to reverse this trend using urban design and the construction sector as one of the many vehicles.“The continued use of charcoal, firewood and other forest products puts us all under the cover of perpetrators of forest crimes. Our actions are encouraging deforestation and therefore making us abettors of forest crimes,” said Munaaba, Minister for Environment.
“[There are] projections of complete loss of forest cover by 2050 if the current deforestation rate remains the same.”
Alternative and affordable energy sources have to be availed to the locals. Forest degradation remains a large environmental problem, with projections of complete loss of forest cover by 2050 if the current deforestation rate remains the same. These issues locally affect Ugandans, as well as the planet at large, and a part of this disappearance of forests can be linked to rapid urbanization and its needs for housing and fuel. Sustainable solutions then become extremely relevant for future generations to subsist. Within the RMJM East Africa master plan for Bukerere, social spaces have been allotted inside and around the housing estates in the form of reserves for woodlands and natural and artificial play parks, all which will serve as raw parcels of greenery at different scales. Even at the gauge of the house, each unit will have a minimum plant coverage to be catered for through the landscape strategies.
This will contribute a micro climate of shading, softening the hardscape as well as housing some biodiversity. Wood has also been lessened in the project by opting for reusable steel scaffolding. Building eaves have been substituted for hybrid plastic alternatives, and roofs are to be done in lightweight steel, all which are recyclable materials. The acute requirement for forest fuel is also being looked into by the proposition of an ecological waste treatment plant whose byproduct will be biogas that can supplement an LPG gas scheme. Other considerations that have been made for alternative energies within the design include the proposition of solar street lighting, maximum-sized openings to capitalize on daylighting and the options for solar water heating.
Conclusion
This unique apposition of Uganda’s physical planning presents endless openings for growth and to shape the urban environments in new, culturally exciting and most importantly sustainable ways than ever before. The resolutions explored in the Bukerere Satellite City are actively achieving more through better architectural solutions. Consultancies like RMJM East Africa look onward to being at the forefront of more such worldwide advancements. While a number of aspects like the finance sectors and the reach of policymakers are yet to grow into alignment with the agenda, the diaspora of development in the region is promising as a whole.
References
Archdaily (2015) 7 Architects Designing a Diverse Future in Africa (Accessed: 12 April 2017)
Daily Monitor (2013) High Rates on Mortgages Put Off Potential Home Owners (Accessed: 12 April 2017)
Daily Monitor (2014) Forest cover ‘reducing by 90,000 hectares annually’, (Accessed: 12 April 2017)
Daily Monitor (2015) Why are the Mortgage Rates so High? (Accessed: 12 April 2017)
Daily Monitor (2016) Affordable Housing Is What We Need (Accessed: 12 April 2017)
Daily Monitor (2016) Wetlands on Verge of Extinction (Accessed: 12 April 2017)
New Vision (2013) Uganda Lending Rates Highest in East Africa, Business (Accessed: 12 April 2017)
Regan, Andrew (2010) Downtown Uganda, taxi park overlook, Wikimedia (Accessed: 13 April 2017)
Slum Dwellers (2011) Flickr Page (Accessed: 13 April 2017)
Trading Economics (2017) Uganda GDP Annual Growth Rate (Accessed: 12 April 2017)
Uganda Radio Network (2015) Uganda’s Urban Population Growth Rates Alarming (Accessed: 12 April 2017)
World Bank (2015) Fact Sheet: Uganda Economic Update – Sixth Edition, September 2015, Brief (Accessed: 12 April 2017)
World Bank (2017) Population growth (annual %), Data (Accessed: 12 April 2017)
World-o-meters (2017) Uganda Population Live (Accessed: 12 April 2017)
World Watch Institute (2016) Uganda on Track to Have World’s Highest Population Growth (Accessed: 12 April 2017)