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       Chapter IV: Land Use Policies, Capital City District

Urban Centres

This is a menu of the topics on this page (click on any): URBAN CENTRES Definition    Community (C) Centres Description    Policies    Sub (B) Centres General Characteristics    Industrial Areas — Description    Industrial Areas — Policies    Existing Industrial Area (Central Dodoma)    North-east Industrial Area (Morogoro Road)    North-west Industrial Area (Manyoni Road)    Commercial Areas — Description    Commercial Areas — Policies    National Capital (A) Centre Description    Policies   .

URBAN CENTRES

Definition

Urban centres are those areas of the city allocated for a combination of activities, including shopping and business, industry, entertainment and recreation, hotel and boarding accommodation, and service facilities of many kinds usually associated with urban development on a large scale.

The Future Land Use Plan indicates three main levels of urban centre activity, namely the National Capital Centre or A Centre; the Sub- Centre or B Centre; and the Community Centre or C Centre. These three centres are described as follows:

Community (C) Centres

Description

Each residential community, with an average population of 28,000 will have a C centre. This will be the focal point for the surrounding neighbourhoods, where the residents will be able to obtain the services and facilities they need in their daily life. It will include a market, shops, offices and banks, post-primary education facilities, community and social facilities, and small industries and workshops.

The bus stop will be located here and the centre will, therefore, be a major link between the neighbourhoods and the other parts of the city. In turn, the centre will be linked to the neighbourhoods by walkways, bicycle ways and roads. The neighbourhood's open space system will also extend into the C centre.

Policies

Each C centre should be designed so that similar and related uses can be grouped together; e.g. shops and offices; small industries and workshops; and educational, institutional and cultural uses. The various use areas should be separated by the centre's open space system.

In addition to the market, shops and offices, the shopping area should also include restaurants and entertainment, a TANU Ward Headquarters and a dispensary. The offices may be located above the stores.

The shopping area should be closely linked with the bus stop. A taxi waiting area and car parking should be related to both the bus stop and the shopping area.

The employment area should include light manufacturing, and repair and workshops. They should generally be relatively small and their operations may take place in enclosed buildings, semi-enclosed shelters, or the open air. Care should be taken to create a visually attractive environment and obnoxious noise, smoke, dust and odour should be avoided.

The institutional area should include a vocational school, a Centre of National Education, a library, a community hall, and sports and play facilities.

The open space areas should, in addition to the sports and play fields, include shambas, a passive park area, and walkways and bicycle ways.

The busway will pass through the community centre and will divide it in two parts, because the busway route must not be accessible to pedestrians, cyclists or other vehicles except at specified bus stops. Its right-of-way should be landscaped, and pedestrian and bicycle crossings should pass under or if necessary over the busway routes.

Vehicle access into the centre should only consist of cul-de-sacs or loop streets, which start and end at the major collector road which encircles the entire centre. The number and length of such local streets should be strictly limited to those required to serve the centre's uses and should prevent unnecessary through traffic.

The design of all buildings, streets and other facilities in the C centre should be such that the area will attract people. It should become a social gathering place, as well as a service centre. It should be an area of lively activity in pleasant surroundings, with things to do and see for all age groups.

Even though housing should not be a primary use in the community centre, a limited number of dwellings may be included. These should generally consist of apartment buildings in which the ground floor may be used for commercial purposes.

Sub (B) Centres

General Characteristics

The B centres are the city's principal industrial and service employment areas, and they also include an important commercial component. Each B centre, therefore, consists of an industrial and a commercial part which, although they are separate areas, are entirely integrated into a unified design.

A large proportion of the city's residents will daily travel to and from the B centres. To this end, the busway will pass through them. Each centre will contain one or two bus stops, so that all of the establishments will be within a comfortable walking distance from the stop.

The B centres' open spaces and other amenities should be located to make them attractive and convenient for the workers and other users.

The Future Land Use Plan, 350,000 population indicates three B centres; one in the north-east, straddling Morogoro Road (135 ha); the second in the north-west on Manyoni Road and extending southward to the railway (250 ha); and the third in the existing town (50 ha). Each should serve three or four residential communities. Eventually, if the city should expand beyond the 350,000 population size, B centres will be located on Mvumi Road, east of Imagi and on the Mohansa River, in the south-westerly extension of the city.

Industrial Areas — Description

The industrial parts of the B centres will include manufacturing, processing, storage or warehousing establishments, contractors' yards, transportation depots, etc. Commercial and residential uses should be limited to those which are necessary for the workers and the effective operation of the industries. Vehicle access will be provided by an internal road system which connects directly to the adjacent arterial road. Pedestrian movement will be via a walkway system. Where feasible, rail access will be provided.

Industrial Areas — Policies

A plan should be prepared for each of the B centres, prior to new development taking place.

All development in the B centres should be fully serviced with piped water supply and sewerage systems.

The internal road systems and plot layout should be designed so that there will be a strictly limited number of intersections with the arterial roads.

Vehicular access to industrial plots should be carefully designed, so that large vehicles can enter and exit from the site with maximum safety and convenience. Industrial plots should have direct access from an internal road only.

Wherever possible, the periphery of industrial sites should be fenced in a suitable manner and landscape material should be provided to screen the buildings and on-site activities from adjacent roads or land uses.

Where feasible, railway access should be provided to industrial plots and blocks, in collaboration with East African Railways.

The industrial areas should include an open space system, contain walkways and small park areas in a landscaped setting.

Specific policies with regard to each of the three individual Sub-Centres are:

Existing Industrial Area (Central Dodoma)