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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 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
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.
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
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)
Permitted uses should include those which do not emit obnoxious noise, smoke, dust or odour.
The area between the carriageway of Morogoro Road and the structures should be suitably landscaped, to screen the industries from the road.
Permitted uses should include all types of industrial uses, at the discretion of the Capital Development Authority.
No building or structure should be permitted closer than 50 metres from the right-of-way of Manyoni road and the area between the carriageway of Manyoni Road and the structures should be suitably landscaped, to screen the industries from the road.
The commercial parts of the B centres will include those requiring relatively large areas of land and those which will benefit from or will be of particular service to vehicular traffic. This will include retail and wholesale outlets, offices and institutions, services such as laundries, vehicle and machinery service and repair shops, and services for the centre's workers.
These uses should be located close to the bus stop and adjacent to an arterial road.
The commercial buildings and facilities should be clearly visible from the busway and the arterial roads and should be well designed and landscaped. The design of signs should be coordinated and controlled.
Essential outdoor storage and parking areas should be screened from view by fences or vegetation.
Vehicle access points from the arterial road should be strictly limited to ensure safety and to reduce friction with through-traffic.
This is the commercial and cultural hub of the city, the area with the greatest concentration of large and small stores, parastatal and business offices, entertainment and similar establishments. It is the city's downtown, which must serve the whole city, as well as the surrounding region. Moreover, Dodoma's function as the National Capital will attract many visitors from across the country and the world, most of whom will use the downtown facilities.
The A centre is located to the south and southeast of the existing Dodoma commercial area, on the south side of the railway. The roughly Lshaped area, paralleling the tracks and extending southwards from the new railway station, covers about 88 ha, including streets, malls and open spaces.
The uses in the A centre should include large and small office buildings, hotels, restaurants, theatres, cinemas and other entertainment, conference and convention facilities, public services such as the post office and telecommunications building, and transportation terminals. Retail facilities should generally be limited to specialty shops.
Residential uses in the form of flat or apartment buildings, should be permitted in the A Centre, subject to strict controls by the Authority. Generally, the ground floor of the residential buildings should contain shops or other commercial uses. Each residential building should be located on a plot with a reasonable amount of open space for the exclusive use of the families. The number and location of the residential buildings should not be permitted to detract from the area's general character of being the commercial, cultural and institutional centre of the Capital.
An important function of the A Centre is to provide an area where people can meet. The city's residents, people from the surrounding villages and towns, and visitors from afar should be attracted to the centre to encourage continuous social interaction. The design of the centre's buildings, streets and spaces, and the types of facilities, services and amenities it provides, should create an atmosphere of dynamic activity and excitement in a pleasant, attractive urban environment, of which the Tanzanian people will be proud.
The main focus of the National Capital Centre is the Grand Mall, extending approximately southward from the relocated railway station, towards the International Conference Centre and Iseni Hill. The Mail is a wide linear space, flanked on both sides by parallel streets and commercial buildings, with handsome landscaping, ponds and fountains. The People's Square forms the south end of the Mall, across the Ceremonial Way, and is defined by the National Library on the west, the National Theatre on the east and a major hotel on the south.
The north-east sector of this part of the A centre contains the city's busway terminal, immediately beside the railway station, and the regional bus terminal. These will be the principal locations where people arrive at the centre the generators of people and movement.
From the station, the A Centre extends westward, along the railway, with an unobstructed view of Itega, some 5 km in the distance. This is the principal retail area of the A centre, with department stores, food markets, clothing and furniture shops, personal service establishments, commercial storage establishments, bicycle and motor vehicle sales and so on. In addition, it will also contain offices and entertainment.
The buildings should be designed and sited to create a continuous series of smaller and larger linked spaces and pedestrian malls, throughout the A Centre. These spaces and malls should be designed and landscaped to create an environment of a human rather than a monumental scale and should provide climatic protection.
Buildings should generally be limited in height to three floors, but individual structures requiring greater height, such as department stores or hotels, may be designed to fit harmoniously into the scene.
Except in the case of enclosed pedestrian malls and markets, most of the buildings should be provided with canopies, consistent in height and design, firstly to provide shade for people, secondly to ensure a facade treatment which links the buildings together, helping to achieve a sense of unity and security.
Vehicular traffic should not dominate the National Capital Centre's environment and should as far as possible, be confined to the periphery of the area and the rear service lanes. The detailed design of the centre should, therefore, embrace a pedestrian concept for the greater part of the area.
Parking areas should be provided for private cars, initially on the basis of one space (25 m2) for every 50 mz of shop or office space. Provision should be made for this parking area to be doubled as future demand may dictate. Landscaping of the parking areas should be provided to maintain an attractive visual environment.
Since it will not be possible to build the entire A centre at one time, it should be staged so that each section is complete in itself. This will entail the reservation of certain tracts of land for future buildings and these lands should not be permitted to deteriorate into unsightly stretches of waste land. Much of the general grading and final tree planting can and should take place as soon as practicable so that the built form grows into an established landscape.
Formal boulevard-type tree planting is envisaged along all main thoroughfares and less formal planting should be introduced in all the squares and pedestrian areas to give shade and to act as a foil against the paved surfaces and masonry of the buildings. Water features should be introduced to add interest and charm to the area and to assist in improving the micro climate.
Good lighting is an important feature of any business district and the design of street lights and other street furniture including steps, planting tubs, balustrades, seats, street name boards and litter baskets should receive detailed attention, if the centre is to become wholly successful. Electricity supply cables should eventually be placed underground.
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