Local Authority Approvals for Residential House construction in Nairobi.

Local Authority Approvals for Residential House construction in Nairobi.

In the last few years, Local Authorities around Nairobi, mainly Nairobi City Council, Kajiado County council, Mavoko County council, Ruiru,Kiambu and Thika councils have been very active in enforcing plan approval bye laws. This is a step ahead in order to stem the number of buildings collapsing and being constructed inappropriately. The downside is that in as much as the enforcement is necessary, the lethargy and bureaucracy in obtaining the approvals usually takes a toll on developers. The least possible time taken is 3 weeks.

The main hindrances are time wasting and inconveniences in transport to and from the council offices.
Approval process takes too long from application to obtaining the permit. Using online methods such as www.a4architect.com/2013/02/15/online-plan-approvals/ will shorten the time taken and save on transport costs to the councils.

Nairobi City Council has recently taken up online plan approval process. The other councils need to take cue and create online portals or use this portal here for free www.a4architect.com/2013/02/15/online-plan-approvals/.

Use of online plan approvals will make it easier for county governments to raise revenue since developers will be able to conveniently apply online. Currently, majority of buildings around Nairobi are constructed without the approvals mostly due to the inefficiency of the physical permit applications.

On average, most permanent buildings cost a minimum of KES 500,000 to construct. For these buildings to be constructed without approvals, this means that its not an issue of developers lacking the finances to apply for permits. Its an issue of developers weighing on the time wastage and inconveniences at the council offices as they seek the approvals.
Its high time county Governments created enabling environments for developers so as to maintain a win win situation whereby their revenue is increased and the developers adhere to the bye laws as required.This will go a long way in ensuring sustainable neighborhoods are created in line with the National/County physical planning policy.

Francis Gichuhi Kamau, Architect.
info@a4rchitect.com
0721410684

Online Plan Approvals

CLICK HERE TO SUBMIT YOUR APPLICATION

HOW IT WORKS.

1.Visit www.a4architect.com to Register/Log in with your email and password.
You can also log in using your existing Facebook,Gmail or Yahoo mail account. Log in to your Facebook,Gmail or Yahoo mail then visit www.a4architect.com .Or click on the Submit Application tab then click on the Connect with icon of your Facebook, Gmail or Yahoo mail as shown in the image below. You will be logged in and directed to the Submit your Post page.

2.Add new Post describing your request using the post editor on the screen.

To attach a file such as an ArchiCAD or AutoCAD drawing, copy of title deed or PDF,there are 2 methods you can use:

METHOD 1.[recommended when using newer versions of web browsers].
Drag and drop the documents i.e drawings,titles,survey plans into the box as shown in the image below.

Type in the project description in the post box and choose the visibility option i.e Public or Private at the top right hand side of your screen. Choose the relevant Local Authority from the box at the bottom right hand side of the screen. Click on the publish button to send the documents to the relevant Local Authority.

METHOD 2.[recommended when using older versions of web browsers].
Click on the Upload/Insert button below the Title. Click on the select files button to select the file from your computer or url.

Scroll down to find the Insert into Post button.

Click on the Insert Into Post button.

3.Choose Local Authority County from the COUNTY CATEGORIES box on the right hand side of the screen.

MAP

If you require to show the plot/land location, scroll below to the Map and key in the nearest town to your plot/land. A red balloon will appear. Drag it to your plot location using the mouse and the + and – buttons on the left hand side of the map. Scroll to the bottom and click on the ‘save custom map zoom’ on the Map settings.
Thats all.The N.E.M.A/Local Authority can now be able to locate your plot/land and advise you accordingly.

4.Click on the edit VISIBILITY button on the right had side of the screen to change the visibility options. Select PRIVATE if you require your application to be private[will be seen by only you and the Local Authority officials].Select PUBLIC if you require your application to be public.

5.Click on the PUBLISH/UPDATE button on the right hand side of the screen to post the information to your selected Local Authority County.
6.A local Authority representative will contact you on the fees for your particular submission. A representative from http://www.a4architect.com will also contact you on fees to be paid to http://www.a4architect.com for using this service.

Premium Services.

http://www.a4architect.com also offers premium services whereby we respond to Local Authority comments on behalf of applicant and alter drawings as described by the relevant Local Authority departmental comments. Fees for this service vary from Project to Project.

You will now communicate between you and the Local Authority representatives through the Reply inter-phase on your Private application. You can upload more files using the Reply inter phase.

7.After payment of fees, use the REPLY button to upload proof of fees payment.

8.Your submission will now circulate to the relevant N.E.M.A/Local Authority offices for comments and you will be notified of new comments through email. You will be able to read and reply to comments on your application page until final approval is granted.
The comments can also be viewed and replied to using a mobile phone.

ADVANTAGES
1.
Saves on costs associated with physical meetings e.g. time, transport, printing costs.
2.
Saves on costs associated with enabling N.E.M.A/Local Authority to visit site since this can be achieved through use of Digital Maps within http://www.a4architect.com .
3.
Circulation to various N.E.M.A/local authority departments is hastened since this can be done simultaneously.
4.
Feedback between N.E.M.A/Local Authority departments and Applicant is enhanced.
5.
Premium services available for Applicants who want to outsource application and / or design amendments as per comment sheets to meet N.E.M.A/Local Authority approval requirement. Planning & Local Authority regulations guidance services,Eco-friendly design optimization,Energy and Fire safety design are offered within this package.
6.
Applicants and N.E.M.A/Local Authority representatives can work on applications anywhere including using mobile Phones.
Payments easily done using Mobile Phone Pay Bill services.
Click here for more advantages.

CLICK HERE TO SUBMIT YOUR APPLICATION

Contact:
http://www.a4architect.com
info@a4architect.com
+254721410684

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Factors to consider when buying land to construct.

Factors to consider when buying land to construct.

Local Authority byelaws .

Each area in Kenya is zoned by the Local Authority and given a set of byelaws that govern. For example, the Nairobi City Council allows for only one single family house to occupy 0.5 acre plot in Karen. Runda and Muthaiga areas.
The same council allows a minimum subdivision of land to 1/8th acre in most other areas whereby the number of family units can be increased such as in the case of apartments.

When buying land for the intention of future construction of apartments, it’s important to clarify with the Local Authority first. An acre of land in Karen currently costs kes 30M. In this acre, one can only construct 2 houses. Next to Karen in Ngong, an acre costs 32m considering a 1/8th acre costs kes 4m.
The reason land in Ngong seems more expensive than land in Karen is because of the different Local Authority byelaws. Land in Ngong can be subdivided into 1/8th acre and highrise flats can be constructed, hence more returns compared to the Karen land.

Topography.

Land situated on a sloppy area such as Kigali-Rwanda, Red Hill and Muranga areas poses a challenge when it comes to foundation construction. There will be alot of excavations and creation of soil retaining walls in a steep sloped land. If the cost of the foundation and retaining wall structure is not captured and budgeted for, this can cause a cost overrun in the overall cost of construction as it happens often in Real Estate development projects in Kigali.

Sloped areas have an advantage of being well drained compared to flat lands such as Ruai , Mombasa road South B and C which are on a relatively flat land. Flat lands tend to flood during rainy period. Some flat areas such as around Runda and Membley in Ruiru tend to have very low water tables hence a more expensive foundation type required while constructing.

It’s also important to look out for physical presence of temporary water bodies such as streams, rivers and lakes. The presence of papyrus and long grass should signify periods of flooring. Presence of dry valleys should signify temporary rivers. Lands too close to a water body are prone to flooding when the rivers and lakes break their banks during rainy season.

Naivasha and Narok towns are a good example of flat land that is prone to flooding during rainy seasons. Ground floor slab in these areas should be well raised from Ground level in case of floods.

Soils.

Constructing Foundations in Black Cotton Soils.

Constructing in Black cotton soil comes up with unique challenges. The major disadvantage is that black cotton soil tends to swell during the rainy season and shrink/crack during the dry season.

This shrinkage/expansion tends to push the floor slab upwards, creating cracks on the floor. Buildings constructed in black cotton soils will require deeper overhangs and wider external pavements to ensure rain water is kept off the building. Heavy gauge polyethene paper will also serve to waterproof the soil from the interior. A minimum depth of 1 foot for hardcore will serve to soak out water to keep the soil dry.

Red soil is stable and does not change in volume when wet hence will cost less to construct on such compared to black cotton soil land. In contrast, Black Cotton Soil has a higher bearing capacity than most other soils so if the contractor uses some ingenuity, he or she can save alot of money while constructing.

Simple solutions such as lifting the slab slightly higher form ground level, water proofing the soil inside the foundation and increasing the cement ratio on the ground floor slab can save alot of money that would have been otherwise used in excavating and backfilling the foundation.

Francis Gichuhi Kamau, Architect.
info@a4architect.com
0721410684