KYAMBOGO UNIVERSITY

FACULTY OF ENGINEERING
DEPARTMENT OF LANDS AND ARCHITECTURAL STUDIES
BACHELOR OF SCIENCE IN SURVEYING AND LAND INFORMATION SYSTEMS

FINAL YEAR RSEARCH PROJECT REPORT

TOPIC: ENHANCING PYHSICAL PLANNING USING COMPLIANCE LEVELS OF DEVELOPMENTS.

CASE STUDY: IGANGA TOWN

BY

LUBANGA NELSON

16/U/385/SLD/GV

Email: lubanganelson64@gmail.com

Tel: 0703049784/0783301535

A final year research proposal submitted to the department of lands and architectural studies in partial
fulfillment for the award of bachelor’s degree in surveying and land information systems at Kyambogo
university

Supervisor: Mr. Wadembere Ismail

AUGUST-DECEMBER 2020

i
DEDICATION
I dedicate this report to my parents, Mr. Lubanga Patrick and Ms. Namukose Sarah for their love, encouragement,
moral and financial support during this period. Without them, it would not have been visible.

ii
 ACKNOWLEDGEMENTS
This report would not have been possible without the contribution and collaboration of others. My sincere gratitude:

 To Almighty God who granted me health and long life, without which I could not have finished this project report;

 To Mr. Wadembere Ismail for his professionalism, guidance, understanding, patience, fatherly support and constant
supervision which were remarkable forces that enabled me to successfully complete this research His support and critical
inputs have been the pillars for the completion of this research.

 I also wish to thank my lecturers especially Madam Tusiime Maureen for the enriching advice and support they give me
during proposal presentations.

 Many thanks to all my colleagues pursuing this degree programme that I have exchanged knowledge and experience up to
date, especially, Dickson, Sharon,Charlse, Elizabeth,Duncan and Loy

 I am also indebted to persons like Mr. Omara Geoffrey and Mr. Ogwale Phillip, Municipal and District physical planner
respectively for Iganga Municipality, who constantly welcomed me whenever I visited their offices for information,
clarification or technical assistance and all the staff at planning office

 Finally, my heartfelt thanks to my family and relatives, especially, Nancy, Hellen, Daniel, and Johnson for their support,
encouragement, and prayers.

To all of you, I extend my deepest gratitude.

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APPROVAL
This is to certify that the information in this proposal is my original study has not been submitted in this or any other
institution for an academic award.

LUBANGA NELSON

(Student)

Date: ……………………………..

Sign: ………………………………

This research proposal has been submitted for examination with my approval as the university supervisor.

Mr. WADEMBERE ISMAIL

(Supervisor from Department of Lands and Architectural Studies Kyambogo University)

Date: …………………………

Sign: ………………………….

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TABLE OF CONTENTS

Table of Contents
DEDICATION....................................................................................................................................................................................... ii
ACKNOWLEDGEMENTS..................................................................................................................................................................... iii
APPROVAL...................................................................................................................................................................................... iv
TABLE OF CONTENTS................................................................................................................................................................... v
LIST OF TABLES........................................................................................................................................................................... vii
LIST OF FIGURES.......................................................................................................................................................................... vii
ABBREVIATIONS......................................................................................................................................................................... viii
DEFINITIONS.................................................................................................................................................................................. ix
INTRODUCTION............................................................................................................................................................................. 1
BACKGROUND........................................................................................................................................................................... 2
PROBLEM STATEMENT................................................................................................................................................................... 5
MAIN OBJECTIVE:...................................................................................................................................................................... 6
SPECIFIC OBJECTIVES..............................................................................................................................................................6
RESEARCH QUESTIONS............................................................................................................................................................6
SIGNIFICANCE............................................................................................................................................................................ 7
SCOPE............................................................................................................................................................................................. 7
LITERATURE REVIEW................................................................................................................................................................... 8
2.1 Physical planning......................................................................................................................................................................8
2.1.1 Identification of the Problem............................................................................................................................................8
2.1.2 Goals and objectives...................................................................................................................................................8
2.1.3 Development of alternative solutions........................................................................................................................9
2.1.4 Selection of Strategies and Development of Detail Plan............................................................................................9
2.1.5 Monitoring and Evaluation.......................................................................................................................................10
2.2 Physical planning in Uganda...................................................................................................................................................11
2.3 Developments........................................................................................................................................................................ 11
2.4Compliance............................................................................................................................................................................. 11
2 METHODOLOGY................................................................................................................................................................... 12
Introduction................................................................................................................................................................................. 12
Research design........................................................................................................................................................................... 12
Case Study.................................................................................................................................................................................... 12
Sampling population and size.......................................................................................................................................................12
2.1 Objective one: To establish the Current status of the existing developments.................................................................14
3.3.1 Data collection..........................................................................................................................................................14
3.3.2 Data analysis.............................................................................................................................................................14
3.3.3 Results and Discussions............................................................................................................................................14

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 3.4 Objective two: To evaluate the compliance levels of the existing developments to the existing physical planning
standards and regulations............................................................................................................................................................17
3.4.1 Data collection..........................................................................................................................................................17
3.4.2 Data Analysis............................................................................................................................................................17
3.4.3 Results and disscussions...........................................................................................................................................18
3.4.4 Objective Three: To identify the major factors that reduce the compliance levels........................................................24
3.4.5 Data collection..............................................................................................................................................................24
3.4.6 Data Analysis................................................................................................................................................................ 24
3.4.7 Results and discussions................................................................................................................................................25
3.4.8 Objective Four: To identify and recommend more realistic solutions to resolve those factors that reduce compliance.
25
3.4.9 Data collection..............................................................................................................................................................25
3.4.10 Data Analysis................................................................................................................................................................ 26
3.4.11 Results and Discussion.................................................................................................................................................26
3.5 Conceptual model.............................................................................................................................................................29
REFERENCES................................................................................................................................................................................ 30
Bibliography..................................................................................................................................................................................... 30
4 APPENDICES......................................................................................................................................................................... 31
2.1Appendix A: Time Framework...............................................................................................................................................31
2.2Appendix B: Budget Proposal.................................................................................................................................................31
2.2 Appendix C: Instruments/ Tools.......................................................................................................................................33
2.2 Appendix D: Supporting Documents................................................................................................................................34

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LIST OF TABLES
Table 1: SUMMARY OF METHODOLOGY.................................................................................................................................13

LIST OF FIGURES

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ABBREVIATIONS
PPA……………………………………………………………………………. Physical Planning Act

OAG…………………………………………………………………………. Office of the Auditor General

LGA…………………………………………………………………………… Local Government Authority

NDP……………………………………………………………………………National Development Plan

SDG……………………………………………………………………………...Sustainable Development Goal

UBOS……………………………………………………………………………. Uganda Beaural Of Standards

viii
DEFINITIONS
Physical Planning in its broadest sense refers to a set of actions aimed at improving the Physical, Social and Economic
welfare of a place and its dwellers
Development is the process of carrying out the structural works which changes the use of land, intensity and or
existing use
Compliance is the fact of obeying a particular law or rule or acting according to an agreement

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INTRODUCTION
Developments are any form of man-made features on, under and above the earth’s surface.
Developments are every one’s desire, however development in its own sense can be of a
disadvantage if not checked to ensure orderly and sustainable development.
In Uganda, The National Physical Planning Authority is charged with the responsibility of
ensuring that certain minimum specifications are met while establishing any form of
development in order to mitigate problems such as congestion, pollution, accidents, fire
outbreaks and other environmental related problems, that come up as result unsuitable ways of
establishment of the developments.
The physical planning Authority uses regulations such as the physical planning act (2010) and
the physical planning standards and guidelines as tools to ensure that all developments meet the
minimum requirements to attain sustainable development. However, there still exists a high
degree of haphazard development in the society which poses questions whether any of these
control tools is being implemented.
Therefore, this study seeks to assess the conformity of the existing developments to the existing
physical planning standards and regulations.

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BACKGROUND
Developments are every one’s desire, however development in its own sense can be of a
disadvantage if not checked to ensure orderly and sustainable development. It is estimated that
by the year 2025, there will be 410 cities all over the world with 5 million people or more. About
65% of these cities will be in the developing countries. In Africa the level of urbanization has
reached 37% (297 million people) with average growth rate of 3.5%. By 2025, it is estimated
that 54% of Africa’s population will be living in urban areas. This means that relatively smaller
geographical areas will be catering for more than a half of the World’s population. In Uganda
12% of the population is urban. In Uganda, it is estimated that the urban population has steadily
increases from 4.4% in 1960 to more than 25% in 2019. (World Population Prospects, 2019
revision). This comes along with various problems such as accidents, pollution, congestion, fire
outbreaks, and other environmental problems. This therefore calls for putting up tools to help
regulate and control the growth of the urban centres. In Uganda, the government has put up
different tools such as physical planning act (2010) and the physical planning standards and
guidelines since Uganda subscribes to the Sustainable Development Goals and was one of the
first countries to develop its 2015/16 – 2019/20 National development plan in line with the
Sustainable Development Goals (SDG’S) (New Vision, 30th June 2018)to help control
developments in order to help mitigate the above problems. However, the existence of some of
these problems such as congestion, pollution accidents in major towns in Uganda raises
questions whether these tools are being implemented at all.

Ogundele et al (2009) suggested that in most towns in developing countries, physical

development does not necessarily confirm to planned outcomes. As a result, the built
environment in towns in many third world countries are rapidly deteriorating despite the
existence of planning legislation to monitor and control development. This observation is
supported by the (OAG, 2015) which observed that growth of the towns has been unplanned,
with high rates of spatial expansion (sprawl) and unplanned growth, lack of integration between
sectoral and spatial planning, inadequate provision of basic services, weak urban management
capacity and significant fiscal constraints. As a consequence, congestion diseconomies are
setting in. Chaos prevails with the landscape dominated by informal housing and slums and a
deteriorating urban environment. (OAG, 2015). According to (Rizwan & Nadeem, 2006), most
towns in Africa, Kampala inclusive are resource strained that they will fail to monitor and

2
channel urban development in desired direction. The citizens therefore tend to take advantage of
these administrative inefficiencies as developers tend to ignore the existing planning regulations
and thus compromise harmonious spatial development. Non-compliance to the National
Development Plan NDP II remains a challenge in public expenditure management. Despite the
improvement, the National Planning Authority (NPA) in its assessment of the annual budget for
FY 2016/17 revealed that it was only 48.1% compliant with the NDP II at the macroeconomic
level (Civil Society Statement to the 8th PSI-IMF Delegation to Uganda) yet In Chapter five of
the Uganda Vison 2040, Uganda commits to take urgent measures to protect the environment
and natural resources and ensure their future sustainability. (New Vision, 30th June 2018)

To ensure sustainability in development, physical planning regulations and guidelines must be

adhered to. This is justified by the wheel of urban prosperity as shown below.

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The Wheel of urban prosperity

Source: (UN HABITAT, 2012)

It can be seen from the above diagram that if orderly development is to be achieved, then
planning regulations and guidelines must be strictly observed since they are at the Centre of the
urban prosperity wheel.

Very many studies conducted suggest the use of projections to ensure proper planning. (Xinhao
& Rainer, 2008) suggest that planning for the future requires, to some extent, making projections
based on past observations. (J Aust, 1984) also argues that planning is the making of decisions in
the light of expected future circumstances as well as current circumstances. However, the

4
existence of unplanned growth of towns, with high rates of spatial expansion (sprawl), lack of
integration between sectoral and spatial planning, inadequate provision of basic services, weak
urban management capacity and significant fiscal constraints. As a consequence, congestion
diseconomies are setting in. Chaos prevails with the landscape dominated by informal housing
and slums and a deteriorating urban environment. (OAG, 2015), is evidence that considering just
projections is not enough since it only works in designing of the plans which are hardly
implemented as a result of ignoring compliance levels of people to the existing physical planning
standards and guidelines which is very key in the implementation phase in order to achieve
sustainable development.

Despite the relevance of considering compliance levels in enhancing physical planning, no study
has been conducted to clearly show how compliance can be of use in enhancing physical
planning. It is therefore against this background that this study finds it inevitable to show how
compliance of the existing developments to the existing physical planning standards and
regulations can be used to enhance physical planning.

PROBLEM STATEMENT
In many developing countries like Uganda, towns are prone to various problems such as
accidents, pollution, congestion, fire outbreaks, and other environmental problems. These
problems in most cases are as a result of uncoordinated planning, un coordinated development
and sometimes due to noncompliance of the people to the existing physical planning standards
and regulations.

In a bid to enhance physical planning in order to mitigate these problems, most scholars suggest
the use of projections to improve physical planning. For example, (Xinhao & Rainer,
2008)suggest that planning for the future requires, to some extent, making projections based on
past observations. This is supported by the fact that planning is the making of decisions in the
light of expected future circumstances as well as current circumstances. (J Aust, 1984). By the
mere fact the planning authorities in Uganda also consider that Population projections are
essential for planning at the national, regional and district levels in both the private and public
sectors. UBOS (2007), one would expect that orderly development could be a key feature of
Uganda’s Urban areas especially.

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However, on the contrary, the growth of the towns has been unplanned, with high rates of spatial
expansion (sprawl) and unplanned growth, lack of integration between sectoral and spatial
planning, inadequate provision of basic services, weak urban management capacity and
significant fiscal constraints. As a consequence, congestion diseconomies are setting in. Chaos
prevails with the landscape dominated by informal housing and slums and a deteriorating urban
environment. Value for money Report OAG (2015). This may be attributed to lack of
implementation of the physical planning standards and guidelines, characterised by non-
compliance of the people to these standards and guidelines however much they will have
designed using projections which may even sometimes be inaccurate. No study has been made
towards understanding how compliance to the existing physical planning standards and
regulations can be used to enhance physical planning, yet it’s very key if proper implementation
is to be attained in order to achieve sustainable development. Therefore, this study seeks to
consider the compliance of the existing developments to the existing physical planning standards
and regulations to enhance physical planning. This is done with a view of identifying those
aspects of the urban development and planning regulations that constitute bottlenecks and
conflict points, and recommend more realistic ways to resolve these in order to achieve a more
desirable and sustainable urban development.

MAIN OBJECTIVE:
To enhance physical planning using compliance levels.

SPECIFIC OBJECTIVES.
 To establish the current status of the existing developments.
 To evaluate the compliance levels of the existing developments to the existing physical
planning standards and regulations.
 To identify the major factors that reduce the compliance levels.
 To identify and recommend more realistic solutions to resolve those factors that reduce
compliance.

RESEARCH QUESTIONS
What is the current status of the existing developments?
To what extent have the Physical planning standards and regulations been implemented?
What factors influence the compliance the compliance levels?
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How can we resolve those factors that affect compliance of developments to existing physical
planning standards and regulations?

7
SIGNIFICANCE
This research would be of importance to urban planners, developers, and other stake holders
concerned with establishment of developments. This will help understand the gaps within
planning which need to be addressed in order to make it more effective, planning being an
essential tool which guides the spatial development of an area.

It will add more into the existing knowledge on how to improve the planning process to achieve
a sustainable development.

SCOPE
This study will focus on how to improve the planning process in Iganga Municipality. The study
will concentrate on the implementation, monitoring and evaluation phase of the planning
process, its weaknesses and strength and how this has led to establishment of haphazard
development. The research will also look at other causes of establishment of illegal
developments. Finally, this research will focus on some roads, some petrol stations, and
commercial buildings in the study area.

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 LITERATURE REVIEW
2.1 Physical planning
Physical Planning in its broadest sense refers to a set of actions aimed at improving the Physical,
Social and Economic welfare of a place and its dwellers.

It entails the organization of land uses so that people enjoy the highest achievable degree of
efficiency in resource utilization, functionality of places and aesthetic quality.

The main concerns of Urban Planning therefore include spatial orderliness, aesthetics of the
urban places, efficiency of operations in the social, economic and other arena, and most
importantly, man’s well-being.

Steps involved in physical planning

There are mainly five steps involved in physical planning.

2.1.1 Identification of the Problem

At this stage, the planner(s) and community leaders collect information to assess problems and
needs. A variety of techniques may be used:

Conduct surveys; Using a complete census of a given area, or sample surveys that focus on
problems/concerns

Hold community, village or town meetings; Identify key problems and issues

Conduct interviews; With others who are involved or concerned such as other government
agencies, non-government organizations, and community groups

Use secondary data; Census or prior survey data to identify problems and needs

2.1.2 Goals and objectives

Once the problems have been identified and agreed upon, the planner develops goals and
objectives to alleviate the problem or needs. Goals are usually accompanied by detailed and
specific objectives.

Goals are broad statements of desired accomplishments. Goals are usually accompanied by
detailed and specific objectives.

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2.1.3 Development of alternative solutions
There are several ways to achieve goals and objectives. At this stage the planner working with
staff and community leaders, comes up with a list of alternative strategies to achieve the goals
and objectives. There are 3 basic ways to collect information for this activity:

1. Investigate ways that other agencies and communities are achieving similar objectives.

2. Have staff and others generate ideas based on their personal experience.

3. Use knowledge gained from demonstration or pilot projects that offer possibilities in
achieving the intended goals and objectives.

Once alternative strategies have been identified, evaluate each to determine which is the most
appropriate for achieving goals and objectives. There are a number of ways to evaluate each
alternative strategy.

2.1.4 Selection of Strategies and Development of Detail Plan

Once a strategy (or group of strategies) has been selected, a detail plan to implement the strategy
is developed. The development of the plan requires four types of activities:

Programming: Identify the activities or tasks that need to be completed in order to reach the
desired objectives. In many cases, several major tasks or activities are required to achieve each
objective. Activities then need to be put into the order in which they should be completed.

Allocating resources: Determine and assign the resources needed to implement the activities.
Resources are normally divided into three general categories: human, physical (materials,
facilities and equipment) and financial. In planning, both internal as well as external resources
are identified. While it is important to identify resources within the organization to carry out
specified activities, other public and private sector agencies can also play major roles in
implementing the plan. Community members can also contribute to planning and implementation
activities.

Scheduling: Establish the required time needed to complete each activity. This will involve an
assessment of how long each task takes to be completed.

Fixing accountability: Determine specific individual and/or agencies/institutions responsible for

the accomplishment of activities. Simple devices can be used to indicate tasks and planned

10
completion time such as Gantt charts, which indicate tasks vertically (Y-axis) and time
horizontally (X-axis).

2.1.5 Monitoring and Evaluation

Monitoring and evaluation help guide the following kinds of decisions:

Continue or discontinue a program or component of a plan

Improve existing programs/plans

Add or drop a component or an entire program

Institute a similar program elsewhere

Reallocate resources among competing programs or program components

There are two types of evaluations:

1. Process evaluation: Helps program managers and policy makers redirect program
activities to achieve desired goals. Process evaluation is concerned with the efficient use
of resources such as personnel and equipment, and focuses on reducing waste and making
more productive use of scarce resources. It is primarily concerned with finding better
ways of implementing the plan.

2. Impact evaluations: Measure whether or not the plan is having an impact on the target
population or environment. It is concerned with program effectiveness, that is, whether or
not the plan is achieving its objectives.

Some people also refer to monitoring programs as a form of evaluation. Monitoring simply
tracks the progress of program implementation and operation. It usually entails the development
of an information system that is updated periodically to meet reporting requirements of certain
activities, such as the expenditure of funds, the number of participants, allocation of staff to
given tasks, and the completion of given tasks. Evaluation, however, is more concerned with
addressing specific decisions concerning program success.

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2.2 Physical planning in Uganda
The government of Uganda is committed to ensuring orderly, sustainable and organized urban
development as part of the national agenda. It has been observed over time that urban areas in
Uganda have positioned themselves as engines of growth and development due to increased
urbanization. Currently Uganda has 1 City, 22 Municipalities and 194 Town Councils. Most of
these Urban Councils have tried physical development planning as an intervention to ensure
orderly and progressive development, but such efforts and plans have surprisingly failed to
achieve their intended purpose. The Physical Planning Act (2010) sec 3 declares the country in
its entirety as a planning area

2.3 Developments
Physical development is a major component of urban growth and expansion. In the perspective
of physical planning, development is the process of carrying out the structural works which
changes the use of land, intensity and or existing use. In an attempt to achieve the objectives of
public health and safety, harmony and aesthetics in a specific geographical context, various
planning tools are applied. Aesthetics explains the beautiful landscape of a neighborhood as a
result of a well-planned neighborhood, harmony in physical development is achieved by
separating incompatible land uses. Furthermore, development controls relevance in health and
safety is achieved by regulating

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threat which might arise from overcrowding, fire disasters, diseases, pollution and natural
hazards as a result of urban expansion.

2.4Compliance
Compliance is the fact of obeying a particular law or rule or acting according to an agreement.
(Cambridge Advanced Learner's Dictionary)

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 1 METHODOLOGY
Introduction
This chapter presents the methods and techniques that the researcher will employ in the study.
This chapter particularly comprises of the research design, approaches to be used, data collection
methods, analysis and the presentation methods to be employed.
Research design
This research design employs both qualitative and quantitative methods in conducting the
research.
The quantitative methods include numerical facts on ground taking measurements on ground
forexample, road width, distances between adjacent developments and areas of plots.
Qualitative methods will be employed where quantitative aspects cannot be obtained for example
people’s perceptions, values and attitudes.
Case Study
The case study for this research is Iganga town council located in Iganga district in Eastern
Uganda. This area has been chosen because of the fact that very many developments such as
petrol stations commercial houses etc. are being setup in this area accompanied with various side
effects such as congestion, pollution, accidents etc.
Sampling population and size
The sampling population is limited to only respondents with in the geographical boundaries of
Iganga town council in Iganga district
Distribution of sample size of the population.
Target Respondents Total population Sample size
Local members (business
owners)
Planning officials
Local leaders
contractors
Total

A purposive sampling technique is to be used to select key informants for the study, this is
because only people with technical knowledge about the study will be selected which will save a
lot of time that would have been spent in collecting irrelevant data.

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Table 1: SUMMARY OF METHODOLOGY
Specific objective Data collection Instruments and Data analysis
tools to be used
To establish the current  Fieldwork  Phone  Data coding
status of the existing  Orthophoto  Hand held  Georeferencing
developments GPS  Digitizing
 Measuring  Generating maps.
tape
To evaluate the compliance  Plans  Computer  quantitative by
levels of the existing  Compilation  GIS analyzing the
developments to the existing from deviation between
physical planning standards objective one planned and
and regulations.  Literature existing
Review developments using
Ms. Excel
 Buffering using
GIS
 To identify the  Compilation from  Computer  Quantitative using
major factors that objective 1 Ms. Excel to
reduce the  Questionnaires generate
compliance levels.  Literature review percentages and
piece Charts.

 To identify and  questionnaires  Computer Use Ms. Excel software

recommend more  interviews to analyse Personal
realistic solutions to  literature review opinions of the different
resolve those factors respondents to come up
that reduce with most effective
compliance. solutions.

14
2.1 Objective one: To establish the Current status of the existing developments.
3.3.1 Data collection
 Fieldwork

This objective was achieved by carrying out field observations on the existing developments.
These included road widths, plot areas, and distances of petrol between themselves and their
distances from their nearest commercial buildings. This was be done using a hand-held GPS and
a phone was also employed for taking photos where necessary. A hand-held GPS selected for
collecting primary spatial data for this study because of its simplicity to use, cost effectiveness,
relative accuracy compared to a phone inbuilt GPS and its ability to give areas in real time in the
field which would act as a check for the computed plot sizes back in office. A phone was
selected since it is so good in reporting current status of the developments that cannot be
perfectly represented spatially such as pollution and congestion of people yet can be depicted
very well using photographs, and besides, a cell phone is very cost effective since it only
required charging.
I also measured the existing road widths of the sampled roads with in my case study area.
Finally, I obtained the current orthophoto of my case study area.

3.3.2 Data analysis

The data collected was coded, and orthophoto georeferenced and digitized. The coded data and
the digitized orthophoto were then be used to generate a map representing the current situation.
A map was preferred in depicting the spatial information since it is very easy to draw any spatial
relationship between the developments such as how far is one development from another, on
what side of the road is the petrol station location.

3.3.3 Results and Discussions

Table 2: Showing sampled Roads with their Existing Widths

AV MEASURED
ROAD CLASS OF ROAD WIDTH
JINJA ROAD Primary Distributor 25.22
SAZA ROAD Secondary Distributor 17.22
BUNYA ROAD Secondary Distributor 12.68
NGOBI ROAD Primary Commercial access road 14.65
BALITA LANE Primary Commercial access road 14.22

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 BIKADHO ROAD Secondary Commercial access road 11.50
R4 Secondary Commercial access road 6.67
KATAMBALA
ROAD Primary Residential access road 6.72
WALUMU CLOSE secondary Residential access road 7.77
GASEMBA ROAD secondary Residential access road 5.00
S1 Service lane 3.35
S3 Service lane 3.83
S6 Service lane 5.99

Table 3: Showing Sampled Petrol Stations With their Existing Areas

PETROL
AREA (m^2)
STATION
HARED 1064.028
TOTAL 1033.966
SHELL 1077.535
DELTA 1092.767
MAWUMO 1737.103
EASTZONE 2182.031
KLIN 888.829
DAHABLE 1090.092
ELLE 1854.830

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17
3.4 Objective two: To evaluate the compliance levels of the existing developments to the
existing physical planning standards and regulations.
3.4.1 Data collection
 Compilation from objective 1
 Secondary data
 Literature review

This objective was accomplished by first obtaining the detailed plan of Iganga Municipality that
specified the planning standards and also defined zones and the specifications of the
developments in the respective zones. I also reviewed the Uganda National Planning standards
and guidelines 2011 for other planning standards that the Current Iganga Municipal Council
detailed plan was silent about. I Finally obtained the map and tables showing the current status of
developments in Iganga Municipality generated in the first specific objective which I compared
with the Physical planning standards and guidelines to come up with the compliance levels.

3.4.2 Data Analysis

The mean width of the individual roads was computed in Excel by summing up the individual
measured widths and dividing it by the number of observations taken, this would help to
determine whether the road width is complying to the set standard or not. The standard deviation
of the existing width for each road from the respective standard width depending on its class was
also determined which would be used to compute the non-compliance level, where the level of
compliance would be deduced from.
Mathematically; Mean = ∑(X)/N
SD = [∑(X-W)2/N]1/2
Where X is the individual width of the road taken at one point,
N is total number of measurements taken on a particular road.
W is the standard width of the road, and
SD is the standard deviation of the measured values of the width of the road from W
Then now non-compliance (%) = (SD/W)*100
And Compliance = (100- non-compliance)%
The Minimum plot size compliance was also computed in Excel by first determining the
difference between the measured Plot and the standard plot size for commercial buildings and for
petrol stations. Those whose difference was positive satisfied the standard while those with a
negative difference did not satisfy the standard. Pie charts were produced to indicate proportion
of those which satisfied the Minimum Plot size standard and those that did not.

18
The difference between the existing plot coverage and standard Plot coverage for each sampled
commercial plot was also determined in excel. The same was done for Petrol station plots. Those
with negative differences satisified the Maximum Plot coverage standard while those with
negative differences did not satisfy the standard. Pie charts were also produced to represent the
proportion of those that copmlied with the maximum Plot coverage standard and those that did
not comply
The distance from each of the petrol stations to each of the road intersections along the main
street was compared to the standard distance of a petrol station from an intersection.
3.4.3 Results and disscussions
S N
A T O
V A N
N
MD S C
C E A T O
L A R A M
A S D N P
S U D L C
S R D A I O
E E R A M
ODV D N P
F I C L
WA WE I
R R I T I A
O ODI D( N
A A T O T % C
D D HN H) E
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I r 5 4 0 7 3
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J m2 8
A a 2 4
r
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O
A D
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s
t
r
i
b
u
t
o

19
 r
S
e
c
o
n
d
a
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y

D
i
S s
A t
Z r
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20
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24
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25
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ROADS WIDTH ANALYSIS

120
100
80
60
40
20
0
AD AD AD D N E O AD O
OA
D SE
OA
D S1 S3 S6
RO RO RO OA LA R Y AG R CLO R
I R A E
JA ZA A IT O KY LA U BA
JIN SA U NY G OB AL ADH BA U M M
B N B K M L S E
BI TA W
A
GA
KA

NON COMPLIANCE (%) COMPLIANCE

From the above results, most roads do not comply the standard width as specified in the detailed plan
with Bunya road not complying most to its standard road width (58%) since it is government road yet it
passes through land which is mostly not registered which made it difficult to implement its planned
width due to opposition from the local people especially in Buligo. Service lanes adhere most to the
planning standards since the are mostly established in registered land and because of their relatively
small width which is very easy to attain.

Petrol Stations

EXISTING MINM EXCESS IN BUILT UP

2 2 2
PETROL STN AREA (m ) AREA (m ) AREA (m ) AREA (m2) Plot Coverage (%)
ELLE 1854.830 1050.000 804.830 404.873 22
DAHABLE 1090.092 1050.000 40.092 248.636 23
KLIN ENERGY 888.829 1050.000 -161.171 283.982 32

26
 HARED 1064.028 1050.000 14.028 539.810 51
TOTAL 1033.966 1050.000 -16.034 376.055 36
SHELL 1077.535 1050.000 27.535 510.589 47
DELTA 1092.767 1050.000 42.767 319.031 29
EAST ZONE 2182.031 1050.000 1132.031 928.283 43
MAWUMO 1737.103 1050.000 687.103 639.062 37
           
Non_Complianc
e 22       0
Compliace 78       100

Plot Size Assesment Plot Coverage Assesment

22

78

100

Non Compliance Compliace Non Compliance Compliace

Most petrol stations stratify the minimum plot size standard (78%) while a few, (28%) do not adhere to
the minimum plot size standard. This is because most of the petrol stations had their plans approved
before initiating the development and are mostly established on legally registered land which eases the
administration of such land. Additionally, all petrol stations (100%) satisfy the plot coverage (60%)
standard since it also helps the petrol stations to have ample parking space for their customers and the
fuel tracks that come to equip the petrol stations with fuel.

MINM DISTANCE = 2000m

DISTANCE TO J1 DISTANCE TO J2 DISTANCE TO J3
PETROL STN (m) (m) (m)
Mawumo 1184.64 960.43 754.01
East zone 1149.51 924.39 716.74
Delta 720.18 488.77 272.49
Shell 510.72 278.29 58.82
Total 257.81 38.31 203.60
Hared 41.98 207.97 430.12
       
C0MPLIANCE (%) 0 0 0
NON_COMPLIANCE (%) 100 100 100

27
 All petrol stations along the main street which is a primary distributor do not satisfy the standard of the
minimum distance of 2km from intersections. This is because the petrol station owners find places near
intersections as the most strategic locations for their petrol stations as it will be able to attract all
motors from the different roads that must go through the junction or intersection, and besides even the
intersections are not even 2km away from each other which makes it hard to achieve this standard.

Commercial High Rise

450     MAXM DEV'T (%) = 75

PLOT EXISTING PLOT EXCESS IN PLOT %AGE OF PLOT EXCESS PLOT
NO SIZE AREA COVERAGE COVERAGE COVERAGE
1 678.841 228.841 467.886 69 -6
2 500.701 50.701 370.593 74 -1
3 590.082 140.082 429.440 73 -2
4 1058.178 608.178 738.799 70 -5
5 650.145 200.145 396.908 61 -14
6 886.305 436.305 626.504 71 -4
7 584.233 134.233 536.904 92 17
8 503.887 53.887 458.690 91 16
9 531.854 81.854 360.173 68 -7
10 375.239 -74.761 166.915 44 -31
11 595.552 145.552 353.738 59 -16
12 285.421 -164.579 224.428 79 4
13 667.732 217.732 508.701 76 1
           
  NON COMPLIANCE 15     31
  COMPLIANCE 85     69

Plot Size Assesment PLot Coverage Assesment

15

31

69

85

%AGE OF PLOT DEV'T NON COMPLIANCE

NON COMPLIANCE COMPLIANCE %AGE OF PLOT DEV'T COMPLIANCE

Most of the plots satisfy the minimum plot size (450m 2) standard for a commercial plot (85%) while 15%

28
do not satisfy the minimum plot size standard. This is so because most developments in commercial
High-rise zone have approved building permits and yet minimum plot size is a prerequisite for approval
of the building permit. However due to the presence of the customary land tenure in some parts of this
zone which is difficult to administer results into the non-compliance to the minimum plot size standard.
In this Zone, however much there is a higher adherence to the plot coverage standard (69%), there is a
significant level of non-compliance (31%) to this standard and this is attributed to the reluctance of the
enforcement team in monitoring of the developments after approval of the plans.

Heavy Commercial

450     MAXM PLOT 75

COVERAGE =
PLOT NUMBER EXISTING PLOT DIFF PLOT %AGE OF PLOT EXCES
_SIZE COVERAGE COVERAGE S
11 1102.095 652.09 836.388 76 1
5
12 549.492 99.492 398.275 72 -3
13 480.717 30.717 356.183 74 -1
14 545.303 95.303 354.891 65 -10
15 527.380 77.380 339.398 64 -11
16 1014.442 564.44 621.142 61 -14
2
17 515.491 65.491 365.794 71 -4
18 520.151 70.151 385.060 74 -1
19 608.887 158.88 275.725 45 -30
7
20 575.779 125.77 529.390 92 17
9
21 539.676 89.676 338.245 63 -12
22 495.313 45.313 391.474 79 4
23 559.392 109.39 379.829 68 -7
2
24 545.513 95.513 235.712 43 -32
25 553.380 103.38 343.627 62 -13
0
26 667.160 217.16 349.109 52 -23
0
27 537.441 87.441 311.419 58 -17
28 460.365 10.365 279.989 61 -14
29 517.821 67.821 327.477 63 -12
           
NON COMPLIANCE 0       16
COMPLIANCE 100       84

29
 Plot Size Assesment Plot Coverage Assesment

16

84

100
%AGE OF PLOT COVERAGE NON COMPLIANCE
NON COMPLIANCE COMPLIANCE %AGE OF PLOT COVERAGE COMPLIANCE

In this zone, All the sampled plots satisfy the minimum plot size standard since most of the plots in this
zone are legally owned making it easy to administer especially when it comes minimum plot size
standard. How ever just like in Commercial high rise, the maximum plot coverage standard is no wholly
adhered to which is attributed to reluctance of the Municipal enforcement team and to a small extent
ignorance of the people about the planning standards.

Light Commercial

MAXM PLOT
450   COVERAGE(%) = 75
AREA PLOT %AGE OF PLOT
OBJECTID Existing_Area EXCESS COVERAGE COVERAGE EXCESS
1 632.495 182.495 201.469 32 -43
2 303.672 -146.328 132.426 44 -31
3 233.316 -216.684 152.393 65 -10
4 866.605 416.605 355.554 41 -34
5 235.768 -214.232 151.664 64 -11
6 243.954 -206.046 151.454 62 -13
7 161.774 -288.226 125.856 78 3
8 1558.812 1108.812 817.848 52 -23
9 490.367 40.367 224.280 46 -29
11 254.970 -195.030 171.479 67 -8
12 236.266 -213.734 118.302 50 -25
13 136.558 -313.442 91.882 67 -8
14 225.081 -224.919 135.326 60 -15
15 1075.466 625.466 749.621 70 -5
16 622.062 172.062 381.928 61 -14
17 945.655 495.655 391.404 41 -34
18 142.796 -307.204 87.390 61 -14
           
NON
  COMPLIANCE 59     6
  AREA 41     94

30
 COMPLIANCE

Plot Size Assesment Plot Coverage Assesment

6

41

59

94

%AGE OF PLOT COVERAGE NON COMPLIANCE

NON COMPLIANCE AREA COMPLIANCE %AGE OF PLOT COVERAGE COMPLIANCE

In this commercial zone, most plots do not adhere to the minimum plot size standard (59%) this is
because most plots in this zone are customarily owned which makes it difficult for the municipal council
to regulate developments in such areas, additionally most people in this zone are ignorant about the
planning standards, resulting into establishment of substandard plots. However, since developments in
theses zones are not so large, the mostly cover up on average 60% of the plot which results into a high
compliance level (94%) of the maximum plot coverage standard and only 6% non-compliance.

3.4.4 Objective Three: To identify the major factors that reduce the compliance levels
3.4.5 Data collection
 questionnaires
 interviews
 literature review
 compilation from the third first objective
This objective was accomplished by first reviewing literature from books, journals, and briefs
about possible causes of the low compliance levels. I also conducted interviews with planning
officials about possible factors leading to reduced compliance of the developments to the
standards and guidelines. I also backed up this information using responses from a selected
sample of 80 people from the selected areas about their perception on the factors that reduce
compliance.
3.4.6 Data Analysis
The collected data about the responses was coded in Excel, came up with percentages of the
respective causes of noncompliance and finally produced pie charts to show the major factors
that reduce the level of compliance.

31
3.4.7 Results and discussions
NO OF %AGE OF
FACTOR RESP RESP
Land tenure 9 11
Ignorance of the Planning standards 23 29
impracticle Standards 13 16
Inadquate enforcement 19 24
Urbanisation 16 20
Total 80 100

Factors that cause non compliance

Informal land ownership

11%
20% Ignorance of the Planning
standards
impracticle Standards
29% Inadquate enforcement
Urbanisation
24%

16%

From the above chart, it can be seen that, the major cause of non-compliance, is ignorance of the
population in Iganga Municipality about the planning standards (29%) followed by reluctance in the
enforcement team (24%), urbanization (20%); this results in reduced compliance as the business men
struggle to satisfy the increasing demand at the expense of the standards, 16% of the respondents
believed some standards are inapplicable such as the distance of 2Km minimum distance away from
intersections for establishment of petrol stations and the 3km distance between adjacent petrol stations
on primary distributor roads. Finally 11% of the respondents attributed the non-compliance to the
presence of Informal land ownership with in the municipality which is difficult for the municipal council
to regulate.

3.4.8 Objective Four: To identify and recommend more realistic solutions to resolve
those factors that reduce compliance.
3.4.9 Data collection
 questionnaires
 interviews
 literature review

32
This objective was accomplished by first reviewing literature from books, journals, and briefs
about possible solutions through which these bottle necks and conflict points can be resolved. I
also conducted interviews with planning officials about possible ways through which these
bottlenecks and conflict points could be resolved so as to achieve sustainable development. I also
backed up this information using responses from the sample of the selected 80 people from the
selected areas about their perception on how these bottlenecks and conflict points could be
resolved.
3.4.10 Data Analysis
The collected data about the responses was coded in Excel, came up with percentages of the
respective solutions and finally produced pie charts to show the most effective solutions.
3.4.11 Results and Discussion
SOLUTION No %Age
Compensation 18 23
Review of the Standards 25 31
Sensitization 31 39
Renumeration Of Enforcement team 6 8
Total 80 100

Solution Analysis
Compesation
8% Review Of the
23% Standards
Sensitisation
39% Renumeration Of En-
forcement team
31%

From the above pie chart, it can be seen it can be seen that most respondents (39%) believe that
sensitization should be carried out to make people aware of the existing standards and guidelines
so as to improve compliance since now people will be developing while keeping in mind the
standards, and also sensitization about the advantages of land surveying or registration will
encourage people to transform from customary to legal ownership of land which is easy to
regulate in order to achieve high compliance levels.(31%) of the respondents on the other hand
believe that some of the current standards have to be revised to suit the prevailing situation, since
some of the standards seam impractical considering the prevailing situation. (22%) of the

33
respondents believe that compensation especially during road projects can significantly improve
the compliance level say of the road widths other than compulsory acquisition which in most
cases suffers opposition from the land owners resulting into reduced road widths. Finally, 8% of
the respondents believe that if the enforcement team is well renumerated, it will be motivated to
frequently monitor the establishment of the developments to make sure they are being developed
according top plan which will eventually result into improved compliance.

CONCLUSION

In regards to existing situation of developments in Iganga Municipality, the study has established
that more petrol stations are located on main roads other than in any other parts of the
Municipality. The study has also concluded that in Commercial land use is the dominant land use
along the main street and therefore the CBD of Iganga Municipality, while as one moves
outwards from the CBD there is emergence of mixed developments especially a mixture of
Residential and Commercial developments.

In regards to compliance levels, the study has concluded that the compliance of the current
developments is not that good especially for roads and Petrol station establishments In Iganga
Municipality and therefore requires immediate intervention if sustainable development is to be
achieved.

The study has identified five major factors that contribute to non-compliance of the
developments to the standards and guidelines which include, ignorance of the population in
Iganga Municipality about the planning standards, reluctance in the enforcement team,
urbanization, inapplicable standards, and Informal land ownership; with Ignorance being the
biggest factor.

The study has also identified the most appropriate ways in which the compliance level of the
developments can be improved depending on the current compliance level which include;
sensitization, revision of the current standards to suit the prevailing situation, compensation and
improved renumeration of the enforcement team.

RECOMMENDATION

The study recommends revision of the current standards to suit the prevailing situation.

34
The study also recommends the immediate sensitization if the public of the existing physical
planning standards and guidelines to improve compliance.

Subsidization of the surveying of the land with in the Municipal to encourage land titling which
will ease the administration of the plots of land with in the Municipality to ensure sustainable
development.

35
3.5 Conceptual model

36
 REFERENCES

Bibliography

Cambridge Advanced Learner's Dictionary. (n.d.).

J Aust. (1984). Population issues and physical planning.

New Vision. (30th June 2018).

OAG. (2015). implementation of physical development plans in municipalities. Kampala.

Rizwan, & Nadeem, O. (2006). Challenges of implementing Urban Master plans. The international
Journal of Social sciences 1.

SULAIMAN, M. H. (2006). The Causes and Consequences of the Informal Settlements in Zanzibar. Munich.

UN HABITAT. (2012). State of world's cities 2012/2013. World Urban Forum Edition.

UN-HABITAT. (2016). THE UN HABITAT –UGANDA COUNTRY PROGRAM Towards achieving SDG 11 in
Uganda:. uganda.

WHO. (2019). Healthy urban planning.

(2019 revision). World Population Prospects.

Xinhao, W., & Rainer, H. V. (2008). Research Methods in Urban and Regional Planning.

37
4 APPENDICES
2.1Appendix A: Time Framework
MONTH JAN FEB MARCH APRIL MAY JUNE

WEEK 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4 1 2 3 4

ACTIVITY

Literature review

Data collection

Data Processing

Data analysis

Writing Project
report

2.2Appendix B: Budget Proposal.

ITEM COST
TRANSPORT 100,000
ACCOMODATION 200,000
EQUIPMENT 100,000
DOCUMENTATION 30,000
MISCELLANEOUS 50,000
GRAND TOTAL 480,000 UGX
38
2.2 Appendix C: Instruments/ Tools

39
2.2 Appendix D: Supporting Documents

40