Online Reporter
Nqobile Bhebhe, Zimpapers Writer
BULAWAYO has gazetted its long-awaited Local Development Plan (LDP) No. 19, paving the way for the transformation of traditional low-density suburbs such as Suburbs, Kumalo and Parklands, into vibrant, mixed-use investment corridors.
The plan, officially gazetted on April 18, signals a major shift in the city’s spatial planning strategy and is poised to ease pressure on the Central Business District (CBD) while unlocking economic potential in surrounding neighbourhoods.
The move is a key pillar of the city’s 2019–2034 Master Plan and aligns with global urban development trends that favour sustainable, mixed-use growth. The plan allows for more flexible land use, including commercial, residential, hospitality, and recreational activities, under a carefully structured zoning framework.
According to the local authority’s weekly newsletter, Masiyephambili, quoting the city’s acting principal town planner, Mr Shelton Sithole, the new plan empowers the city to make the most of available land while driving sustainable urban growth.
“In this plan, we sought to make sure that planning is not rigid and that planning facilitates development. Our plan takes into account that we have a Central Business District, but that we need to decongest the CBD where and when necessary,” said Mr Sithole.
He noted that Suburbs is already witnessing increased commercial activity, including offices, medical suites, restaurants and other business operations.
LDP 19, Mr Sithole said, was designed to support such trends without compromising the integrity of residential zones or the vitality of the CBD.
“The Suburbs area has commercialised, as we now see a lot of offices, restaurants, and different medical suites operating in the area. Several organisations have offices and the City crafted the LDP to support those initiatives that are already in place with a balance of making sure that we do not kill the CBD and the residential areas,” he said.
Strategic roads such as Leopold Takawira Avenue, 12th Avenue, George Avenue and Cecil Avenue have been earmarked for intensified development to create vibrant, aesthetically pleasing and functional urban corridors.
“We have allowed for the construction of properties that are going to make Bulawayo’s corridors look like any other corridors that you will see in the region, such as the neighbouring South Africa, among other countries. This will make our corridors not dull and speak to the development that we would want to see,” said Mr Sithole.
The plan introduces a tiered zoning system that allows for office parks in selected areas while maintaining the residential character of others, particularly in Parklands and Kumalo. This flexible approach promotes integrated land use without compromising the area’s low-density charm or undermining the vitality of the CBD.
“Those who want to convert their properties for commercial rates have the leeway to do so. We have the low-density zone, and we sought not to change the form and character of these areas, especially in the Kumalo and Parklands areas,” explained Mr Sithole.
In a bid to tackle Bulawayo’s growing housing backlog and promote efficient land use, the plan also supports residential cluster developments in line with the Zimbabwe National Housing and Settlement Policy.
“We also proposed residential cluster housing in line with the Zimbabwe National Housing and Settlement Policy, which pushes for densification. In line with the National Policy, we have covered this under the new Local Development Plan 19 in a bid to maximise on the available land,” said Mr Sithole.
Through densification, the local authority seeks to maximise available land and offer solutions to urban housing shortages. Mr Sithole said LDP 19 captures this strategy while maintaining a balance between density and liveability.
Recognising a shortfall in hospitality infrastructure, the city has earmarked land for the development of lodges, motels and hotels. This is in response to increased informal use of properties for guest accommodation in the targeted areas.
“The situational analysis revealed that we fall far short in terms of hospitality accommodation as a city, hence we have unlocked land for motels, hotels and guest houses,” said Mr Sithole.
The plan also includes land for recreational amenities, urban greening and environmental buffer zones, which are key components in promoting a sustainable, liveable city.
LDP 19 outlines goals such as supporting formal and informal business activities, promoting a safe and efficient transport system and fostering inclusive social infrastructure.
It is designed to provide clarity and confidence for investors while ensuring development meets the needs of residents.
Commenting on the significance of the plan, business strategist Mr Honest Ngwenya said it lays the groundwork for economic renewal.
“A well-crafted local development plan is the backbone of any city’s growth strategy. It gives both investors and residents a sense of direction and confidence,” he said.
“For Bulawayo, LDP 19 is not just a zoning exercise; it is a strategic move to align infrastructure with opportunity, address historical underutilisation of land, and position the city as a modern, competitive urban centre within the region.”
Mr Ngwenya said the gazetting of LDP 19 marks a critical turning point in the city’s development path, shifting from rigid zoning to a more integrated, forward-looking approach that embraces flexibility, innovation and sustainability.
