01
2035
INTEGRATED STRATEGIC URBAN DEVELOPMENT PLAN
MOMBASA VISION 2035
1. What is ISUDP?
Integrated Strategic Urban Development Plan
(Mombasa Vision 2035-MV35) is a regional physical
development plan assimilating digital topographical
mapping, Strategic Sector Plans, Structure Plan,
Development Control and Capital Investment Plans
for Mombasa County. The plan preparation that has
followed the requirements of the Physical Planning
Act CAP 286 is a Kenya Municipal Program (KMP)
project dubbed Digital Topographical Mapping
and Preparation of Integrated Strategic Urban
Development Plans for Cluster Towns. The KMP
aims to strengthen local governance and improve
service delivery by reforming frameworks for urban
governance, Municipal Restructuring, strengthening
of planning mechanism, financing and capacity
building, and investment in infrastructure and service
delivery improvements in towns. The ISUDP falls
under Component 2 Participatory Strategic Planning
for Urban Development of KMP.
a) Vision
A vibrant world class commercial hub of excellence
that promotes diversity, natural environment and
heritage.
b) Goals
To achieve the visions for Mombasa, ISUDP proposes
a set of goals covering following seven areas critical of
development. The key goals include:
1) City of Vibrant Economy
2) City of Seamless Connectivity and Green
Transport
3) City of Affordable Homes
4) City of well Nurtured Environment
5) City of Quality living for all
6) City of Endearing Character and Unique Local
Identity
7) City of Sustainable Resource Management
c) The plan Objectives.
The overall aim of the ISUDP is to promote and
provide a sustainable development of Mombasa,
enabling it to accommodate the needs of existing
and future residents, and also to facilitate its prime
function as commercial and trading hub/ prime city.
The main objectives of the Plan are:
1) Economic Development: Sustain a robust and
vibrant economy,
2) Social Development: Provide a good quality of
living and a sense of well-being for all,
3)Environmental Sustainability: Develop in an
environmentally responsible manner,
4) Utilizing Land and sea: Optimize limited land
availability and possible sea space.
2. Participatory Preparation
Process of ISUDP
STAKEHOLDERS CONSULTATION
Preparation of the ISUDP followed the letter and the
spirit of constitution of Kenya that provides rights for
citizens regarding participation in public affairs, and
duties on behalf of Counties and urban governments
to share information and seek the views of citizens in
tandem also with Section 87 b) and f) of the County
Government Act 2012, which highlights the principle
of citizen participation in counties:
Methodology
The ISUDP preparation process can be divided into 3
phases, 6 stages and 33 activities.
Phase I
This phase can be summarized as; Situation analysis
with activities such as reconnaissance survey,
stakeholders analysis and meetings, review of
secondary data, base map preparation, acquisition
of spatial data, transect survey and ground-truthing,
Phase II
The Core activities under this phase are the guided
formulation of the vision, developing alternative
Adverticers Announcement Thursday, APRIL 7, 2016
planning concepts, and preparing structure and action 2) Establishing a range of employment centers and utilized for construction with some intervention
area plans along with proposed land use mapping. sustaining economic growth, or may be put under trees or other suitable
3) Creating affordable and quality homes to meet vegetation.
Phase III needs and aspirations, e. Conservation of environmentally sensitive areas
The activities involved in this phase include the 4) Providing a good living environment (e.g. access (Forest, Wetland, Mangroves), maintain and
preparation of a capital investment plan. to facilities and amenities), rehabilitate mangroves forests coverage, as
5) Managing and improving the environment and estimated around 2000 ha in year 2015 along
Why ISUDP (Rationale)? infrastructure, the shore.
Failure of the implementation of the initial plans such 6) Conserving natural and built heritage and f. Maintain a green buffer along the creeks and
as; identity, borders of the county in north and west.
Mombasa Town Planning Scheme-1926: This was 7) Enhancing public greens and protecting g. Achieve and maintain a cumulative 10% as
the first attempt to plan Mombasa in 1926 when biodiversity, green areas in the city.
a Mombasa Town planning scheme was prepared 8) Consolidating and reserve land for future needs.
by a preparatory authority (Municipal Board) under Potential for the Development of Mombasa as
the provisions of the Town Planning Ordinance. This Development Potential and Constraints Proposed by the ISUDP
scheme outlined guidelines on the development of the The following measures have been proposed for 1. New Development Integrated with High Speed
railway station, port at Kilindini, streets, industrial as environmental and ecological sensitive areas such as; Corridor
well as residential areas. This plan concentrated its beaches, mangroves, coast line, Marine Park, marine 2. High density mixed development
effort on the Island without addressing concerns of reserve, creeks, forest, heritage areas etc. 3. Decentralized Planning
the Mainland North, West and South. a. No development on land below 0.5m contour, 4. Low and High Rise Development with Medium
Comprehensive Long Term Physical Development b. Maintain appropriate setbacks from the ocean and High Density
Plan-1962: A comprehensive long-term physical for developments that is 60 m buffer followed 5. Infill or Brownfield development
development plan covering the whole of the former by 15m road reserve i.e. totalling 75m, 6. Control of the Fringe Development
Mombasa municipal area was prepared in 1962. c. Maintain natural drainage lines as much 7. Conservation of Heritage Buildings and Renewal
Mombasa Draft Physical Development Plan-1971: as possible and greening drained seasonal of Old Town
This plan spelt out extensive and well coordinated wetlands wherever possible, 8. Quality Living
programs for the construction of roads, water supply, d. Sites that have slopes above 15% may be
harbour expansion, sewage disposal and housing that
were supposed to accommodate that unprecedented
growth in the difficult topographical conditions which Structure and Land Use Plan
prevail in the area. The plan proposed settlement
of people in the north and south mainland areas
to avoid future overcrowding of the island. It also
proposed that a transportation network be designed
to encourage and stimulate decentralization of
population, industries and services off the island.
The map below highlights the 1971 Mombasa Draft
Physical Development Plan.
Common to all these plans, they lacked the
Implementation Plans and financial commitments
and priorities to be addressed.
From the foregoing, there rose a need to prepare an
Integrated Strategic Urban Development Plan (ISUDP)
for the city with the view of;
Coordinating all the countys departments
projects and programs and give action area plans
for direct implementation.
Providing a roadmap for the provision of key
services and facilities to the local residents and
ensuring that they meet the countys growing
population demand.
Promoting a clean and safe Mombasa with focus
on environmental conservation of the coastal
areas and the preservation of local culture and
heritage.
Incorporating the digital mapping of Mombasa
and to better planning interventions and
regulation, zoning, development control and
structure plan formulation.
Acting as an investment tool by guiding land-use
for investments.
Boosting the countys overall resource base
through the improvement of revenue collection
with the creation of new and alternative revenue
streams for the county.
Ensuring the sustainable operations of key
sectors in the local economy such as tourism and
transportation.
3. Highlights of the ISUDP
Development Concepts
For Mombasa city to realize its full potential for
development, the ISUDP provides a vision, goal, plan
objectives and development features that would help
guide the development of the city.
The proposed Development Features
The structuring elements of the county area are Action Area Plans
features which play pivotal role in shaping the nature, These are areas that require specific interventions that provide focused proposals based on prioritized problem
form and direction of urban development and growth. areas and objectives.
The key features include: The ISUDP has identified the following areas for immediate intervention within five years:
1) Developing a compact, vibrant and transit
oriented city,
Thursday, APRIL 7, 2016 Adverticers Announcement 02
2035
INTEGRATED STRATEGIC URBAN DEVELOPMENT PLAN
MOMBASA VISION 2035

1. Mombasa Old Town

Proposed interventions
1) Rationalization of traffic.
2) Linking the Old Port to Mackinnon Market.
3) Renewal of the Old Port, the Fish Market, and Mackinnon
Market.
4) Creation of thematic trade bazaars (street-based).
5) Upgrading of community/public spaces.
6) Creation of tourist information and business centre.
7) Development of water transport terminals.
8) Upgrading of Swahili cultural Centre.
9) Creation of a buffer zone between the new and the old town
quarters.

2. MAMA NGINA DRIVE

Proposed interventions
1)The promenade with nature trails, boardwalks, and
observation points
2) The Bazaar to cater for the informal vendors that is well
zoned by categories of activities for ease of servicing and
management.
3) The Park and Plaza on the second row of the park looking
into the bazaar. The park shall also cater for cyclists and
joggers, while the plaza shall cater for performing arts but
could also double as parking in off-peak times.
4)Golf Course to be secured and given a facelift so that its level
of patronage can increase substantially and enable cross-
subsidy in the upgrading and upkeep of the public realm of
the park.
5) Amenities: this will entail the addition of conveniences like
washrooms that are commensurate with level of visitation
but also the provision of logistics and service points.

3. COASTAL PARK AT SHELLY BEACH, LIKONI

Intervention Area
1) To integrate the Shelly Beach Area with the urban network
for enhanced accessibility and utility.
2) To secure the seafront locations for development of public
amenities in form of a Coastal Park and a buffer road.
3) To provide an alternative and attractive site for leisure and
tourism for residents and visitors of Mombasa County.
4) To provide an environmental management framework that
will guide and regulate the upkeep of Shelly Beach.

2035
INTEGRATED STRATEGIC URBAN DEVELOPMENT PLAN
MOMBASA VISION 2035
4. KENYATTA PUBLIC BEACH
(PIRATES)
Proposed interventions
1) Amenities for Beach Operators
2) Water leisure transport
3) Amenities:
4) Security
5. KONGOWEA MARKET
Proposed interventions
1) Provision of alternative entry and exit
points
2) Decongestion of streets and
rationalization of circulation
3) Growth of market
4) Renewal of the Market precincts
5) Creation of thematic trade bazaars
(street-based):
6) Provision of security infrastructure
6). REDEVELOPMENT OF
KIBARANI DUMPSITE
Proposed interventions
1. A civic park for Mombasa residents
2. Possible developments: monument,
landscaped garden and nature trails,
garden furniture, street lighting, jetty
and boat rides
3. An Arts and Culture Park
4. Construction of access roads
Thursday, APRIL 7, 2016
Development Control and
Zoning Regulations
Effective development control is essential
if planning is to achieve its objectives. The
Plan has put the following measures:
a) Building control Standards.
b) Land use zoning regulations.
c) Uses Permitted, Permissible and
Prohibited.
Residential Use Zone
The plan proposes the following:
Permitted Users in the Residential
zone; Residences, community halls,
police posts, Day care centers and
kindergartens, Corner shops, small
shopping centers, health facilities
(dispensaries, nursing home,
etc.),Educational buildings, religious
premises, library, gymnasium, park,
technical training centers, exhibition and
art galleries, clubs, banks/ ATM, matatus
stops/boda-boda stands, post offices,
hostels of non commercial nature
Restricted users in the Residential
zone; Night shelters, petrol pumps,
motor vehicle repair workshops/garages,
bakeries, storage of LPG gas cylinders,
cemeteries, restaurants and hotels, small
butcheries, Printing presses, cinema
halls, auditoriums, markets for retail
goods, weekly markets, markets, small
workshops, municipal, county and central
government offices, police Stations, Public
utility buildings like electrical distribution
depot, water/sewerage pumping stations,
water works, fire stations, telephone
exchanges/mobile towers, matatus
stations/ boda boda stands.
Prohibited users in Residential zone
include; Heavy, large and extensive
industries: noxious and hazardous
industries, Warehousing, storage go
downs of perishables, hazardous,
inflammable goods, Workshops for motor
vehicles- matatu/boda-boda/buses
etc., Slaughterhouses, hospitals treating
contagious diseases (e.g. Tuberculosis),
Wholesale market, sewage treatment
plant/disposal works, water treatment
plant, solid waste dump, outdoor games
stadium, indoor games hall, shooting
range, international conference center,
courts, sports training center, reformatory,
garrisons, etc.
Commercial Zone
The Plan proposes the following:
Permitted activities in Commercial
zone; Cinema Theatres subject to Cinema
Rules issued from time to time, Assembly
Halls, Colleges, Reading rooms, Higher
Educational Technical and Research
Institutions, Petrol Filling Stations,
Automobile Show Rooms, Service Stations
and Automobile Workshops , Commercial
and business uses including all shops,
stores, markets and uses connected with
the display and sale of merchandise,
Business Offices, Banks and financial
institutions, Warehouses, repositories
and other uses connecting with storage
or wholesale trade likely to cause health
hazards.
Permitted Activities with special
sanctions; They involve all the
commercial and business uses including
all shops, stores, storages, markets,
shopping centers, Government Offices,
Business Offices and other Financial
Thursday, APRIL 7, 2016
2035
INTEGRATED STRATEGIC URBAN DEVELOPMENT PLAN
MOMBASA VISION 2035
Institutions, Commercial and entertainment centers
Sports Stadium, Recreation Complexes, Research
Experimental or Testing Laboratories not involving
danger of fire explosive or health hazards, Organized
parking, tot lots, Multistory Parking, Bus Terminal
and Depot, Transport Terminals, Motor Garage and
Workshops, Educational, Technical and Research
Institutions, Garment Industries irrespective of the
number of persons employed, Hotels, Lodges, Cold
Storage, Food Courts, Informal Market and Informal
Retail shopping.
Industrial use zone
Permitted Activities in Industrial Zone; all uses
permissible in the Commercial Use Zone with the
special sanction of the Authority except residential
uses, Residential buildings for security and other
essential staff required to be maintained in the
premises and some industries using electrical power
utilizing machinery.
Permitted Activities with a special sanction;
Storage of petroleum, timber, explosive and
inflammable and dangerous materials, All industries
up to 200 H.P. where sufficient precautions have
been taken to the satisfaction of the Authority to
eliminate noxious or dangerous effluents.
Prohibited Activities in the Industrial zone:
residential and commercial uses
Institutional Area:
Permitted Users: Government and Semi-
government Offices, Professional Offices, Art
Galleries, Museums, Aquarium, Public Libraries,
Social and Cultural Institutions and Religious
Buildings, Hospitals, Sanatorium and other Medical
and Public Health Institutions, Parks, Play Grounds,
Swimming Pools and other Public and Semi-public,
open spaces. Broadcasting Installations and Weather
Station, Public Utilities, Storage and Public Yards,
Municipal and Community Facilities, Hospitals,
Laboratories, , Museum, Auditorium, Police Station,
Jail, Fire Station.
Permitted with Special Sanction; Transportation
Terminals including Bus Station, Parking lots, Helipad
etc., Auditorium, Community Halls, Circuses, Sports
Stadium, Recreational Complex, Exhibitions, Fairs
and Guest Houses, Colleges and Institutions of
Higher Education Research, Technical and Training in
nature, Crematorium, Cemeteries, Burial, Installation
of Electric Motors beyond 20 H.P.
Open Space and Recreational Zone
Permitted Users: All Public and Semi-public, City
Park, Coastal Park and Open Spaces, Parks and Play
grounds, Zoological and Botanical gardens, Nurseries,
Water Front Development, Museums and Memorials,
Installation of Electric Motors not exceeding 5 H.P.
Permitted with Special Sanction; Transportation
Terminals, Restaurants, Motels, Auditoriums and
Open Air Theatres, Exhibition, Circus, Fairs and
Festival Ground, Public Utilities incidental Residential
Uses for essential staff required to be maintained in
the area, All Agricultural Uses within the Municipal
Area, Burial and/or Burning Grounds or Crematorium,
Gymnasium, Police Post, Water Sports Training
Center and Swimming Pool, Spot Zoning for specific
activity and High Commercial Corridor Development
along the major transportation routes.
Prohibited include residential and commercial uses
Transportation Zone
Permitted Uses: Roads, Goods Shed Terminals, bus
stops, Bus Depot, Bus Terminals, Truck Terminals,
Airport, Air Strip, Helipad, Port and Shipping, Ferry
stations, Jetties, Fishing port, Cruise landing port,
Railway, Railway station, Yards, Warehouses,
Storage, Container Fright Stations, Petrol Filling and
Service Station.
Permitted with Special Sanction; All related uses
incidental to development of the roads and other
transport modes including essential housing, Hotels,
Exhibition Ground and Convention Center
Prohibited: include residential, commercial,
industrial and agricultural uses
Agricultural Zone
Permitted Uses; All agriculture uses, Farm-House,
Building for Agricultural activities subject, Dairy and
Cattle Farms, Fish Farms, Poultry Farms, Stud Farms,
Forestry, Storing and Drying of Fertilizers incidental
to the agricultural activities and Petrol Pumps.
Permitted with Special Sanction; Parks and Play
Ground, Camping Sites and other Recreational uses,
Sewage Farms and Garbage Dumps, Burial Grounds,
Temporary Touring Cinemas, Utility Services may
be permitted without spoiling the natural features,
Buildings that may be permitted in the zone subject
to the condition as stipulated by the Authority for
residential layout for growing rural population or
housing the urban poor who are at the poverty line.
Prohibited: Uses not specifically permitted as
mentioned above shall be prohibited.
Strategic Sector and
Implementation Plan
The ISUDP has utilized a phasing method in the
implementation planning. The Planning Period is
20 year and is divided into Phase I (2016-2017 to
2020-2021), Phase II (2021-22 to 2025-26) Phase
III (2026-27 to 2030-31) and Phase IV (2032-33
to 2034-35)
Phase I
Economic Development Implementation
Strategy
Allocation of land (1565Ha.) for new industrial areas.
Notification of land Demarcated for commercial and
industrial development.
Preparation of detailed project report for industrial
and commercial areas for development.
Environment Project Implementation Strategy
Preparation of Strategic Environment Assessment
Plan for ISUDP Mombasa
Translate the ICZM into County Level Regulations and
align with Physical Planning Act
Develop coastline management strategy and
establish local management systems
Plantation along roads, natural drains and green
buffer along creeks
Recreational Project Implementation Strategy
Development of neighborhood playgrounds
Social Halls
Recreational Clubs
Disaster Management Implementation Strategy
Mandatory provision of all smoke detectors in all
buildings with overall building approval system
Prepare a Disaster Management Plan
Water Supply Implementation Strategy
Preparation of Water Supply Master Plan
Reinforcement, replacement and augmentation of
existing network
Technological upgrading of the old pumping station
Sewerage and Sanitation Implementation
Strategy
Completion of waste water master plan
Rehabilitation and upgrading of Kipevu STP
Storm Water Drainage Implementation Strategy
Prepare Master Plan for Storm Water Drainage
Remove the encroachment of drains in market areas
Solid Waste Management Implementation
Strategy
Develop a county waste management policy
Construct incinerators in all county hospitals
Establish solid waste collection centers at the
neighborhoods
Fire Safety Implementation Strategy
Build new fire stations in Kisauni, Nyali, Jomvu Kuu
and Miritini
Develop a County Fire Safety Policy
Rehabilitate and modernize existing fire stations
Repair non-functional fire hydrants and install new
ones
Electricity and Street Light Implementation
Strategy
Construction of powerlines to supply Maunguja,
Mwakirunge and Shika Adabu
Install solar lighting and heating in the public
buildings, learning institutions and health facilities
Install streetlights along major roads
Housing and Informal Settlement
Implementation Strategy
Identification and listing of all informal settlements
for regularization, redevelopment and resettlement
Implementation of the proposed settlement schemes
Redevelopment of old government housing estates
Detailed planning for new towns
Transportation Implementation Strategy
Four lane divided carriage way for Mombasa Road
(A-109) from Makupa to Mombasa
Four lane divided carriage way for airport road (C-110)
from Magongo Road
Tourism Management Implementation Strategy
Regional tourism circuit
Setting up tourists information centers at airport and
railways terminals
Create handicraft market
Heritage Management Implementation Strategy
Desalinization
Construct cultural centers
Promotion of Swahili Bazaar
Street lighting
Security Projects
Establish police posts
Establish 3 juvenile homes
CCTV Camera Monitoring Station
Enhancing patrolling
Institutional Development Implementation
Strategy
Regular training of County staff on financial and
technical aspects
Financial Management Implementation Plan
Automation of asset management (Electronic
Inventory Database)
Simplify procedure in property tax assessment
GIS and mapping property
Valuation Roll
PLAN MONITORING AND
REVIEW
A Long range plan needs to be reviewed every five
years as there are likely to be many unforeseen
changes. A monitoring framework judges the
performance of implementation of the projects in the
various sectors of the plan.
To make the program more responsive to emerging
socio-economic needs, plan monitoring review and
evaluation will be phased at periodic intervals. This
will ensure:
Effective implementation of the plan within the
plan period.
Responding to the changing socio-economic
needs of the people of the city.
Checking unintended growth within the town.
Time lag between various implementation of
the schemes and emerging needs of the people
is addressed.
Review of the appropriateness of the plan policies
and the proposals.
The Lands, Planning and Housing department in
conjunction with other stakeholders is encouraged
to develop a set of measuring indicators against which
the performance of the plan can be evaluated,
taking into account outcome of the relevant
variables.
PROCEDURE FOR MONITORING
The procedure involves following stages namely:
Set up an ISUDP implementation monitoring unit.
Develop a set of monitoring indicators against
which the performance of the plan can be
evaluated.
Observe the performance of ISUD plan
implementation against indicator.
List changes required to be made in the plan
on the basis of the results of the performance.
Examine the obstacles and problems causing
delay (if any) in the implementation of the
projects and assess the same.
Updating the baseline data on demography, land
use, land resources, project / program activities,
services and utilities etc.
Examine environmental changes that have
occurred in respect of flora, fauna, vegetation,
natural resources, ecology, heritage sites or
protection zones etc.
Planning Indicators
The following would be the indicators of physical and
socio-economic changes to be monitored periodically.
1. Demographic.
2. Land use.
3. Housing.
4. Social Infrastructure.
5. Transport.
6. Economic Aspects.
7. Environment.
8. Natural Disasters.
Spatial Monitoring
A GIS database has been created as part of the ISUD
Plan. The GIS is to be used as a monitoring tool for
ISUD-Plan and other projects and investment in all
sectors part of the database and up-dated every 5
years.
Financial Monitoring
Establish an Annual Financing Plan Committee and
a Coordinator to monitor the implementation of the
Annual Financing Plan.
Public Participation
For public participation process it is proposed to form a
Citizens committee for implementation and monitoring
of ISUDP. One or two representatives of citizen
committee should be part of ISUDP implementation
and monitoring committee at county level.
Peoples participation is encouraged at stages of the
project (designing, implementing and maintaining any
sanitation system) in order to safeguard sustainability,
through collective efforts as well as transparent
procedures.
Review
Timely review shall ensure mid-term correction and
modifications if needed in the Plan Policies as well as
the implementation procedures. If the plan is timely
monitored and appropriately reviewed, the policies
can be mounded in the right direction according to the
present needs of the people of the city.
Implementation Directions
The plan sets the direction for the development for
the next 20 years. It also presents the broad level
land uses, zoning and implementation method. After
approval and adoption the subsequent phase will
include the following key tasks:
Prepare Strategic Environment Assessment Plan
for ISUDP Mombasa.
Conduct detailed study for establishing sustainable
finance in County.
Strengthen concerned departments in terms of
capacity, resources, and logistics.
Establish Land Bank and develop measures to
manage it.
Prepare Detailed Plans for proposed new
townships/ neighbourhoods.
Implement priority projects after securing funds.
Ensure aesthetic design of all visual elements
in the urban areas.
Prescribe Urban Design Guidelines to guide and
oversee physical developments.