Suburban
ANOTHER cluster house development is planned for Marlborough following a notice by the Ministry of Local Government and Public Works of plans to change Stand 4939 in Marlborough from being an open public space to residential.
Suburban Reporter
In the notice published in the press recently, the Acting Chief Director Spatial Planning and Development in the Ministry of Local Government and Public Works informed interested stakeholders that the proposal seeks to change the reservation to residential for the development of cluster houses.
“Notice is hereby given, in terms of Section 49 (4) of the Regional, Town and Country Planning (Chapter 29:12) of change of reservation of Stand 4939 Marlborough Township from Local Authority to residential use (cluster houses).
“The property in question is zoned Local Authority in terms of the Marlborough Local Development Plan Number 45. The proposal seeks to change the reservation to residential, for the development of cluster houses,” read the notice.
It further said details of the application and site plan can be inspected at the offices of the Spatial Planning and Development, 6th Floor Makombe Building, Corner Leopold Takawira Street/Herbert Chitepo Avenue, Harare.
“In terms of Section 49 (4) of the (Regional, Town and Country Planning) Act, the Minister of Local Government and Public Works is obliged to give public notice of his intentions to consent to the change of reservation and transfer of the affected property free from any restrictions limiting the use of the land to public open space.”
Any persons wishing to lodge objections or make representations must lodge them in writing with the Acting Chief Director, Spatial Planning and Development, 6th Floor, Makombe Building, Corner Leopold Takawira Street/Herbert Chitepo Avenue, P. O. Box CY968, Causeway, Harare.
In December last year, the public was informed that four cluster houses were being planned for Marlborough suburb on a stand along Marlborough Lane as developers take advantage of the densification policy in the provision for housing which some residents have been arguing should be done with a corresponding expansion of infrastructure and services.
Some residents have been questioning the development of cluster houses and flats in existing suburbs without a corresponding expansion in water and sewer infrastructure as well as other services such as schools, community halls, clinics and even shopping centres.
According to last month’s notice of an application for a permit to develop the cluster houses, the City of Harare advised that it had received an application to carry out the development of four cluster houses on Stand Number 2063 Marlborough Township in Marlborough along Marlborough Lane.
“It is proposed to construct four cluster houses on the above mentioned property which is situated within Residential Zone 2B in terms of the Marlborough Local Development Plan Number 45 wherein the proposed use requires the special consent of the Local Planning Authority.
“The site for the proposed development measures 2608 square metres in extent and if the development if allowed a resultant density of plus or minus 652 square metres all on municipal sewerage system will be achieved,” read the notice published in the press on November 29, 2021.
Residents with properties near the Stand Number 2063 Marlborough Township have a chance to raise any objections they might have to the development of the cluster houses along Marlborough Lane.
“In terms of the Act (Regional, Town and Country Planning Act Chapter 29:12 of 1996), this application is required to be advertised, and adjacent neighbours notified in writing before being considered by the Local Planning Authority.
“The application, plans and any special conditions which the authority is likely to impose in the event of this application being favourably considered maybe inspected at the address below during normal office hours.
“Any person wishing to make objections or representations relating to the application must lodge them with the undersigned (Department of Works Western Region Section, Room 311A (Third Floor), Cleveland House, 92 Leopold Takawira Street, Harare) within one month of the date of the first insertion of this notice,” read the City of Harare notice.
In October last year, a notice to change an open space in Marlborough for residential development sparked debate among residents with some mobilising for objection to the proposed change while others argued that Marlborough appeared to be falling into the Government policy of densification which local authorities are implementing.
The Director of Spatial Planning and Development in the Ministry of Local Government and Public Works published a public notice in the media informing interested stakeholders about the proposed change of land use for Stand 703 Marlborough.
“Notice is hereby given, in terms of Section 49 (4) of the Regional Town and Country Planning Act (Chapter 29:12) an application of change of reservation on Stand 703 Marlborough Township from Public Open Space to residential stands.
“The property is zoned Public Open Space in terms of the approved layout plan Number TPF/WR/05/19 Marlborough Township. The proposal seeks to create one residential unit averaging 4320 square metres in size and remainder. The application details can be inspected at the address given below during normal working hours.
“In terms of Section 49 (4) of the Act, the Minister of Local Government and Public Works is obliged to give public notice of his intention to consent to the change of use reservation and transfer of the affected property free from any restrictions limiting the use of the land to public open space.
“Any person wishing to lodge objections or make representations must lodge them in writing with the undersigned within 30 days from the date of the first insertion of this notice. Director of Spatial Planning and Development, 6th floor Makombe Building, Corner Leopold Takawira Street/Herbert Chitepo Avenue, P.O. Box CY968, Causeway, Harare,” read the notice.
Reacting to the notice, residents said there should be no building allowed on these public open spaces, which should remain reserved for their purpose to establish recreational parks.
Residents said the open spaces should be accessible to all in the community for purposes of recreation and the application should be opposed.
But other residents said there was need to understand the basis on which such public notices and the proposed changes were being made.
They pointed out that there was need to familiarise with the current public policy thrust in Zimbabwe and Harare in particular in relation to settlements, urban planning and densification.
The discussion also heard that the City of Harare and the Minister of Local Government and Public Works were empowered to grant such changes if they deemed them fit hence any objections must be cogent and reasonable.
It was also suggested that there is need to balance competing shelter needs and opposing aesthetics interests.
In a Ministerial Statement to Parliament in 2020, National Housing and Social Amenities Minister Daniel Garwe said Government had approved the Zimbabwe National Human Settlements Policy (ZNHSP) to guide human settlements development in the country and densification, which will see the development of flats, cluster houses and sub-division of low density stands, was one of the highlights of the policy.
“In order to curb settlement sprawl induced by the desire for personal ownership, it will be instructive that at least 40 percent of the land for human settlements development must be reserved for development such as high-rise buildings and flats.
“Mixed use vertical space utilisation will be promoted. Sub-division of low density stands will be permissible and encouraged, where there is a possibility to reticulate sewer. The notion of densification in the Regional, Town and Country Planning Act (RTCPA) must be amended to suit the above-mentioned threshold from 10 percent to 40 percent.
“Densification will also be expanded to include workspaces for Micro and Small to Medium Enterprises (MSMEs),” said Minister Garwe.
However, residents have been arguing that in some instances in Harare northern suburbs densification is being implemented without paying regard to wetlands, recreational spaces, stands reserved for social services such as schools and clinics.
Residents also argue new housing developments are taking place without expansion of infrastructure further straining old water, sewer and road infrastructure as well as social services.
