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CITY OF MUTARE
CITY ENGINEER’S DEPARTMENT
TOWN PLANNING SECTION
SUMMARY OF MAIN PROVISIONS OF THE CURRENT CITY OF MUTARE MASTER PLAN
SUMMARY OF ISSUES
1.1 INTRODUCTIOIN
The existing Master Plan was prepared to supersede the operation City of Mutare Town Planning Schemes 1-6 adopted by Council between 1970 and 1976 and Local Development Plans controlling development in Sakubva and Dangamvura . The Master Plan provided the framework for the development of the city and the use of land and buildings.
The Plan has two documents and accompanying maps and diagrams.
a) The Report of study
b) The Written Statement
Need for the Master Plan
The preparation of the plan was necessary because:
- Town Planning Schemes were no longer effective hence the need for co-coordinated development in the city as a whole.
- Significant socio-economic change and demands since independence had necessitated a new approach to land use planning.
- The need for a land use framework for the anticipated rapid growth of Mutare because of the Beira Corridor.
- Exhaustion of land reserved for residential (low and medium) and for industrial use in the schemes.
- Projects of Provincial Importance to City of Mutare
- Construction of Osborn dam at Odzi
- Construction of the Beira –Mutare bypass through Grand Reef and Feruka Oil Refinery.
- Establishment of Africa University.
- The Beira Corridor Project
- Mutare/Harare Oil pipeline and refurbishment of the Refinery at Feruka.
- Establishment of the SADC College of Forestry at Toronto.
- Availability of 5000 hectares of developable land for the forecast period.
- Proposed Mutare –By-pass
- Availability of that land that can be rail serviced (Nyakamete).
- Feruka Oil Refinery
- Subdivision of existing small holdings (Weirmouth, St Clair and Fern valley).
- Fern Hill Farm available for low density development.
- Existing water and sewerage treatment facility at Gimboki.
- Geographical environment and opportunity for peace in Mozambique.
- Increased trade with Mozambique
- Extended boundary of Mutare
- Grant Reef Airport
- Re-zone open spaces for housing more flats
- National/Regional projects
- Beira Corridor
- The terrain (mountain ranges) is a constraint to the expansion of the city.
SUMMARY OF ISSUES-SECTOR BASED
2.1 Industrial Development
Mutare dominated by agro-related industries
- There was a projected boom due to the expansion of Feruka and opening up of the chemical pulp and paper factory
- 120 hectares of available industrial land was insufficient for the plan period.
- Subdivision of existing industrial stands to increase density.
- Proliferation of service industrial activities
- Need to establish key industries with forward and backward linkages with propensity to grow.
- Inadequate manufacturing industries
- Employment in the industrial sector was growing at a slow rate of 2% per annum
- Industrial labour force projected to grow by 500 jobs annually (from 1500 in 1989 to 20000 in 2000 AD)
- Heavy reliance on external impacts
- Underdevelopment of the city centre: (underutilization of prescribed bulk factors in 1974 scheme).
- A lot of vacant land exists to the south and west of the city centre.
- Pre-mature expansion of the city centre in the form of ribbon development.
- Contain ribbon development and have a compact and efficient city centre.
- Deplorable quality of new buildings in the city centre
- Southern section of the city centre requires face lift, restrictions on quality of materials and design of buildings if not being adhered to.
- Inadequate parking for public transport (buses and commuter omnibuses)
- Vehicular conflict between heavy vehicles, light vehicles and pedestrians in the city centre.
- Need to redirect the movement of heavy vehicles out of the city centre.
- There is need for more shops in Dangamvura
- Establishment of corner shops in high density suburbs should be encouraged.
- An additional 100 stands on 11.2 hectares will be required for retail development during the plan period.
- Shortage of land for low density housing in Mutare
- Rezoning of open spaces for low density residential
- Need to encourage provision of flats in the city centre by the private and public sectors
- A present housing demand of 12000
- Expand Dangamvura, Sakubva and Chikanga to accommodate housing demand
- Give preference to self-help housing and conversion of existing houses (in Sakubva/Dangamvura) to home ownership.
- Redevelopment of some sections of Sakubva
- 4500 illegal shacks in Sakubva housing approximately 11000 people causing unacceptable density levels and placing a strain on existing services.
- Shacks are a health hazard and should be removed.
- Only 12.89% of total eligible children are attending pre- schools
- Lack of pre-schools
- Parent unable to afford pre-school fees
- Deficit of 15 primary schools and 2 secondary schools double number of schools during the plan period
- General hospitals has inadequate beds (2000 beds available)
- Enlarge facilities at the general hospital (out patients, causality, maternity, child care, mortuary, physiotherapy, pharmacy and staff accommodation.
- Inadequate Council runs clinics.
- Provide additional facilities for orphans, remandees, juvenile delinquents, handicapped and the aged.
- Rate of crime is on the increase.
- Two police posts are required in Chikanga and Fern Valley
- Expand community courts facilities and decentralize to Sakubva, Dangamvura and Chikanga
- Consider provision of more sports fields, mini-parks, swimming pools, community halls, stadiums etc. in the high density suburbs.
- There is need for a modified in take works, augmented purification works, additional pipe line and storage.
- Need for a new trunk sewer to Gimboki and two additional M.A.S plants to treat 20ml per day.
- Improve present road network.
- Develop Grand Reef airfield.
- Reserve land for relief marshalling yard south of Chikanga.
- Increase capacity of existing telephone exchange to 13 000 lines.
- Additional Post Offices are required in Chikanga, Dangamvura and Fern Valley.
Administration and Finance
- Shortage of staff
- Difficulties in recruiting professionals
- Expenditure increased to 14% per annum
- Income increased to 13% per annum
- A balance of payment problem is looming.
- Decline in the amount invested in Welfare and Health Services since 1982 because of a decline in the profitability of the beer account.
- Generally, Council has not been successful in the provision of income generating projects.
- Problems to be faced by Council :
- Serious cash flow
- Higher service rates
- Difficulties in funding capital projects, if current trends persist.
- Alternative Development Strategies
The goals and objectives of the plan were translated into alternative development strategies. These strategies form a framework for the different spatial allocations of land uses and resources
Four alternative development strategies were
- Infill strategy
- Integrated strategy
- Dispersed strategy
- Linear strategy
3.1 Preferred Strategy
Each of the above four strategies has its parameters in determining the growth of the city. An important parameter is the strategy’s effectiveness in achieving the goals and objectives of the plan. A goal achievement matrix was used to evaluate the effectiveness of its alternative strategies. A point system of achievement was used as follows:
- Low Achievement
- Medium Achievement
- High Achievement
After evaluation, the infilling strategy was selected. The strategy entails maximum utilization of available developable land within the Municipal boundary capitalizing on maximum use of existing services
Goals (Broad Prospective) of the Plan
Goals are broad statement of intensions to resolve the issues highlighted above. Each goal has a set of specific objectives, which are translated into specific policies (action plans) and tangible proposals.
In this summary only goals for each sector are given. Readers can made reference to Chapter 2-0 of the Written Statement that show the sector specific objectives.
4.1 Land Goal
To ensure equitable and rational use of developable land.
4.3 Commercial Goal
To facilitate the growth of a compact and efficient commercial centre.
4.4 Housing Goal
Provide adequate land and suitable conditions to achieve shelter for all inhabitants
4.5 Industry Goal
To provide adequate and suitable serviced land for industrial purposes.
4.6 Infrastructure Goal
Improve and provide an efficient, economical and co-ordinated infrastructure network.
4.7 Social Services
To ensure that the growth of the city meets the needs and aspirations of the inhabitants
4.8 Administration and Finance
To provide flexible development strategy which will enable the implementation of proposals within the financial, technical and personal constraints of Council.
Policies and Policies
Although detailed policies and proposals will not be given, this section will outline areas under which policies were set. Main proposals of the plan will be listed. As we look into the future, the planning team should take note of policies that are still relevant and proposals that were implemented and the ones that are still outstanding.
Policies are actions that are taken to achieve the goals and objectives of the plan. Planning proposals are smart projects to be undertaken during the plan period. Land use proposals are translated into a spatial framework on the proposal Map (copy attached).
Sectors under which policies were made:-
- Land and environment policies
- Residential environment policies
- Commercial development policies
- Industrial development policies
- Social services sector policies
- Health policies
- Social Welfare: Law and Order policies:-
- It is Council policy to donate land to no-profit making charity Organisation assisting the handicapped (physically changed) and the destitute.
- Recreation development policies
- Infrastructure development policies,
- These relate to:
- Water and sewerage services
- Roads and Storm water drains
- Public/street lighting
- Water treatment infrastructure (plant)
- air traffic infrastructure
- electricity reticulation
- telecommunications networks
- refuse collection and general management
- finance and administration policies
- increase in revenue
- staff development
- establishing committees in Council to investigate incorporation of outlying areas into the Municipal Boundary
5.1 Reflection on Key Proposal
Land and Development
Refer to the map (copy attached)
Residential Development
- Refer to proposal map
- Sakubva Local Development Plan
- NB: this was not done
- Concentration of flats in the city centre-
- NB: it is not strictly enforced
- Provide flats outside the city centre
- Explain of low density areas of Fern Hill, Golf Course, Polo Cross, etc
Commercial Development-refer to proposal map
- Additional shopping centers in Dangamvura
- Establish corner shops within 1km walking distance.
- Local development plan for the city centre
- NB: This was not done.
Industrial Development
Three zones were proposed.
- Light and service industry.
- General industry
- Special industry
Social Services
- To build 16 pre-schools
- To build 18 primary schools
- To build 11 secondary schools
Health Services
- Expand facilities at Mutare General Hospital
- To build 6 clinics in the city.
- to provide 8 stands for private surgeries
Social Welfare, Law and Order
- Provide 10 hectares of land in Chikanga, and Dangamvura for the aged, the destitute and the rehabilitation of the physically challenged.
- Provide 25 hectares for expansion of 3 Brigade headquarters.
- Reserve 5 hectares for each police post to be established at Chikanga, Fern Hill and Fern Valley
- Reserve 2 hectares of land for each community court to be establish in Sakubva, Chikanga and Dangamvura
Recreation
- construct swimming pool, stadium and park in Dangamvura ,Chikanga
- Provide park s in Sakubva and Westlea
- Construct 10 beer halls, 6 community halls and 4 libraries in the residential suburbs
Infrastructure
Water Supply
- Increase the capacity of raw water intake at Odzani
- Increase capacity of the water treatment works
- Provide additional storage tanks at Dangamvura (8500m³) Telf (8000m³) Tolf south (5000m³), Fern Valley (5000m³) and Nyakamete (5000m)
Sewage Disposal
- Construction of a 300nb collector sewer in Sakubva to collect additional flows from Sakubva housing upgrading scheme and discharge into Gimboki Trunk sewer.
- Construct of several collector/outfall sewer in both low and high density areas (Fern Hill, Fern Valley, Chikanga extension).
- Duplication of the existing Gimboki trunk sewer
- Extension of Gimboki sewage treatment works
Roads
- Re-alignment of Herbert Chitepo near the railway bridge
- Provide traffic light at junctions along Robert Mugabe /Park Street, Park Road/Vumba Road, C. Avenue/Herbert Chitepo Street. Herbert Chitepo Street and Railway Avenue
- Surface Jelf road to Feruka Road
- Widen Magamba Drive
- Widen the Blue Star bridge and Chimanimani road from the bridge to Teachers’ College
- Upgrade link road between Fern Valley turn off and Impala Arms in Vumba to a full tar standard
- Provide a link road from section 14 of Dangamvura to Chimanimani Road
- Finance and Administration
- Increase revenue by expanding the revenue base in property tax, increase tariffs and enter into profit making ventures with the private sector in housing, industry and commercial ventures.
- Increase he development of staff
- Incorporation of outlying areas to be done by a Committee of Council.
R. SIMBI
SENIOR TOWN PLANNING OFFICER
RS/ecn/T.1(b2)–15/07/2009
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