Building Densification as a Strategy for Urban Spatial Sustainability: Analysis of Inner City Neighbourhoods of Dar Es Salaam, Tanzania
Building densification in developing countries is shaping the spatial patterns of the inner city neighbourhoods. The densification processes are fuelled by higher land values and real estate market dynamics. Due to increased land values, new building forms, uses and density are emerging. Although densification is considered as a strategy to achieving compact development and city spatial sustainability, the unguided nature of building redevelopment is increasingly posing threats in terms of diminishing spatial and liveability qualities in these neighbourhoods. This paper examines the building densification processes in two neighbourhoods of Dar es Salaam City and the resulting effects in terms of plot coverage, floor area ratio and overall spatial patterns are explored. Observations, measurements, transect walks, interview with officials and map analysis were the key methods employed in gathering data. Results indicate that in one of the neighbourhoods, building redevelopment was taking place without a proper redevelopment plan to guide the process. In both cases, several buildings were noted to have higher plot coverage and floor area ratio above the recommended guidelines. This was compounded by the weak development control mechanism culminating into poor spatial and liveability qualities. There is therefore a need for preparing plans that will guide the redevelopment processes, instituting effective development control measures and revisiting the possibility of combining plots to facilitate flexibility in design and move towards urban spatial sustainability.
