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SUMMARY DOCUMENT
April 2011
3
where Africa’s silicon savannah begins...
Prepared by:
i INTRODUCTION 2 4 ENVIRONMENT 19
4.1 Water Sourcing
ii THE VISION 4 4.2 Waste Management
2.1 Masterplan Considerations 4.3 Impacts on Protected Migratory Species
2.2 Infrastructure 4.4 Uncontrolled Influx Magration
2.3 Transport Strategy - Summary 4.5 Social Impact
2.4 Strategic Environmental and Social
Assessment Executive Summary 5 PHASING 22
1 MASTERPLAN 6
6 ECONOMIC ASSESSMENT 24
1.1 The Site
1.2 Masterplan Concept
7 LEGAL FRAMEWORK 27
1.3 Key Features of the Plan
7.1 Institutional and Regulatory Framework
7.2 Land Acquisition and Development
2 TRAFFIC AND TRANSPORTATION 12
7.3 Project Development
7.4 Incentive Framework
3 INFRASTRUCTURE 14
7.5 Other Relevant Issues
3.1 Water
7.5.1 The East African Common Market
3.2 Wastewater
7.5.2 Data Protection
3.3 Storm Water
3.4 Telecommunications
3.5 Power
3.6 Solid Waste
3.7 Summary Analysis of Infrastructure
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Introduction
The Government of Kenya are to sponsor the The following synopsis provides details of the
development of new-town catalysts, to launch East Masterplan, Economic Assessment and Legal
Africa into Global Business Process Outsourcing. framework prepared by international consultants. The
Building on a rapidly expanding demand for providing project plan explains how key service provision for
international top quality financial and business infrastructure and development design will be used
process services, this undertaking will harness talent to construct a state-of-the-art 21st century exemplar
from a strong well-educated and highly competitive city – Konza Technology City. Driven by commercial
local work force. technology services the site will also be home to
Kenya’s Financial City initiative, provide University
and Science Parks, potentially house government
ministry relocations from nearby Nairobi and establish
a modern living community which attracts high calibre
professionals to a modern life style.
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The Vision
B9
A2
MARSABIT
Kenyan Context
A1
KENYA
Nairobi
B1
60 km Jomo Kenyatta
Airport
A3
NAKURU
50 km
B3
JOMO KENYATTA
NAIROBI AIRPORT
B7
KONZA
EMALI
Local Context
A1
09
M A10
o 9
m
ba
MOMBASA
sa
R oa
d
To Mombasa
AD
Rivers Open spaces
RO
ZA
N
Roads Reserve site
KO
Landscaping Very High Density Residential
Water Features High Density Residential
Sewage Treatment Works Medium Density Residential
BPO Techno Park Low Density Residential
Central Business District Buildings
Science Park
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Traffic and Transportation
The Masterplan development sets out a land use The Transport Strategy will encompass all modes
scenario which will be supported, integrated and (public and private transport) and all facilities (highway
realised through a high quality transport system. Konza network, traffic management systems, etc.). Key features
Technology City will contribute massively to the regional for the achievement of a high quality transport system
economic development and its modern transport are as following:
system will allow the city to function efficiently.
• Encourage the road widening of the A109 to be
The key aim of the Transport Strategy, which was extended from Machakos turn-off up to the site
developed in integration with the land use patterns in order to improve site accessibility by reducing
proposed for the Masterplan, is to propose a transport journey time and hence transport cost;
system which (i) meets travel demands to-from Konza
• Develop the road network on a hierarchical basis
Technology City and (ii) provides for the movement
and in integration with the Masterplan to a high
of people and goods in an efficient and sustainable
standard as there are no physical, land or property
manner.
boundary constraints;
• Develop strategic bus corridors which will inter-
connect the proposed development areas. The
strategic corridors should have as their focus the
proposed BPO and CBD areas and other facilities
proposed under the Master Plan. The corridors
should afford extensive priority to buses;
• Develop a comprehensive traffic management
programme (covering junction controls, signals,
channelisation, road marking, etc.), with particular
attention to be paid to parking policy; and
• Develop an Institutional Arrangement to set up and
operate the Transport Strategy.
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Infrastructure
The Konza site has little existing infrastructure and 3.1 WATER
presents what is essentially a “green field” site for
development. Whilst this might be perceived as a The demand for water has been based upon the
challenge, the lack of existing infrastructure represents proposed land use allocation and phasing, together
an opportunity to develop a fully integrated, modern with typical water consumption data for domestic,
infrastructure, designed specifically for the intended commercial, irrigation and other uses. Demand will
land use. Opportunities exist to incorporate sustainable be offset by the use of treated wastewater for certain
solutions for water recycling, energy recovery and waste irrigation uses. Allowances have also been made for
minimisation within the design, thus reducing the leakage and for daily variability in demand to give a
dependency upon raw resources and leading to a green forecast average supply requirement of 10 mega litres
eco-friendly development. per day (Ml/d) in the 1st Phase, rising to 34 Ml/d upon
completion of all forecast development. Rainwater
The location of the Technology City, beside the recycling may offer a means to further offset the demand
main Nairobi-Mombasa route, provides not only for potable water. “Greywater” collected from roofs may
excellent road and rail transport links, but also direct be stored and used for non-potable applications such
access to Kenya’s existing long-distance power and as toilet flushing and irrigation.
telecommunications transmission systems.
The proposed water infrastructure comprises a single
Perhaps the biggest challenge for the development will centralised water treatment works and an associated
be the incorporation of a suitable water source. The network of distribution mains. The water treatment
Konza region, in common with most of Kenya, has a works will be located to the north of the site to take
significant water deficit. Limited groundwater sources advantage of higher levels in this area and enable a
are available close to the site. Konza will need to be supply pressurised by gravity to most areas.
incorporated within a bulk regional water scheme
including the construction of new dams and pipelines to The scale and complexity of the water treatment
supplement and reinforce supplies from existing dams process will be dictated by the quality of available water
and water transfer schemes in the region. sources, land take has been provisionally estimated
as 10 hectares; based upon a conventional treatment
process comprising flocculators-clarifiers, sand
filtration, activated carbon and chlorination. The land
area includes treated water reservoirs to provide secure
storage of 1½ days’ supply.
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Environment
A Strategic Environmental and Social Assessment However, the key generic challenges are shown below:
(SESA) has been undertaken based on the guidance
provided by the National Environment Management 4.1 Water sourcing:
Authority (NEMA) and International Finance Corporation
(IFC) to evaluate the impact of the proposed Konza The development has the potential to have several
Technology City, recommend appropriate mitigation and impacts on the water environment; positive impacts
assess legal and institutional aspects relevant to the include maintenance of the two existing water courses
impacts and risks. on site, maintaining natural drainage systems. The
project will include the development of infrastructure
The SESA is based on a master-plan for 80,000 jobs. which will increase water resources to the area and
It is proposed that this be increased to 175,000 jobs in will include water treatment facilities which will help
which case a revised assessment will be needed. maintain the area’s water quality.
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Phasing
Phase 1 Phase 3
Phase 2 Phase 4
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Economic Assessment
Market Demand
Horizontals Most developed with local Emerging with software Activity in this space not Emerging with few
captive markets dominating development as key area significant if any and companies starting
– services include contact of focus targeting local and provide opportunity animation
centres and digitisation foreign investors
Verticals Banking Financial Service & Insurance
Telecommunications
Government developing a shared service platform, digitisation
Konza Technology City presents a promising opportunity The key focus areas of opportunity within the ITES
for Kenya to develop an alternative and complimentary are BPO, ITO, KPO and CSO as illustrated below.
path for economic development in line with Vision 2030 A key strategy to realise this goal include;
by exploiting ITES and IT Products in the ICT Park1. Konza
also provides an opportunity as noted in the comparator • To sell demand and only then sell talent and other
countries to transform the country into a knowledge infrastructure advantages. Availability of talent
economy. Thus, this is a policy driven initiative as and infrastructure provides a foundation but is
a tool for job creation, national transformation to not sufficient to excite investors. There exists
launch the country to new frontiers. Government will unexploited local demand, which will provide
aim to structure the project so as to recoup as much comfort to international actors.
as possible of this initial investment funding in later • To sell Konza ICT Park as a product of the Eastern
phases. African region for the world. This takes advantage
of the expanded East African Community market to
provide language variety e.g. French from Rwanda
and Burundi and the larger market access.
• ITES industry is people based and thus will drive
uptake at Konza by shifting people – Centre of
Excellence (COE) for Africa at Konza, affordable
housing in the Technology City for up to 20% of ICT
Park staff, mass transport system to Nairobi, low
cost of space, among others.
1
Note that the ICT Park is within the Konza Technology City. The ICT Park is
expected to be the focus of the first phase of development of the wider Konza
Technology City project together with some city amenities and residential
development that will support the ICT Park staff working during the day and
house a significant part of the ICT Park staff and their families over time that will
reside in the Technology City. Additional development of the city is expected to
take place as the ICT Park becomes established over time but such demand for
the wider city was not part of the ICT Park demand study.
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Legal Framework
Hamilton Harrison & Mathews (HH&M), as the legal 7.2 Land Acquisition and Development
transaction advisors to the project, carried out a legal
and regulatory framework review in order to identify the Pursuant to the provisions of the new Constitution, all
legal implications of all legislation and other pertinent existing land laws will be revised, consolidated and
laws on the project. The following were the key issues rationalized and this will significantly affect the manner
identified by HH&M: in which land in Kenya may be acquired, utilised and
disposed. For instance, under the new Constitution,
all public land (including land owned by the state or
Institutional and Regulatoryc
7.1
state agencies) will be vested in the National Land
Framework Commission. The Constitution further provides that
The Government intends to set up the project under public land may only be used or disposed in terms of
a Special Economic Zones (SEZ) program, currently an Act of Parliament specifying the nature and terms of
being formulated by an inter-ministerial team. HH&M that disposal or use. It is therefore necessary that the
reviewed the draft SEZ bill dated August 2009 and SEZ law grant express powers to the SEZ authority to
identified various deficiencies. We understand that dispose land acquired by it for SEZ purposes in such
these deficiencies are currently being addressed by manner as it may deem necessary in order to achieve
the inter-ministerial team but ultimately, the SEZ law the objectives of the SEZ law.
should provide an enabling institutional and regulatory
With regard to development of SEZ land, it will be
framework under which SEZs can operate. Key areas that
necessary to harmonize the physical planning laws and
need to be adequately addressed include:
the SEZ law to ensure that the objectives of the SEZ
i. the establishment of an autonomous regulatory policy are taken into account in developing regional and
authority with adequate powers and statutory local development plans and in granting development
functions necessary to implement the objectives approvals. It will also be important to harmonize the
of the SEZ law; roles of the different regulators involved in this process
(such as the local authorities, the physical planning
ii. a clear framework for the designation of SEZ land department and the Commissioner of Lands).
and development of SEZs which allows for private
sector participation;
iii. a transparent licensing regime that not only
encompasses a “one-stop shop” but also provides
tools to ensure harmony between the SEZ authority
and other regulators (such as CCK and KRA); and
iv. a suitable incentive framework that is not only
attractive to investors but also ensures that the
objectives of the SEZ program are achieved.
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