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

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.