Building Densification as a Strategy for  Urban Spatial Sustainability:  Analysis of Inner City  Neighbourhoods of Dar Es Salaam, Tanzania

Building Densification as a Strategy for Urban Spatial Sustainability: Analysis of Inner City Neighbourhoods of Dar Es Salaam, Tanzania

John Lupala

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Sajjad Ali Bhayo

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Ardhi University

Building Densification as a Strategy for Urban Spatial Sustainability: Analysis of Inner City Neighbourhoods of Dar Es Salaam, Tanzania

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Abstract

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. 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 densification was taking place without a redevelopment plan to guide the process. In Kariakoo, 89 percent of all buildings had higher plot coverage above the recommended standards. Land coverage at block level was noted to be 78 percent which was above the recommended coverage of 70 percent. In Sinza, 13 percent of all buildings also had plot coverage above the recommended ratio.

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Funding

No external funding was declared for this work.

Conflict of Interest

The authors declare no conflict of interest.

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How to Cite This Article

John Lupala. 2015. \u201cBuilding Densification as a Strategy for Urban Spatial Sustainability: Analysis of Inner City Neighbourhoods of Dar Es Salaam, Tanzania\u201d. Global Journal of Human-Social Science - B: Geography, Environmental Science & Disaster Management GJHSS-B Volume 14 (GJHSS Volume 14 Issue B8).

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GJHSS Volume 14 Issue B8

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Journal Specifications

Crossref Journal DOI 10.17406/GJHSS

Print ISSN 0975-587X

e-ISSN 2249-460X

Keywords

building densification floor area ratio plot coverage spatial quality sustainability and dar es salaam

Submission ReceivedDecember 10, 2013
Peer Review Double Blind
Handling Editor
Accepted January 3, 2014
Published January 15, 2014

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v1.2

Issue date

January 17, 2015

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Article Matrices

Total Score: 102

Country: Tanzania

Subject: Global Journal of Human-Social Science - B: Geography, Environmental Science & Disaster Management

Authors: John Lupala, Sajjad Ali Bhayo (PhD/Dr. count: 0)

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Publish Date: 2015 01, Sat

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Total Views: 4363

Total Downloads: 2233

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