Pedestrianization as A Tool to Promote Business and Social Interaction in Dar es Salaam City, Tanzania (30 minutes Master viva voce presentation)

MASTER DEGREE DISSERTATION

PEDESTRIANIZATION AS A TOOL TO PROMOTE BUSSINESS AND SOCIAL INTERACTION IN DAR ES SALAAM CITY, TANZANIA:

Case of India Street

1 Name of Candidate : Jimly Al Faraby

2 School : Urban and Regional Planning

3 Proposed Degree : M. Sc URPM

5 Supervisors : 1) Dr. M. Burra

2) Dr. J. Lupala

INTERNATIONAL JOINT MASTER PROGRAMTU DORTMUND, GERMANY-ARDHI UNIVERSITY, TANZANIA

JUNE 2014

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Walking in developed countries

Walking in developing countries

Background

• Walking has been believed as a prerequisite to create lively, safe, sustainable and healthy cities (Gehl, 2010);

• Urban development concepts such as Compact City, Smart Growth, New Urbanism, or Transit Oriented Development (TOD) encourage people to walk (Crane, 2000);

• Facts:

• Around 30-35% of trips in African cities are made on foot (UN-HABITAT, 2013).

• In Sub Saharan cities, the number of trips made on foot can reach more than 50% of the total trips (Montgomerry & Robert, 2008, adapted from Pendakur, 2005).

• Dar es Salaam: 46% of people are walking

• Pedestrians in African cities are marginalized and their needs are often ignored in the design of urban space

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a. Paradigm shift in transport policy: from infrastructure

expansion the ease of reaching destinations

b. Needs to establish a link between urban form and

urban transportation systems.

c. Poor infrastructures for NMT in developing countries

a. The importance of recognizing streets as public

spaces to make city more prosperous

b. Prosperous Streets concept, calling for stakeholders

to place streets as crucial part of city to achieve its

prosperity, by reclaiming streets as public spaces

through design and planning process.

Global Policy

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a. Walking and sojourning

contribute to livable, attractive,

prosperous and sustainable

cities;

b. Public Institution taking care issue

of pedestrians are still rare;

c. Walking is facilitated by a well-

connected network with

pedestrian-friendly infrastructure

and well-designed urban space

Global Policy

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Country Findings

Germany a. Nurenberg Business activities grew in the city center after pedestrianization

(Monheim, 2003)

b. Munich Neuhauserstraβe becomes a very popular tourist attraction with

commercial rental rates up to USD 497 per square feet (Bates, 2012)

Denmark a. Copenhagen in Strøget, the sales volume were increased by 30 percent, and

different kinds of social interactions took place, with commercial rental rate is up to

USD 303 per square feet (Kwok, 2002 from Robertson, 1994; Bates, 2012)

b. Pedestrianization in Strøget also increase the level of human activities

Singapore a. Not all pedestrian streets in Singapore are successful

b. Lack of variations of use is considered as one of factor contributing to the failure of

pedestrian street

Australia a. Melbourne In Bourke Street and Swanston Street, the number of pedestrians on

weekday grew by 70 percent and 25 percent in respective pedestrian streets.

United States a. Many pedestrian street in US (89%) were failed; (Judge, 2013)

b. Increase of suburbanization in United States and automobile culture of Americans are

the reason of failures

Experience from Other Countries

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Country Findings

Thailand a. Bangkok in Khao San Road, 47% of respondent experienced increase of sales

volume after pedestrianization (Kumar & Ross, 2006)

Colombia a. Bogota increase of property value in Zona Rosa T up to 22% after

pedestrianization project (Wright & Montezuma, 2004)

South Africa a. In Greenmarket Square, Cape Town, increase of turnover was experienced only by

food sellers and restaurants (majority experienced increase of turnover up to 25%),

b. Informal traders experienced the decrease in turnover (Moosaje, 2009)

Experience from Other Countries

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• in November 2011, Pedestrian Street Festival was conducted in Lumumba Street.

• Sustainable Cities Programme (SCP) 1992-2003 to promote non-motorized transport (NMT) in Tanzania prepared proposal to turn Congo Street in Kariakoo into pedestrian mall.

• Dar es Salaam Bus Rapid Transit (DART) propose to turn some streets into pedestrian streets

While in TANZANIA…

Literature Review (cont.)

• African cities are walking cities, many

of them are not walkable enough

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• Situation of walking is chaotic, inconvenient, insecure, and

unsafe

• Existing studies on pedestrianism in Africa mostly end up on

general recommendation for infrastructure provision for

walking as transport mode only.

• While in developed countries, pedestrianization has been

integral part of creating livability of a city.

Research Problem

Despite the existence of current debate about pedestrianization as a tool for livable city in developed countries,

“applicability of this tool in African cities has not been much studied yet, due to lack of information about the relation between walking as a travel mode, and promoting business & social interaction, under urban settings in Africa”

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11

Policy direction, trend and condition for NMT in developing countries

Availability

Pedestrians, built environment, and livability in African cities

Pedestrians, built environment, and livability in developed countries

Research Objectives• Main objective:

“to explore applicability of pedestrianization as a tool to promote business and social interaction in Dar es Salaam City, Tanzania”

• Specific objectives:

a) To document the current pattern of physical settings and activities and extent of walking taking places in Dar esSalaam streets;

b) To identify stakeholders involved in business and social activities in the Dar es Salaam streets;

c) To analyze management and use of street space for promoting business and social interaction in Dar es Salaam;

d) To identify challenges and constraints in creating and utilizing street space for pedestrianization in Dar es Salaam;

e) To analyze policy implications related to pedestrianization.

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Research QuestionsCentral question:

“How can pedestrianization be applied as a tool to promote business and social interactions in Dar esSalaam City?”

a) What is the extent of physical settings and activities in terms of walking in Dar es Salaam streets?

b) Who are the actors involved in business and social activities on streets?

c) How is the street space managed/used by the actors?

d) What are the challenges and constraints in creating and utilizing street spaces for pedestrianization?

e) What are the policy implications related to pedestrianization?

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THEORETICAL FRAMEWORK

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Theoretical Framework

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a) Theory of New Urbanism

b) Jan Gehl’s Theory of Types of Outdoor Activities

c) Concepts of Successful Placemaking

1. Theory of New Urbanism

• Devoting urban spaces for people;

• Restructuring public policy and development practice to

support: diversity, connectivity, mixed use, equity), and

public spaces

• Walkable and attractive streets key element for lively

city

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2. Gehl’s Theory

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7/15/2014Source: Carmona (2003; adapted from Montgomery, 1998)

3. Concepts of Placemaking

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3. Concepts of Placemaking

Source: Project for Public Space

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PUBLIC POLICIES:Planning Policies

Rules and Regulations

Activities (Socio-

economic):

Uses

Business activities

Outdoor activities

Street life

Pedestrian flow

Opening hours

Inclusiveness

Physical Settings:

Accessibility

Facilities

Street design

Street dimensions

Residential density

Image:

(Human Perception):

• Safety

• Security

• Convenience

• Attractiveness

Opportunity for Exchange for

Business and Social Interaction

LIVEABLE STREET

(Business and Social Interactions)

PEDESTRIAN

STREET

(PUBLIC PLACES)

CONCEPTUAL FRAMEWORK

METHODOLOGY

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Methodology• Literature Review:

policies and regulations, written reports (such as municipal

profile, statistical report), previous studies, books and

articles about the topic or study area

• Observation:

Mapping, photography, counting, measuring, sketching,

keeping diary, etc.

• Interview:

• Officials municipal planner, engineer

• Pedestrians 58 pedestrians (43 males, 15 females)

• Business actors 45 business actors (formal and informal)

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Study Area: India Street, Posta

Selected Area:

• high intensity of socio-economic activity;

• significant role in terms or socio economic activities

for the city;

• represent the image of the city;

• needs for intervention of pedestrianization scheme.

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Selected street:

• represents typical/common urban

streets in Dar es Salaam City Center,

surrounded by various urban

functions;

• has potential attractions for business

and social interactions;

• Street is used for pedestrian traffic;

• Street is prioritized to be transformed

into pedestrian street, either due to

existing problems or future plan;

• accessible for data collection in

limited time.

FINDINGS & DISCUSSION

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1. Relationship between the presence of pedestrians and business activities & social interactions in India Street

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20, 46%

15, 35%

8, 19% Walking

Walking andprivate cars

Private cars

Proportion of Customers’ Transport Modes Source: Business Actors Interview, May 2014

• Pedestrians are the biggest market for business activities in India Street

• the main reason of business actors to open business is the high movement of people in India Street.

Business activities can be associated with the presence of pedestrians in India Street

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• Tendency to occupy sidewalks which are used more intensely by pedestrians

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244260

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236 230

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11582

0

50

100

150

200

250

300

350

Pe

de

stri

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s/1

0 m

inu

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5 9

25

52

66 6974 75

64

50

33

11 8 5 5 20

1020304050607080

Sc

ore

• Intensity of business transactions is also related to the volume of pedestrian traffic; especially between 10.00 and 16.00

• There are more business transactions taking place when there are more pedestrians passing

Pedestrian flow

Vitality score

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3941

43

53

10

5

10

15

20

25

30

35

40

45

50

Knowingvisitors

Knowingfellow

businessactors

Making socialinteractions

Yes

No

Social Interaction among Street UsersSource: Business Actors Interview, May 2014

• several forms of active social

interactions involving

pedestrians were observed,

such as greeting, waving,

asking direction, talking to

acquaintances met on the

way, talking with the fellow

pedestrians around street

vendors, or bargaining with

street traders

• Frequent face-to-face

contacts have promoted

social relationships among

the usersPedestrians and social interactions

2. The importance of street traders for promoting social interaction on the street

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• Active social activities are mostly done among shop workers, parking men, and informal traders.

• Social activities which are done by pedestrians mostly take place around street traders.

“marketplace as social place” (Watson, 2009)

“triangulation” (Whyte, 1980)

3. Potentialities for applying pedestrianization as a tool to promote business and social interaction

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1. Enough captive users

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350P

ed

est

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ns/

10

min

ute

s

• Stroget, Copenhagen: 80,000 pedestrians/day

• Neuhausserstarsse, Munich: 66,000 pedestrians/day

• Charlotsville, Virginia, USA: 15,000 pedestrians/day

• ± 16,600 pedestrians passing through India Street in a weekday

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24,50022,229 21,237

25,738

0

5,000

10,000

15,000

20,000

25,000

30,000

1978 1988 1996 2012

Kisutu

Mchafukoge

Kivukoni

Total

Population Growth of Surrounding Areas of India StreetSource: Ilala Municipal Council (2013); Ministry of Land and Human

Settlement Development (2002)

• Stroget, Copenhagen: 6,800 residents + 14,000 students

• Neuhausserstarsse, Munich: 7,000 inhabitants

Residents

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2. Potential from existing outdoor activities

Sitting and talking Standing and talking

Standing, reading newspaper, enjoying fruit

Playing cricket

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3. Favorable street dimension

Six street sections were compared:

• Section 1: between Kisutu St. and

Jamhuri St

• Section 2: between Jamhuri St and

Makunganya St

• Section 3: between Makunganya St and

Zanaki St

• Section 4: between Zanaki St and

Morogoro Road

• Section 5: between Morogoro Road and

Mosque St

• Section 6: between Mosque St and

Aggrey St

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Section 1: • 15 meters street• 5 stories buildings in the

east side and 1 story buildings in the west side.

• The height to width ratio is around 1:3.

Section 2:• 10.5 meters street, • 3 to 5 stories buildings

in both sides of the street.

• The height to width ratio is about 1:1

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Section 3:• 10.5 meters street, • 3 to 4 stories buildings, • The height to width

ratio is about 1:1

Section 4:• 10.5 meters street, • 4 to 10 stories

buildings, • The height to width

ratio is about 2:1

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Section 5:• 10.5 meters street, • 5 to 12 stories

buildings, • The height to width

ratio is about 1:1

Section 6:• 10.5 meters street, • 7.5 meters setback, • 4 stories buildings in the

west side. • The height to width

ratio is about 1:2.5.

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• Many suggest that the ideal proportion for effective

pedestrian street is between 1:1 and 1:1.5, and 1:2.5 can still

be tolerated (Moughtin, 1992; Llewelyn-Davies, 2000).

• According to this figure, most of the street sections in India

Street meet this ideal condition.

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14

14

21

8

0

0 5 10 15 20 25

Very attractive

Quite attractive

Fair

Unattractive

Very unattractive

7

16

19

0

0

0 5 10 15 20

Very attractive

Quite attractive

Fair

Unattractive

Very unattractive

16

8

25

4

3

0 10 20 30

Very safe

Quite safe

Fair

Unsafe

Very unsafe

Attractiveness

Safety

By pedestrians By business actors

By pedestrians

4. Positive image

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14

12

21

8

3

0 5 10 15 20 25

Very secure

Quite secure

Fair

Insecure

Very insecure

9

8

26

0

0

0 10 20 30

Very secure

Quite secure

Fair

Insecure

Very insecure

0

21

35

1

0

0 10 20 30 40

Very convenient

Quite convenient

Fair

Inconvenient

Very inconvenient

1

6

33

1

0

0 10 20 30 40

Very convenient

Quite convenient

Fair

Inconvenient

Very inconvenient

By pedestrians By business actors

Security

Convenience

By pedestrians By business actors

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5. Diversity in use

• Majority of buildings in India Street are mixed use, which is residential cum commercial (46 out of 58 buildings).

• The ground floor is normally used for various business activities, and also as offices in some buildings.

• The upper floors are used for residential.

4. Challenges & constraints for applying pedestrianization to promote business and social interactions

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1. Lack of attraction for optional activities;

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• 38% percent decline of pedestrian traffic on weekend (from 16,600 to

10, 300 pedestrians) indicates that the street is not a destination for

leisure activities

Weekday Saturday

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0

2000

4000

6000

8000

10000

12000

14000

Weekday Saturday

Male

Female

76.8%

23.2%

76.3%

23.7%

2%

96%

2%

Children

Adult

Elderly

On weekday

3%

95%

2%

Children

Adult

Elderly

On Saturday

• types of pedestrian activities in India Street are more male-oriented,

• the street does not offer enough attraction for women.

• street does not offer much opportunities for optional activities for children and elderly

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2. Lack of facilities

Lack of public benches Damaged street pavement

This also explains why there are limited optional activities taking place in India Street

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3. Low accessibility from areas outside city center

Station / Stop

Walking

Distance

to India

Street

Time

required

Posta ± 350 m ± 5 minutes

Stesheni ± 270 m ± 3 minutes

Mnazi

Mmoja

± 550 m ± 7 minutes

Baridi ± 850 m ± 10 minutes

Akiba ± 750 m ± 10 minutes

Libya Street

DART

± 400 m ± 5 minutes

City Hall

DART

± 270 m ± 3 minutes

India Street is surrounded by public transport stations and stops within reasonable walking distance

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Evaluation on Current Bus Service

0% 20% 40% 60% 80% 100%

Overall evaluation

Conductors' manner

Driver's driving behavior

On board security

On board comfort

Waiting time at bus stop

Access to bus stop

Fare level

Travel speed

Frequency

Operation hours

Routing

Never acceptable Not satisfied Fair Satisfied Very satisfied

Evaluation of Current Bus Service in Dar es Salaam

Source: JICA (2008)

However:

• almost 90% of passengers evaluating the quality of daladala service said that the routing and comfort level of daladala to be unacceptable or not satisfied at all

• 80% said that the current system as either unacceptable or at an unsatisfied level.

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4. Unguided design elements

No uniformity and discontinuity of sidewalks

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THE EXTENT OF PUBLIC POLICIES, IN REGARD WITH THE FINDINGS

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Policies related to prioritizing pedestrians

• Directions for accommodating pedestrians in urban transportation

system are quite favorable, for instance:

security, safety, and comfortability of pedestrians and bicyclist

must be ensured in the design of residential areas (National

Transport Policy, 2003)

Puts attention on providing special spaces for pedestrians (Urban

Planning Act, 2007)

provide comfort and protection for pedestrians, and conversion of

streets into pedestrian streets (City Center Redevelopment Plan

2002, DART Master Plan, Dar es Salaam Master Plan 2012-2032

(draft)

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However:

• The reality on the ground does not show what is written on

the paper, indicating a problem of priority in implementation

of the plan

• Inconsistent to some extent because in other part of the

content, it promotes spaces provision for private vehicles

• The policies seem to be unfavorable, for instance:

• In 2003, legislation delegalized street traders by

cancelling nguvu kazi (trade license) for street traders,

• The issuance of The Finance Act 2004 ordering all

businesses to be registered and licensed,

• In 2006, the eviction of informal traders from the street

was ordered by the issuance of a letter from Prime

Minister’s Office

• The City Center Redevelopment Plan 2002 also proposed

the clearance of street space from street traders

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Policies related to street traders

• There is no any guideline for architectural expression for buildings;

• Control mechanism through permit is not effective;

• Change of architectural style cannot be controlled weak

protection;

• City Center Redevelopment Plan 2002 proposed massive change in

the area to be high-rise zoning:

Unideal height to width ratio

Unfavorable for giving visual experience for pedestrians

Change the identity of the area

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Policies related to physical structure of buildings and streetscape

• Need for Human Scale Development

• Reconsider planning ideology practiced in Dar es Salaam

• A city may look good when it is seen from above, but at eye level it

might be a catastrophe for the people

• Urban development life – space – buildings

• Urban spaces should be devoted for people

• Lack of Placemaking Policies

• To avoid loss of identity, especially in city center;

• To create attachment to the place for people;

• Only possible when urban space can attract people and provide

memorable experience

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Emerging Urban Planning and Policy Issues

CONCLUSIONS & RECOMMENDATIONS

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• Pedestrianization scheme is applicable to promote business and

social interactions in India Street;

• The presence of informal business actors, can stimulate active

social interactions among street users

• Supporting factors:

enough captive users of the street, ideal street dimension, presence

of outdoor activities, diversity of use in the area, positive image.

• Challenges and constraints need to be tackled:

low accessibility due to unreliable transport system, low attraction

for optional activities, lack of facilities, and unguided design

elements.

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Conclusions

a) Provision of more walking spaces and facilities for

pedestrians in human scale;

b) Accommodation of street traders in street spaces;

c) Improving quality of public transport services and

discouragement of the use of private cars;

d) Set policies and measures for preservation of historical area

and cultural identity

e) Engage local communities in the process of placemaking;

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Recommendations

THANK YOU

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