Bongani Ndlovu
Nqobile Bhebhe [email protected]
The City of Bulawayo proposes reducing the minimum residential stand size for cluster housing developments from 4,000 square metres to 2,000 square metres in select eastern suburbs.
The development is part of an urban densification strategy aimed at enhancing housing delivery and utilising underused land.
The proposal is part of Local Development Plan (LDP) No. 14, which aims to guide growth in low-density suburbs while supporting the city’s broader objective of developing a comprehensive townhouse policy.
The latest City of Bulawayo weekly newsletter indicates that the plan encompasses Waterford, Mqabuko Heights, Fortunes Gate, Granite Park, Whitecairns, Ntaba Moyo, Intini, Burnside, Willsgrove, Manningdale, Lochview, Riverside, Matsheumhlope, Munda, and Hillside. LDP No. 14 will also include Whitestone and parts of Douglasdale, Fourwinds, Southdale, Sunninghill, and Buena Vista.
The proposal was presented by the Town Planning Department to councillors, Town Clerk Mr Christopher Dube, and heads of council departments in the Council Chamber on June 17.
The council indicated that the plan aligns with the city’s Master Plan (2019-2034), which aims to ensure orderly urban growth and land use.
A notable aspect of the proposal is the decrease in minimum residential lot sizes for cluster housing, especially in areas with septic tanks and sewer infrastructure.
“Current planning regulations set a minimum residential stand size of 4,000m² where septic tanks are used and between 1,000m² and 2,000m² in sewer-reticulated areas,” reads part of the proposal.
The local authority said the move is aligned with Government’s urban development agenda under the National Development Strategy.
“In line with the objectives of the National Development Strategy (NDS 1 and 2), which places emphasis on urban densification, it is proposed to reduce the minimum stand size, specifically in areas that are experiencing developmental stagnation and underutilised land.
“It may be appropriate to reduce the minimum stand size to 2,000m² on septic tank systems, considering that a septic tank does not occupy more than 100m² of land, with a minimum building line of 6m,” reads the proposal under LDP No. 14.
Council noted that the proposed changes would only be implemented where environmental conditions permit.
“This will be subject to favourable soil and terrain conditions as confirmed through percolation testing. In terms of planning design principles, low-density areas range from 1,000m² to 4,000m² based on location and soil types.”
The local authority said the densification programme is intended to stimulate investment, increase housing supply and promote more efficient land utilisation without compromising the low-density character of the affected suburbs.
The proposal is expected to play a key role in addressing developmental stagnation in some of Bulawayo’s eastern suburbs while supporting national housing and urban development objectives.
