THE RELATIONSHIP BETWEEN PLANNED AND UNPLANNED LANDUSES AND THEIR IMPLICATIONS ON FUTURE DEVELOPMENT OF MBALE MUNICUPALITY: ACASE

STUDY OF INDUSTRIAL DIVISION

BY NAMBASSI MOSES CHARLES 09/U/ 19248

A DISSERTATION SUBMITED TO THE DEPARTMENT OF GEOGRAPHY, GEOINFORMATICS AND CLIMATIC SCIENCES IN PARTIAL FULFILMENT OF THE REQUIREMENT FOR THE AWARD OF THE DEGREE OF BACHELOR OF URBAN AND REGIONAL PLANNING OF MAKERERE UNIVERSITY AUGUST 2012
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DECLARATION
To the best of my knowledge, I declare that this research project is my original work and has never been submitted to any institution for any award. Having understood that Makerere university rules do not encourage plagiarism, I therefore declare that any persons work used herein has been cited, referred to and acknowledged.

Signed............................. Student No. 09/U/19248 Date................................

DEDICATION
I dedicate this special report to my late father Mr. Nangoye Amos, late grandfather Mr.Nambassi Charles, my beloved mother Mrs. Nangoye Olive, my entire family and my encouraging, kind lecturer and supervisor Mr. Muhwezi Derek whose precious time was whole heartedly spent in order to help me finish my first degree. I also dedicate it to the Almighty God who has protected and blessed me.

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APPROVAL FOR SUBMISSION

This work has been prepared to completion with my full guidance as the supervisor.

RESEARCHER

: NAMBASSI MOSES CHARLES

SIGNATURE

: .

DATE

: .

SUPERVISOR

: MR DEREK MUHWEZI

SIGNATURE

: ..

DATE

: .

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ACKNOWLEDGEMENT
The accomplishment of the paper required the assistance, encouragement and guidance of many persons, friends and various departments. I would first like to acknowledge my supervisor, Mr. Derek Muhwezi for his constructive advice and guidance. His suggestions and comments helped me greatly to shape my work and complete the presentation of this dissertation. Great thanks go to Mrs. Olive Nangoye for her prayers and support, my siblings Nafuna Loyce, Nakayenze Maliza, Ganazi Mark and Wanzira Micheal. I want to also extend my gratitude to my relatives most especially my uncles and aunties like Nagudi Zimulati, Olive Nambassi, and Nambassi Edward whose financial support and parental advice made it possible for me to produce this work on time. Finally I thank various government departments especially Mbale Municipal staff for their valuable information. Their perspectives on land use planning and trends of land use patterns which helped me immensely to furnish the content of the paper.

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ABSTRACT
The study examined the conflict between planned and unplanned land uses and their implications on future development. The main objective of this

study was to assess the impact of unplanned land use activities on urban environment (in the industrial division in Mbale municipality)
A sample of 90 respondents was purposively selected from the heads of households and technocrats which included the planner, environmentalist and local council chiefs. A combination of qualitative and quantitative approaches was used in studying the phenomenon. Data was collected using documentary review, observation, Interviews and questionnaires. Quantitative data from the questionnaires were analyzed using Statistical Package for Social Sciences (SPSS) and Microsoft Excel spreadsheet. Qualitative data from Interviews and observation were analyzed descriptively using content analysis procedure. The study findings showed that there is a strong relationship that exists between planned and unplanned land uses; a considerable number of people have been attracted by social services that exist in planned areas and as a result people have been forced to settle in environmentally sensitive areas, the existing utility system that is the sewage system and drainage system no longer handle the pressure exerted by the unplanned population and hence instances of broken sewer pipes and flooding after heavy rains are being experienced. The planned industrial area which is located near residential houses produces a lot of pollution which continuously affects the health of the local population. Finally the unplanned areas are characterized by limitations like lack of tenure security and inadequate social services which in one or way or the other scares away investors hence hindering future development in the division.

TABLE OF CONTENTS
DECLARATION...................................................................................................i DEDICATION.....................................................................................................ii APPROVAL FOR SUBMISSION...........................................................................iii ACKNOWLEDGEMENT........................................iv ABSTRACT......................................................v TABLE OF CONTENTS......................................................................................vi LIST OF FIGURES.............................................................................................ix LIST OF TABLES...............................................................................................x LIST OF PLATES...............................................................................................xi LIST OF MAPS.................................................................................................xii CHAPTER ONE..................................................................................................1 INTRODUCTION TO THE STUDY........................................................................1 1.1 BACKGROUND TO THE STUDY...................................................................1 1.2 STATEMENT OF THE PROBLEM...................................................................2 1.3 OBJECTIVES OF THE STUDY.......................................................................2 1.4 RESEARCH QUESTIONS..............................................................................3 1.5 SCOPE OF THE STUDY................................................................................3 ................................................................................................ 3 1.6 SIGNIFICANCE OF THE STUDY....................................................................4 CHAPTER TWO.................................................................................................5 LITERATURE REVIEW........................................................................................5 2.2 LAND USE PLANNING.................................................................................7 CHAPTER THREE............................................................................................13 RESEARCH METHDOLOGY..............................................................................13 3.1 GENERAL OVERVIEW OF THE STUDY AREA..............................14 3.2 RESEARCH DESIGN..................................................................................16
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3.3 THE TARGET POPULATION.......................................................................16 3.4 SAMPLING P ROCEDURE..........................................................................16 3.5 SOURCES OF DATA..................................................................................17 3.6 METHODS OF DATA COLLECTION. ..........................................................18 3.6.1 INTERVIEW METHOD.............................................................................18 3.6.2 QUESTIONNAIRE METHOD...................................................................18 3.6.3 OBSERVATION TECHNIQUES................................................................18 3.7 DATA ANALYSIS AND PRESENTATION......................................................18 .........................................................................19 .................................................................................20 CHAPTER 4.....................................................................................................20 PRESENTATION AND DISCUSSION OF RESEARCH 4.1 FINDINGS.......20

LAND USES IN INDUSTRIAL DIVISION, MBALE MUNICIPALITY...20

MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE..................................21 4.1.1Residential Land Use.............................................................................23 Plate 2: Unplanned Residentials in Namatala................................................24 4.1.2 Commercial Land Use...........................................................................25 Plate 7: Some of the religious Facilities in Industrial Division; Shree Ganashay Namh and Noor Mosque................................................................................29 4.1.6Industrial Land Use................................................................................31 4.1.7 Civic Land Use......................................................................................32 Plate 11: Administrative Offices in the Division; Industrial Division Offices and the Land Offices Located In Indian Quarter and Malukhu..............................33 Figure 2: Change in Land Use........................................................................34 4.3 PLANNED AND UNPLANNED LAND USES AND THE FUTURE DEVELOPMENT OF THE INDUSTRIAL DIVISION. ......................................................................36 5.1. SUMMARY AND RESEARCH FINDINGS.....................................................39
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5.4

CONCLUSION. .....................................................................................45

Bibliography...................................................................................................46 Annex 1..........................................................................................................48 1. Draft Checklist for Technocrats (Environment officer, Physical planner or land supervisor etc).......................................................................................48 Annex 2..........................................................................................................49 2. Draft Interview guide for Parish/ ward staff and other administrators. (These will include Parish chiefs and LCs)....................................................49 3. Questionnaire for Local Community..........................................................49 Appendix i: work plan for data collection.......................................................51 Appendix ii: budget........................................................................................52

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LIST OF FIGURES Figure 1: A Google earth imagery showing planned and unplanned land uses in the industrial division Error: Reference
source not found

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LIST OF TABLES
Table 1: Target Population and Sampling Procedure.....................................17 Table 2: Land Coverage in the Industrial Division..........................................21 Table 3: Change in Land Use.........................................................................33

LIST OF PLATES
Plate 1: Planned Medium Density residential In Half London.........................23 Plate 2: Unplanned Residentials in Namatala................................................24 Plate 3: Commercial Land Uses on Pallisa road, industrial division...............25 Plate 4: Commercial Activity in a Typical Unplanned Settlement of Namatala. .......................................................................................................................26 Plate 5: Education Facilities...........................................................................26 Plate 6: Cure Childrens Hospital and the AIDS Information Center...............27 Plate 7: Some of the religious Facilities in Industrial Division; Shree Ganashay Namh and Noor Mosque................................................................................29 Plate 8: Recreational Areas; Leisure Park, Childrens Park and Municipal Stadium in the Industrial Division..................................................................30 Plate 9: Large Scale Agriculture Practiced In Doko And Industrial Area Encroaching On The Road Reserve................................................................31 Plate 10: Some of the industries in the planned industrial zone of the division, Bugisu co-operative factory and total depots located in industrial zone...............................................................................................................32 Plate 11: Administrative Offices in the Division; Industrial Division Offices and the Land Offices Located In Indian Quarter and Malukhu..............................33

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LIST OF MAPS
MAP 1: LOCATION OF INDUSTRIAL DIVISION IN MBALE MUNICIPALITY...........15 MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE..................................21

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CHAPTER ONE INTRODUCTION TO THE STUDY.

1.1 BACKGROUND TO THE STUDY.

From the planners point of view, land is seen as a fixed resource which facilitates land use development. The main objectives concerning land use in urban centers is that land should be optimally used and equally distributed amongst the different sections of the population, but this may lead to conflict and inefficiency of land uses, denial of access to the poor. Jamal H. Ansari, explains that location and distribution of land use development depends on realistic planning regulations, minimum spatial and utility standards, transport and energy efficiency, land use patterns, above all implementation mechanisms which are based on well thought on investments priorities. This brings in the notion of land use planning. The kind of land use on a given piece of land is determined by its location, which establishes its land use potential; the land use will define the land value, which in turns dictates potential use. This indicates a close relationship between value and uses of land. However a conflict of potential and social links to livelihood options could lead to illegal developments and invasion of planned land uses trading off even land values. In Uganda today, because of changes in land use, renewal is taking place in piecemeal and haphazard ways with little concern to planning guidelines; high population densities are emerging in low laying areas, leading to overcrowding, increasing stress on existing social services and encroachment on environmentally sensitive areas. The industrial division of Mbale Municipality is not only characterized by industrial establishments but
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also a range of other land uses. There has been a significant encroachment on the wetland and forest reserve amidst the congested settlement (slum), this research assesses the impact of unplanned land use activities on urban environment.

1.2 STATEMENT OF THE PROBLEM.

Although Mbale Municipality has a well designed land use plan/zoning plan, both planned and unplanned land uses are greatly invading each other due to the increasing population and the demand for housing. This has led to changes in land use because of failure by Mbale municipality to regulate land use activities. Urban renewal is also taking place in piecemeal and haphazard ways with little concern to planning guidelines, population densities emerging in low laying areas leading to overcrowding, increasing stress on existing social services and encroachment on environmentally sensitive areas. The industrial division is not only characterized by industrial establishments but also a range of other land uses. The increasing competition between the planned and unplanned land uses has had both negative and positive implications on the future development in Mbale; it is upon this background that this study was carried out to identify the relationship between planned and unplanned land uses and their impacts on future development of Mbale municipality.

1.3 OBJECTIVES OF THE STUDY.

The main objective of this study was to assess the impact of both planned and unplanned land use activities on urban development of Mbale municipality. The study was further guided by the following specific objectives: (1)To identify the current land uses in the Industrial division, Mbale municipality.
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(2)To identify the relationships that exists between planned and unplanned land uses in the Industrial division. (3)To identify the impact of both planned and unplanned land use activities on the future development of the Industrial division. (4)To identify mitigation measures towards the negative implications of planned and unplanned land uses on future development.

1.4 RESEARCH QUESTIONS.

The study was guided by the following research questions: 1. What are the current land use activities taking place in Industrial division? 2. How do planned and unplanned land uses in Industrial division relate to each other? 3. What are the implications of planned and unplanned land uses on future development? 4. What mitigation measures can be used to curb the negative implications of planned and unplanned land uses on future development?

1.5 SCOPE OF THE STUDY.

The study had along background ranging from 1960-2012. This was because the history of the relationship between planned and unplanned land uses in the Industrial division of Mbale municipality dates back as far as 1960s when the first structure plan was made and up-to-date and there is still more literature coming up on the relationship between planned and unplanned land uses. It was carried out in the Industrial division of Mbale municipality adjacent to the slopes of mountain Elgon. The division lies between longitude 34 degrees 00 E and 34 degrees 15 E and latitude 0 degrees 35 N.
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The study was basically concerned with the relationship between planned and unplanned land uses and their implications on future development of Mbale municipality. The planned land uses emphasized included industrial developments, residential areas, commercials and institutional developments whereas the unplanned land uses included slum settlements. The study was therefore limited to the land uses in industrial division, relationship between planned and unplanned land uses, implication of planned and unplanned land uses on future development and the mitigation measures on how to curb the negative implications of unplanned land uses.

1.6 SIGNIFICANCE OF THE STUDY.

Land is a fixed resource which facilitates land use development. Therefore , the study findings are expected to provide information as baseline for different stakeholders and policy makers like the government, NEMA, NGOs, housing sector, Municipal and divisional planning committees, engineers and environmentalists when designing development proposals within and beyond industrial division in Mbale Municipality. The study will provide closely whether current land use patterns in industrial division have had a positive or negative impact on urban development. The research findings will provide insights to policy makers for incorporating and putting land use planning at the forefront of designing and implementing development plans. The research findings will also act as reference for future researchers on land use planning and urban growth trends of Mbale Municipality as far as future development decisions are concerned.

CHAPTER TWO LITERATURE REVIEW.

2.1 LAND.
There are so many scholars and researchers who have written and given various contributions as far as land, land use, values and land use change is concerned. Like Bazaara, Muhereza and Ddungu attribute land to be a fixed factor whose utilizations is in situ1. Most geographers, planners, surveyors and economist argue that land should be utilized with a lot of care since it is not increased in any form. According to Walters (1983), in many countries, land is relatively viewed as being an excellent store of value especially if there are no alternative financial assets. Activity on land will depend on its value, participants expectations regarding future process. Gebhad et-al (2001) further states that land is used as a living environment, but land also serves as a base to fulfill the various human needs, according to these human needs, three main types of functions can be defined; Economic functions, social and ecological functions. Propriety settings of functions vary between land owners, land tenures and the public which often
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Bazaara, N., Muhereza, F., and Ddungu, E., 1992, A Synopsis of the Dynamics of The Land Question in Uganda, Centre for Basic Research, Kampala, mimeo. 5

lead to high conflict potential. Example Socially, All aspects of land which utilizes the human beings without any economic benefits will be summarized as a social function of land. In general these functions fulfill the three basic needs of mankind like food, living and clothing. And they fall under the following resource use, well fare; recreation in natural areas plays an important role in social life. The trend of current leisure activities is showing an increase of all kinds of new and different outdoor sports activities.

2.2 LAND USE PLANNING.

Nazrul (1998), in Bangladesh states that, in order to guide development control of land in cities and towns, there is need to take seriousness on the master plans, structure plans, and building plans approval. He argues that the location of land for development is guided by master plans for that particular area, and if the above is not taken with a lot of seriousness, there emerges unregulated land uses regardless of the value of land. However, Kevil p. (1993) and Dunkerly H.B (1983), argues that urban land use in market economy is determined by the decision made by individual firms, households and other bodies with regard to various activities in the urban areas. He says urban land development for example in Indonesia is conducted by government and other state owned companies, private sectors or grass root organizations. According to Environmental policy(2001-2011) Land Use plans are meant to apply the policy objectives and principles to specific areas and define these in terms of the way land is to be utilized in terms of human settlements, agriculture, nature conservation, environmental protection, socio -economic activities, and infrastructure development. These will be in the form of maps and written statements that clearly bring out the implications of the policies to particular areas. And this clearly explains different types of land uses in Makindye division though some are encroaching on the other. Therefore this research aims at ensuring that land uses should operate in the areas where they designated to be as per the 1994 Kampala structure plan

2.3 LAND USE AND ENVIROMENT.

Bryant (1986) notes that in most countries environmental problems involve the impact of urbanization on resource base. He argues that these impacts primarily from both cultural natural environmental intersections. But other
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problems are related to social issues that stem largely from the interactions both within people and natural environment. He extends his argument that environmental status of urban cities is based on a multiplicity of factors that range from social, economic and natural. Therefore in an attempt to improve environment quality must explore those components. Land use and practices have a major impact on natural resources and the urban ecology.

2.4 URBAN LAND USE AND DEVELOPMENT.

Ely (1920), observed that people look at the trend of value in the future for guidance in determining present value of land in most urban centers , and in that the intended type or form of development will take place in that land. A down ward trend of values in some localities is brought about by; over expansion of an urban areas, decay of industries, movement of industries among others and this in the end lowers land values. Wand ham and wood (1925), also asserts that there is a relationship between land values and land uses in most urban centers and that is why an increase in the land value goes hand in hand with the existing development taking place. They says, clearly there are high value land in many parts of the countries, but those areas that are located far from the centre of the population, much of the land is marginal and sub marginal. like economic aspects and some other factors/ issues. According to the NDP (2011/15), the management and administration of land in urban centers in Uganda today is still a major challenge and will require additional input to implement the Land Act as amended in 2009. The complex and multiple land tenure systems have severely limited land use planning and utilization. Presently approximately 10 per cent of the total land area is titled. Location and distribution of land use development depends on realistic planning regulations, minimum spatial and utility standards, transport and
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Therefore to

bring out the significance of this, it is necessary to consider the key aspect

energy efficiency, land use patterns, above all implementation mechanisms which are based on well thought on investments priorities. If land use development in urban centers does not address the needs of the people, then they will seek way outs thus unplanned land uses. Von Thunen (1986) came up with a theory where he emphasized the role of comparative bidding for land in determining urban land uses and the influence of accessibility non land value. He further says that in a city with single centre space will be used most intensively. The core and density of use will tend to decline with increasing distance from it. These gradients may also be observed in population densities, urban land values and employment per acre of land. Alonso (1960-1964) recognized the relationship between land values and land uses. His development of the bid functions formalizes the tradeoff between accessibility and the land cost. Each activity on land uses has a family of bid rent curve which shows what a given activity is prepared to pay at each site. The activity with the steeper bid rent curve captures the central locations because they are prepared to pay more for central sites. The bid rent concepts implies that with an increase in urban population, an increase in the total urban income, the demand for land would increase hence rising the bid rent throughout the urban area. This in turn would result in each land use invading the next zone.

Litchfield (1955) says the process of and the rate of urban land use cannot be understood only in physical growth and business development but also in consequent changes in social organization and personality types. He further says that the reason why particular sites and parcel of land becomes in a particular state is because of their geographical characteristics, social, economic and political setup as well as policies in the provision a frame work with in which competition from existing and potential land users decide the pattern of land use in any urban area.
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Jamah (1998) stated that there is a close economic relationship between land use and land values, however the problem with this argument is the inequality in the land tenure which results when supply of urban land does not match with the demand and when such distributions in a society is skewed under such conditions, only the rich and middle class income people can afford serviced land through the informal market systems which are greatly illegal.

He further identifies the land use on a piece of land is determined by its location, which establishes its land use potential, the land use will define the land value, which in turns dictates potential use. This indicates a close relationship between value and uses of land. Development pressures can lead to high rise of land values which in turn speed land use changes.

2.5 URBAN LAND USE AND INFORMAL DEVELOPMENT.

The Wikipedia Encyclopedia (2008), says that an informal settlement, as defined by the United Nations Agency the UN-Habitant, is a run-down area of an urban center characterized by substandard housing and squalor and lacking tenure security.

It is estimated by UN-HABITANT that nearly 1 billion people live in informal settlements in the cities around the world. That is one-sixth of humanity! Every single second, somewhere around the world, one person moves into a slum or an informal settlement. Most of these slums are in the cities/towns of the developing countries of the world. The annual urban growth rate in subSaharan Africa is almost five percent, twice as high as in Latin America and
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Asia. It has also the world largest portion of urban residents living in informal settlements, which today are a home to 72 percent of urban Africans citizens representing a total of some 187 million people. UN statistics indicate that by 2020, more than1.5 billion people will live in slums and informal settlements without significant intervention to improve access to water, sanitation, secure tenure and adequate housing.

Malfunctioning of the land markets and inadequate land delivery systems for affordable land and housing in urban areas may hinder access and consequently drive poor families to peripheral areas or to completely inadequate sites ending up in informal and often illegal practices as defined by urban plans and policies. In absence of the state and policies to respond to basic needs, the poor is left with nothing but his creativity, invention and own labour as his only resource for finding housing in the city. A range of obstacles to access land and housing pushes large numbers of poor families to informal and often illegal housing and land development processes.

Recent research has shown that 924 million people, or 31.6% of the worlds population are living under unacceptable conditions and this figure will increase unless development agencies scale up their efforts to improve the living conditions of current and future urban dwellers.

Today rapid urbanization and informal settlement is a global phenomenon, the aggregate urban population far exceeds the rural population in all continents of the world except Africa, and to the extent rapid urbanization is a developing countries affair, since more than half of the worlds population lives in cities and towns of less than 500,000 people. The tradition of providing urban versus rural estimates has masked the crisis cities are facing. Figures for urban areas average out rich and poor, by providing a
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single number that overlooks pockets of poverty and destitution in cities. However, analysis of data at the intra-city level is fundamental for accurate policy formation.

The national slum upgrading strategy and action plan (2008) states that although most of the informal settlements found in the cities around the world have their characteristics vary from geographic regions, however they are usually inhabited by the very poor or socially disadvantaged. The same source goes further to say that buildings in informal settlements vary from simple shacks to permanent and well maintained structures. Most informal settlements lack clean water, electricity, sanitation and other basic services.

2.6 LAND USE AND FUTURE DEVELOPMENT

Theoretically, land use in a given area is determined by its location which establishes its land use potential, it is then the potential which determines the land value, and in turn dictates economic use. In connection to the above, Jamal H Ansari and Nathaniel von Ensiedel in 1998 argues that there is a close relationship between land use and the value of that particular land; but the problem here comes in the issue of inequity in the land tenure which emerges when the supply of land does not match with the demand and also when there is much inequality in the levels of income where the rich and the middle income groups can afford the land through formal markets while the poor will have to depend on informal systems of acquiring land which is generally illegal. The formal highly embraces land use planning as opposed to the informal. Thus this research tries to establish the implication of planned and unplanned land use activities on the urban environment (critically looking at the industrial division in Mbale municipality).

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CHAPTER THREE RESEARCH METHDOLOGY

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3.1 GENERAL OVERVIEW OF THE STUDY AREA

The industrial division is one of the divisions of Mbale municipality. Mbale town/municipality is located in eastern Uganda and the division is adjacent to the slopes of mountain Elgon. The division lies between longitude 34 degrees 00E, and 34 degrees 15E and latitude 0 degrees 35N and 1 degree 35 N. The other divisions are Northern and Wanale divisions. The industrial division is sub divided into four wards. The wards include Namatala ward in the north, Maluku ward in the south, south central ward in the east and Masaba ward in the west The Industrial division is bordered by the northern division in the north, Wanale division in the east and Bungokho sub-county in the south and west respectively. It is located 1.5km west of mbale municipal council headquarters. The location of the division is so strategic and has played a great role in attracting people to stay in it. This is because of its location along mbale-Kampala high way and so is its proximity to the CBD of Mbale municipality. The division is inhabited by ethnic groups such as Bamasaba, Karimojong, Sabiny and Acholi Banyole, Iteso, Bagwere, persons per sq and this is attributed to rural-urban migration, commerce and trade and better social services. According to the 2002 Uganda Population and Housing Census Analytical Report (UBOS 2007), the industrial division has a total population of 38,500 which is 19100 males and 19400 females when broken further. The sex ratio of 98.1 males per 100 females and the land population density is 3,354 persons per sq. Km.

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MAP 1: LOCATION OF INDUSTRIAL DIVISION IN MBALE MUNICIPALITY.

Source: Researcher, 2012

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3.2 RESEARCH DESIGN.

The research was qualitatively and quantitavely carried out. It specifically employed the use of research tools and instruments like direct observation, interview method, questionnaire method, secondary data sourcing, and photography. This facilitated the collection of information from the residents of industrial division of Mbale.

3.3 THE TARGET POPULATION.

The target population of the study comprised of; technical staff, the local community and opinion leaders (CBOs representatives). The study involved both sexes in Industrial division. The researcher also made reconnaissance surveys across all interest groups in the area and also shared the topic with various people both male and female to get their responses about the research problem.

3.4 SAMPLING P ROCEDURE.

The study mostly involved purposive sampling which covered the technical persons involved in the planning process, civil servants, political leaders, religious leaders and some members of the local community. The above categories of individuals gave information on cases of unplanned land use activities, the factors behind the development of unplanned land uses, the implication of the changes in land uses on the environment and then what it technically means as far as future development is concerned.

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Table 1: Target Population and Sampling Procedure

Stake holders Technocrats Particulars Physical planner(1) Environmental officer(1) Lands supervisor(1) Municipal Engineer(1) Town Agents(1) Town Clerk(1) Chair person Parish ward Local councillor (LCII) Chairman Lc1 Opinion leaders(10) Tenants(25) Households(25) Landlords(10) Religious leaders(1) NEMA(1) Number Sampling procedure Purposive

Political leaders

1 per parish 4 Purposive X3= 12

Community

70

Purposive/ systematic

Institutions Total

2 90

Purposive

3.5 SOURCES OF DATA.

The information was acquired from different sources. Both secondary and primary source of data will be used. Primary data was acquired from different professionals like physical planner, environment officers, land supervisors, and some heads of households in the four parishes of the Industrial division in Mbale Municipality during the field survey. Secondary data constituted information that had been in existence and written by different scholars, published and non published materials in various libraries. Secondary data was sourced from local statues, individual and organizational reports, journals, internet and Base map of the survey area etc.
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3.6 METHODS OF DATA COLLECTION.

Since the major areas of interest included identifying the current land use in the industrial division, identifying the impact of both planned and unplanned land uses on the environment, and highlighting what it all means as far as the Urban environment is concerned, the following methods were used to collect the necessary information during the field study.

3.6.1 INTERVIEW METHOD. This involved face to face interactions especially with the local council leaders and the technical personnel so as to acquire relevant data and information about the topic. And because of the flexibility of this method, quick and first hand information was acquired.

3.6.2 QUESTIONNAIRE METHOD.

This involved designing questions which will be sent to various expected respondents in written form. These questionnaires are going to be administered in different ways such as hand deliveries basing on the population sample sizes that will be selected randomly.

3.6.3 OBSERVATION TECHNIQUES.

This method involved identifying and observing the different aspects of land use activities that are taking place in the study areas with key emphasis on the characteristics of the particular area of land vis--vis location.

3.7 DATA ANALYSIS AND PRESENTATION.

The data collected was analyzed and presented in review of the research objectives. Both qualitative and quantitative data analyses were applied. Qualitative data was analyzed through organization, compilation and was presented as statements. Quantitative data was coded, edited and presented in statistical tables .The researcher used frequencies, bar graphs and percentages from the tables to make meaning full interpretations of the data. Photographs were scanned and printed accompanied with notes to explain the situation on ground.
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3.8 LIMITATIONS OF THE STUDY.

There are various limitations/challenges that were faced, such as: There was a problem of collecting data such that some respondents did not return the questioners and other didnt want to be interviewed. There was a problem with setting up meetings and appointments with some officials down in the field because they didnt have extra time for me. During data collection, there were some respondents that were illiterate (could not read and write) and the researcher had to read, interpret, translate and fill the questionnaire which was tedious and time consuming.

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CHAPTER 4 PRESENTATION AND DISCUSSION OF RESEARCH FINDINGS.

4.1 LAND USES IN INDUSTRIAL DIVISION, MBALE MUNICIPALITY.

Land use simply refers to the way land is put under utilization. It can also be looked at as any activity taking place on the piece of land. Mbale municipality is one of the most urbanized towns in Uganda and there it has got a lot of land uses taking place and also its one of is one of those few towns in Uganda whose development was and is guided by land use plans. The municipality since independence has had two structure plans for example that of 1968 and 2008 and so the developments that exist to today are those that were allocated in the stated structure plans above. Land uses in industrial division have total area coverage of 74.6ha and they include: residential, commercial, civic, recreational, agricultural and

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institutional which further is categorized into health, religious and education. Below is a table showing land uses and how much each covers in hectares. Table 2: Land Coverage in the Industrial Division. Land Use Residential Commercial Agricultural Institutional Civic Recreational Forest Reserve Lagoon Total Coverage in Hectares 18.6 6.4 13.2 14.8 4.7 1.9 13.3 1.7 74.6 Ha

MAP 2: LAND USE IN INDUSTRIAL DIVISION OF MBALE.

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Source: Researcher, 2012.

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4.1.1Residential Land Use.

The residential land use in industrial division covers 18.6 ha and is comprised of medium and high density and it is both planned and unplanned as explained below.

(a)

Planned Residential Land Use.

Planned residential in industrial division are located in Indian quarters, malukhu and some parts of half London; they are mostly medium density. These areas are well accessed and they are provided with most social services ranging from social infrastructure to utilities. The planned residential areas in industrial division house the economically stable people and also the quality of life of residents staying in these areas are quite better compared to people staying in the unplanned areas.

Plate 1: Planned Medium Density residential In Half London.

Source: Industrial Division Field survey, 2012.

(b)

Unplanned Residential Land Use.

The unplanned residential land use can be looked at in terms of the informal settlements that exist in the division. The unplanned residential land use are famously found in Namatala, specifically in Sisye and Kikaramoja wards, they are mostly areas of inadequacy and low quality life. They are characterized by lack of tenure security, inaccessibility, high crime rate, unemployment and inadequate social facilities.

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Plate 2: Unplanned Residentials in Namatala.

Source: Industrial Division Field survey, 2012.

Figure 1: Google Earth Imagery Showing both Planned (A) and Unplanned (B) Residential Areas in Industrial Division .

Source: Industrial Division Field survey, 2012.

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4.1.2 Commercial Land Use.

Commercial land use covers a total area of 6.4ha and refers to activities that residents get involved in to generate income. Commercial activities are categorized into formal and informal commercial activities (planned and unplanned).

(a) Planned Commercial Land Use.

The planned commercial land uses are those activities that exist in locations as indicated in the structure plan. They include neighborhood districts and commercial street developments. These two combined consist of hotels, markets, retail shops and petrol stations. The planned commercial land uses are found in Indian quarters, Pallisa road and at Malukhu Adra.

Plate 3: Commercial Land Uses on Pallisa road, industrial division.

Source: Industrial Division Field survey, 2012 (b) Unplanned Commercial Land Use.
The unplanned commercial activities engulfs all in the informal commercial activities. These are mostly located in informal settlements of Namatala, Doko and some parts of half London. The unplanned commercial activities include activities like beer (malwa) brewing, small food kiosks locally called toninyira, pork joints and bars. An important factor to note is that a considerable number of people operate businesses within their houses but in a masquerading manner that its purposely residential.
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Plate 4: Commercial Activity in a Typical Unplanned Settlement of Namatala.

Source: Industrial division Field surveys, 2012. 4.1.3 Institutional Land Use.
The institutional land use covers a total land area of 14.8ha and is categorized into educational, religious, administrative units and heath units. However the survey carried out shows that apart from education which mostly appears in planned locations, with other institutions, some are planned whereas others are not planned as explained below.

(a) Education Institutions.

Industrial division is characterized by a number of educational institutions. They range from nursery, primary and secondary schools, most of the schools are privately owned. However, according to the study, I carried out, private owned schools were found to be dominating and they are mainly established near residential houses. There were a few governments owned schools. Some of the prominent educational facilities found in this division include Mbale sss, Wanale view secondary school, University link high school, Nkoma sss, Yoweri Kaguta primary school and Nabuyonga primary school. Most of the educational facilities in industrial division are planned and they are located in an area allocated for institutional in the structure plan of 1968.

Plate 5: Education Facilities.

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Source: Field Survey in the Industrial Division, 2012.

(b) Health Institutions.

The health sector in industrial division is dominated by government owned health centers which are located in planned locations. The division is endowed with all types of health facilities ranging from health centers, dispensaries and clinics. The division also enjoys the advantage of being near the regional referral hospital and therefore this has helped a lot to reduce on the problems related to inadequacy of drugs. Some of the prominent planned health facilities in industrial division include, municipal health center, joint clinical research center AIDS information center and cure childrens hospital which are located in the plate below. However, despite the fact that most of the health institutions are planned, there are also cases of those that are unplanned and its a big characteristic with small dispensaries and clinics. They are scattered all over the division without formal permission and therefore considered illegal. They are mostly operated as Conner stop over for patients where they seek immediate help when sick. Below are some of the major health institutions in the division.

Plate 6: Cure Childrens Hospital and the AIDS Information Center.

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Source: Field Survey in the Industrial Division, 2012. (C) Religious Institutions. The division is well endowed with religious facilities which range from churches, mosques and Hindu temples; they are well distributed throughout the division. Some of the religious facilities include st. Andrews cathedral, Noor mosque and Shree Ganashay Namh temple and many others. The religious facilities in this division dont appear in their locations by coincidence but their location is well backed by the 1968 structure plan. Its rather important to note that they were put there to compliment other existing uses of residential and educational. For example the shree Ganashay Namh temple was constructed right opposite Indian quarters so that the Indians staying there would have an immediate place to worship from as shown below.

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Plate 7: Some of the religious Facilities in Industrial Division; Shree Ganashay Namh and Noor Mosque.

Source: Field Survey in the Industrial Division, 2012. Its very important to note that despite the fact that most of the religious developments are planned, a considerable number of worship places are coming up and these are are barely planned and they are considered informal. These in are constructed out of temporal materials and therefore not formal. They are mostly located in informal areas of Namatala and half london

4.1.4 Recreational Land Use.

Recreational land use can be looked at in terms of open spaces and play grounds and it has total land coverage of 1.9ha, therefore Industrial division has a number of open spaces and play grounds that residents at times use for leisure and games. Most of the play grounds and open spaces are owned and located around schools, health centers and religious institutions. Most of the recreational facilities are located within planned land uses and therefore there very few cases of unplanned recreational facilities. Notable recreational or open spaces in this division include Mbale municipal stadium which is located in Indian quarters, Mbale sss sports ground and the lions childrens park which can be seen in the plate below

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Plate 8: Recreational Areas; Leisure Park, Childrens Park and Municipal Stadium in the Industrial Division .

Source: Field Survey in the Industrial Division, 2012.

4.1.5 Agricultural Land Use.

This covers 13.2ha and mostly constitutes of urban Agriculture activities and this is characterized by keeping animals and growing of crops. The crops grown and animals kept are for own consumption and therefore its a small scale activity. There are some parts of the division where large scale agriculture is carried out for example the on the land belonging to the prison and the rift valley. Crops grown include; maize, sugarcane, Yams, and Banana. Maize is the main food crop grown in the zones whereas the animals kept Include goats, sheep, and some birds like hens ad turkeys. Many residents love practicing agriculture and as a result of this, the supply of land for agriculture has gone low hence some residents have gone ahead and cultivated their crops on road reserves, wetlands and even some open spaces.

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Plate

9: Large Scale Agriculture Practiced In

Doko And

Industrial Area Encroaching On The Road Reserve.

Source: Field Survey in the Industrial Division, 2012.

4.1.6

Industrial Land Use

Industrial land use is one of the largest land uses in this division and it offers the highest number of employment opportunities to people staying in this division. Industrial use is divided into planned and unplanned.

(a)

Planned Industrial Land Use.

The name industrial division comes about because of the industries located in this division. The industrial division is the official location of industries in Mbale municipality meaning that the industrial zone was planned before its establishment. The industrial zone has got both large and small scale industries. Some of the industries located in the industrial zone include African textile mills, various coffee processing plants including Bugisu cooperative union, Rice milling plants, Timber processing plants, Mbale soap works, Petrol depots of total and shell.

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Plate 10: Some of the industries in the planned industrial zone of the division, Bugisu co-operative factory and total depots located in industrial zone.

Source: Field Survey in the Industrial Division, 2012.

(b) Unplanned Industrial Land Use.

There are a number of small scale industries that appear outside the planned industrial zone. These are mostly located within informal settlements or next to them and they employ considerably a large nmber of residents. The unplanned industrial use is comprised of small scale industries like maize mills, coffee mills and indoor activities like sewing. They are largely loctated in the informal settlement of Namatala and Nileon.

4.1.7 Civic Land Use.

Lastly, the other land use that is found in the division is civic this covers 4.7ha, there are a number of adminstrative offices that are located in this division and they include Mbale district local government offices located in Malukhu, industrial division offices and officces of private security firms. Other adminstrative offices located in this division belong to non governmental organisations.

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Plate 11: Administrative Offices in the Division; Industrial Division Offices and the Land Offices Located In Indian Quarter and Malukhu.

Source: field survey in the Industrial division, 2012.

4.2 The relationship between planned and unplanned land uses in the Industrial division.
There is strong evidence in industrial division that the planned land uses are being invaded by unplanned land uses. Below is a table showing the number of respondents and their corresponding answers when asked about instances of land use change in industrial division. Table 3: Change in Land Use. Percentages 75 20 5 100 Source:Field Data,2012. Response to Land Use Changes Residential to Commercial Commercial to Residential Commercial to Industrial TOTAL

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Figure 2: Change in Land Use

Source:Field Data,2012. The survey shows that 75% of planned residential land use has been converted to commercial land use, this includes residential that has been converted to services like hotels and restaurants,others that have been converted to corner shops and eventually some to bars. However its important to note that although some the new land use may be commercial, but some people continue staying on one part of the building whereas the residential activity continues to take place on the other part of the building. Therefore it does not fully become residential but it can also be called as mixed use. The research findings, 20% of the respondents admitted that there have been instances of commercial to residential, however this is for the case of complimenting the commercial that is already in place. Its important to note that for commercial land use to be sustainable, there has to be an efficient source of market for the goods and thats why of late there has been a steady rise in residential development in the commrcial centers so that people are attracted to come and stay side by side of the businesses taking place.
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In the research findings,5% of the respodents said that there were instances where commercial had been converted to industrial. This case happens more in infomal settlements where people are involved more in small scale industrial use.

Figure 3: Reasons behind land use change in the industrial Division.

Source:Field Data,2012. The survey results show that 80% of the sampled respondents blamed invasion and succession of different land uses on urbanization trends which of late are causing evictions. This is so because the more urbanized the industrial division is becoming, the more expensive the land and cost of living is becoming and hence invasion and succession. The other 12% and 8% put the blame on speculations on the land demand and inflation rates in the land market respectively.

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4.3 PLANNED AND UNPLANNED LAND USES AND THE FUTURE DEVELOPMENT OF THE INDUSTRIAL DIVISION. 4.3.1 Planned land uses and the future development of industrial division.
It is arguable that the way the industrial division was planned can and may not favor future development of industrial division. This can be looked at in many angles ranging from infrastructure and utilities to the design of the structures. Planned utility system is a very big determinant factor when it comes to attracting investments and even people planning to put descent residential buildings, however, the current sewage system is characterized by continuous breakdown. The town clerk says that sewage system was established in the 1950s using the population but today the population has exploded and therefore it cant handle the volume of sewerage hence breaking down. Such a factor keeps scaring away investors who would want to put up businesses like hotels that require a lot of hygiene. Not only The existing sewage system, but other utilities like drainage system which over floods during the rainy seasons.

The location of industries in comparison with the residential land use. The factories found in the industrial zone are heavy and therefore they produce a lot pollution i.e. noise and air pollution. Therefore this makes it not compatible with other land uses, in the long run it scares away developers who may have wanted to invest real estate or even in hotels because such land uses require zones that are quiet with fresh air unlike whats existent at the moment. Besides the issue of pollution, the industrial zone was located near the Indian quarters and malukhu which is not favorable for the poor man in terms of cost of living. Therefore, most of the man power that works in the industries
36

walks long distances to their work place because they cant afford the accommodation and cost of living within the immediate residential. However, still the location of the industrial zone is still an advantage because this may still attract investors interested in starting up factories. In this case, it becomes so easy to tap into the available resources like power and labor.

Design of structures. The existing planned structures are so good but the designs may not favor future development. Most of the buildings are bungalows with weak foundations which cannot favor addition of more floor or turning of the buildings into sky scrapers and therefore this limits the chances of developers having space where they can put their structures in future.

Finally the existence of many planned social services in industrial division is a good thing, but of late, these have attracted a considerably large number of people from the neighboring divisions and other parts of Bugisu region, and hence an increase in the population of the division. This has led to overcrowding within the division hence leaving little land for future development.

4.3.2 Unplanned land uses and future development.

In a lay mans language, unplanned land uses simply refer to informal land uses. They are land uses that come into existence without official consent and legal procedure. In most cases, unplanned land uses do not favor or auger well with future development and thats why in most cases they are looked at as constraints to development. In industrial division, unplanned areas are continuing to grow as the supply of planned and serviced land does not match the demand in terms of quantity, price and location. Many land owners continue to sub-divide their
37

land informally and sell it to small scale developers in an unplanned manner. This trend if continued will put a vast amount of prime land to informality yet it would have been sold off to large scale developers who in turn put up reasonable businesses and investments.

The unplanned areas in industrial division are characterized by haphazardly constructed buildings, insecurity of tenure and lack of basic services and inadequate access. For any development to take place in an area there must be some incentives and conditions like those explained above. Its for this reason therefore that investors have continuously shunned the unplanned settlements of industrial division hence slowing the economic growth of the division.

The unplanned settlements are characterized by a shifting population which makes it difficult and expensive to provide social services. This scenario is very disturbing because the urban officials in industrial division can hardly know the exact population to plan for therefore end up wasting little resources that are present.

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CHAPTER FIVE RECOMMENDATIONS AND CONCLUSION

5.1. SUMMARY AND RESEARCH FINDINGS
This study sought to identify the relationship between planned and unplanned land uses and it was based on objectives like; to identify the current land uses in industrial division, to identify the relationship between planned and unplanned land uses, to identify the impacts of planned and unplanned land uses to future developments, and to come up with recommendations on how to mitigate the negative effects of planned and unplanned land uses. The findings of the study indicated that; technocrats, heads of house hold and local councils were involved in the research about the relationship between planned and unplanned land uses in industrial division.

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The land uses found in industrial division during the survey include residential, industrial, civic, recreational, agricultural, commercial and institutional which is sub-categorized into health, religious and education. There are cases of land use changes as a result of invasion and succession and this is attributed to different reasons like speculation on land demand, inflation rates in the land market and urbanization trends leading to evictions. There is a strong relation between planned and unplanned land uses as summarized by the following facts. The current utility system is not good enough to handle the pressure exerted by the feacal substance. The current sewage system breaks so often which is so irritating. In relation to the sewage system is the drainage system which is so narrow and therefore when it rains heavily there is heavy flooding all over the division. The industrial zone produces a lot of pollution both air and noise and therefore it is incompatible with other land uses like residential and commercial services most especially hotels and institutions like schools and hospitals which require a healthy and quiet environment. Besides looking at only the constraints of industrial land use, its important to note that it can be taken as a potential of attracting manufactures and investors with a mind of establishing industries., The existing design of structures does not favor future development because of the weak foundations. For example the current planned buildings have weak foundations which make it difficult to add more floors or convert the buildings to sky scrapers. The social services located in planned residential areas have attracted big numbers of people who have taken over prime land which would be used for development in future.

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The unplanned land uses are characterized by problems like lack of tenure security, inadequate social services, and inaccessibility which in most cases scares away developers who would invest in these areas. Lastly, the unplanned settlements are characterized by a shifting population which makes it difficult to plan future development.

5.2. RECOMMENDATIONS.
The study came up with the following recommendations:

5.2.1. Regulations and legislation

The policy makers; politicians and the technical personnel should create awareness amongst the residents about the existence of the bye laws, edicts, acts and regulations through sensitization so as to channel the new course of challenges in the planning profession so that the gains associated with the discipline can be appreciated by all. In areas where no planning regulations are in place, some general land use regulations may be applied, these may be founded on legislation such as building acts and may include regulations for minimum parcels of land, maximum building heights etc, such general regulations for sub-division and housing development are very effective to control development in areas where detailed planning regulations do not apply. Where possible building permit control should be emphasized where by building permits are issued. The administrative process of issuing a building permit should include a check of development proposal against adopted planning regulations, land use restrictions, sectoral land use provisions and various regulations such as building bye laws including detailed regulations for safety and quality of the constructions. The system of building permit control should then act as a final check in the planning control system and also ensure that any new developments are consistent with adopted planning policies and land use regulations and restrictions.
41

5.2.2. Public participation.

The technical personnel should ensure that the relevant stakeholders most especially the community participates in decision making. If the concerned community is not directly engaged in their local land use control activities, then the political decision making process will not be truly legitimate. The public in industrial division if not involved in decision making, then they cannot influence changes to their local environment and will tend to reject the official land use land use control procedures and turn their backs on ensuring a sustainable local environment. More so if there is inadequate public participation and transparency, then there is bound to be corruption and illegal development. Therefore it is essential that the concerned community of industrial division have a genuine opportunity to contribute to the making of the physical development plans or proposals that affects them.

5.2.3. Urban governance and management

Urban governance as a policy consideration is an important sphere due to the growing social and environmental conflicts in urban systems in industrial division whereas earliest urban policy and planning used to be the privilege of political decision makers and technocrats. It is generally recognized that the solution to urban social and environmental challenges requires the participation of social groups and their organizations. In order to achieve sustainable governance, urban local communities in industrial division need to be involved in the planning process moving from technocratic to socio-critic planning. Massive education and inclusion in decision making is a requirement for sustainable urban development.

5.2.4. Creating an Efficient Land Use Plan

The physical planning department of industrial division should embark on creating an efficient land use plan within new urban developments and keeping in mind the existing land use patterns and transportation networks.
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Its very important that the physical planning department integrates the new developments into existing urban fabric of industrial division.

5.2.5. Coming up with a Framework of Ensuring That Land and

Housing Prices are Affordable. The policy makers in conjunction with opinion leaders should come up with a framework of ensuring that land and housing prices are within the ability of all sections to pay for them, by balancing supply to demand. This can be achieved through preparation of a land budget, to assess how much land needs to be developed over 10-15 years based on population growth estimates and other trends such as employment and transportation in all corners of industrial division.

5.2.6. Destruction of what is considered to be Illegal by Authorities.

The researcher also recommends that authorities should destroy what is illegal. This will teach residents a lesson and therefore it will discourage those with plans of utilizing the restricted or environmentally sensitive land.

5.2.7. Create a Conducive Political Atmosphere

Finally, politicians and the community of Industrial Division should create a conducive political atmosphere for the officials of the authority to effectively and efficiently perform /exercise their statutory roles and functions in the built environment. More so, there is need to conceptualize an effective and sustainable programmes to sensitize the residents, developers and other stakeholders in the building industry on the need for development control that would implicitly and explicitly involve the public in the monitoring of the built environment in order to create a conducive and harmonious environment for bringing and recreating

5.3 Areas for further research.

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The result of this study shows that the relationship between planned and unplanned land uses is not very easy to measure. Thus, it should be of interest to investigate further on the extent or percentage of the structure plan that was implemented and what really stops physical planning from fully working in Mbale municipality. Lastly keen consideration has to been given to physical planning related programmes to find out how efficient they are and what should really be done to see that they are successful.

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5.4

CONCLUSION.

The occurrence of planned and unplanned land uses is a very common phenomenon and thats why these two move hand in hand. The relationship that exists between planned and unplanned land uses is strong, and this is due to the change in land use; from residential to commercial, commercial to residential and from commercial to industrial. The research findings reveal that there are different land uses in the Industrial Division of Mbale these included recreational, agricultural, forest reserve, residential both high and medium density, institutional, commercial ,civic and industrial. For the planned and unplanned land uses and the future development of industrial division, it is worth to note that the way the industrial division was planned may or may not favor development. The unplanned areas are continuing to grow as the supply of planned and serviced land does not match the demand in terms of quantity, price and location. Therefore the occurrence of unplanned land uses is difficult to stop. Finally, to curb or reduce the impacts of planned and unplanned land uses on future development, measures like urban governance and management, public participation, efficient land use planning and destruction of illegal development have to be put into consideration.

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Bibliography.
Amis P. (1992); urban management in Uganda survival under. Challenges and prospects of physical development control; a case study of festac town Lagos Nigeria by O Ogundele Development control principles and practices by Keith Thomas 1997. Development control an important Regulator of Settlement Growth: A case study of Ekpoma Nigeria. A. O. Obiuloevbi and J Olumu Bernstein. (1993). Land use considerations in Urban environment program managnent. Washington: Urban managment programe. David, D. (1978). Knowledgeof Land:Land resources information and its uses in rural development. England: Oxford university. Hartmann, B. Population,Environment and Security;a new trinity

in;Environment and Urbanisation. L eary.R, O. (2003). The promise and perfomance of the environmental conflict Resolution. United Kingdom: UK press. Luiz. R (1993). Towards sustainable development. The Rio-de-Janario study.
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Mackean.A. (2004). Land use planning and Environmental protection. Watershed Education. Masakuzi.I. straties. Ministry of Lands, Housing and Urban Development (2007). National Landuse policy. Kamapala. Ministry of Energy, Minerals and Environmental protection (1991); National Report on Environment and Development: UN conference in Brazil. Ministry of lands, Housing and Urban development (2007). National Landuse policy. Kamapala. Muhwezi. (1992). Population preasure,Landuse Changes and consequencies on the environment. kampala: Makerere university. United Nation agency, (2009). Land and conflict;Guidance Note for (2003). Urbanisation, Urban Environment and Land

use;Challanges and opportunities. China: Institute for grobal environmental

Practitioners. UN Habitat: Newyork. Nuwagaba. (1996). Urbanasation and Environmental crisis in uganda: implication for Environmental managment and sustainable decv. Kampala: Makarere institute for social research. Nyaakana, J. l. (2004). population, urban development and environment in Uganda;A case study of Kampala and its environs. Kampala: Makerere university. Rosenfield, D. (2000). State of Environment in atmosphere. Newyork. Shuaib Lwasa (2006), informal land markets and residential housing development in Kampala; processes and implications to planning, Tukahirwa. (1992). Environment and Natural resource management

policy,Laws ,issues and options. Kampala: Institute of natural resources Makerere university.
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Wackernagel, M. (2000). Foot prints for sustainability; the next steps in Environment, Development and Sustainability. Nerthelands: Kluwer Academic publishers. Wanga.x. (2001). Integrate- Water quality management and Land use planning managment in water shed context. USA: School of planning,University of Cincinnati. Westing, H. (1993). Natural Resources, conflicts and security in shrinking World;Environmental challanges. Pakistan: Energy and environmental society of Pakistan.

Annex 1.
1. Draft Checklist for Technocrats (Environment officer, Physical planner or land supervisor etc) What are the major land uses in the Industrial division, Mbale municipality? In your own observation, how do planned and unplanned land uses in the Industrial division relate to each other? Any instances of invasion and Succession? Is there any reason to the above relationship? What is the impact of planned and unplanned land use activities on the urban environment- Mbale municipality? What is the impact of planned and unplanned land use activities on the community leaving in Industrial zone? In which ways can the current changes in land use activities having negative impacts on the urban environment be mitigated? Any other factors other than Land use planning responsible for (causing) urban environmental decay in Mbale Municipality?
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Annex 2.
2. Draft Interview guide for Parish/ ward staff and other administrators. (These will include Parish chiefs and LCs) What are the current problems being faced in your Parish/ ward (Industrial division)? What would you consider as causes of unplanned developments in your parish? Which dangers has unplanned land uses posed to the environment both with in and beyond the industrial division? How are you and community trying to bring down these dangers? Other than Land use planning, any other factor causing urban environmental decay?

3. Questionnaire for Local Community.

A research study on the relationship between planned and unplanned land uses and their implications on future development in the industrial division in mbale municipality. Dear respondent, I am Nambassi Moses Charles a student from Makerere University carrying out a pure academic research on the relationship between planned and unplanned land uses and their implications on future development. Please spare 10 minutes to fill the questionnaire by circling the right or by writing the answers in the space provided. The research is pure academic and the information given by the respondents will be confidential. Thank you for your cooperation. 1. (i) Name.
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(ii) Sex: 1.male (iii)Age: (1).18-25

2.female. (2) 26-34 (3) 35+

2. For how long have you been a resident here? (i) 0-10 years (ii) 11-20years (iii) 21+years

3. Which major problems are you facing in this industrial division? 4. What do you attribute them

to? .......................................................................................... 5. Why have you decided to stay in this parish other than other parishes? 6a. in your own opinion, have there been some change in land uses and land values in this area (i) Yes 6 b. if yes, specify. Residential to commercial Commercial to residential Commercial to industrial c. List some other changes d. Are the land use changes fine to you as a resident of this area? (i) Yes (ii) No (ii) No

e. if No, what do you think could be some of the possible reasons? Please select from below: (i) Urbanization trends leading to evictions (ii) Inflation rates in the land market (iii) Speculations on land demand.

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7. What do you thing, physical planners should do to reduce on the impact of environmental damage in this area? .. 8. ............ What are you doing to protect the

environment? ...................................................................................................

Appendix i: work plan for data collection.

No

Activity

Starting date

Completion Responsible Out put date June person Researcher and supervisor Proposal

Proposal writing

march

Field

data June

June

Researcher and supervisor

Data

collection

Data analysis

June

July

Researcher and supervisor

Data presentation

Report June writing

august

Researcher and supervisor

Report

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Appendix ii: budget

No 1. Activity Secretarial services (typing, Cost printing, 150,000/=

photocopying and scanning). 2. 3. 4. 5. Stationery Maps of the research area Transport during the study Meals
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30,000/= 100,000/= 100,000/= 150,000/=

6. 7.

Air time for making appointments Photographs Total

50,000/= 30,000/= 610,000/=

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