Bulawayo targets uncoordinated cluster housing projects

The City of Bulawayo is introducing a new policy aimed at tightening control over cluster housing developments in an effort to curb overcrowding, preserve suburban character and enforce stricter urban planning standards.

The proposed Policy on Cluster Housing Development introduces comprehensive regulations covering housing density, building heights, parking requirements, open spaces, road widths and infrastructure standards, while strengthening council oversight of developers and compliance monitoring.

According to a council report, the policy is designed to address growing concerns over overcapacity, loss of neighbourhood identity, environmental degradation and poorly coordinated developments that have proliferated across several suburbs.

City officials say the move also aligns with national housing objectives under the National Development Strategy and broader urban densification policies aimed at addressing housing shortages and urban expansion.

Director of Town Planning Wisdom Siziba said many cluster housing developments had prioritised profit over proper planning and infrastructure sustainability.

"Profit maximisation had been the main thrust, taking less account of the need to maintain the status quo of the residential areas in question," reads part of the council report.

The new framework allows cluster housing developments in all residential zones, but under strict approval conditions and detailed planning requirements.

It introduces minimum stand sizes, limits on unit density per property, and mandatory infrastructure standards depending on whether areas are serviced by sewer systems or septic tanks.

For example, a 6 000 square metre stand in a low-density sewered suburb will be limited to a maximum of seven housing units, while septic tank areas will allow fewer units.

Council also requires developers to reserve at least 30 percent of each development for open spaces, recreation and landscaping to reduce congestion and preserve environmental quality.

The policy further mandates structured internal road systems designed to regulate traffic flow and restrict access to through-traffic, while ensuring emergency access and service delivery.

Developers will also be required to install proper parking bays, fire safety systems, solar infrastructure and appropriate sanitation systems depending on location.

Architectural uniformity will also be enforced, with rules requiring consistent building designs, roofing styles and colour schemes to maintain visual harmony within neighbourhoods.

"The colour of buildings and roofs must be uniform while orientation of buildings should follow a general pattern," the policy states.

The city has also moved to curb pre-selling of units before construction is completed, a practice officials say has contributed to unfinished and poorly coordinated developments.

Council records show that 204 cluster housing developments were approved in Bulawayo between 2000 and October 2024, with demand accelerating in recent years.

Suburbs including Khumalo, Hillside, Burnside, Matsheumhlope, Riverside, Famona, Bradfield, Morningside, Barham Green, Southwold and Selborne Park have seen significant cluster housing expansion.

Councillors who debated the policy supported its adoption, arguing that it will help restore order in urban development and ease pressure on infrastructure systems strained by rapid densification.

Council has also proposed the creation of an interdepartmental monitoring committee to oversee implementation and ensure compliance across all cluster housing projects.