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africa/social-sciences
ASRIC Journal on Social Sciences and Humanities Vol. 5(1)(2024) 150-162
Vertical Housing Development Interventions for Sustainable Urban
Development in Kigali. The Case Study on Kigali City
David Mihigo
Hangzhou International Innovation Institute of Beihang University (BUAA), Beijing – China.
[email protected],
Received 19 April 2024; revised 21 May 2024; accepted 05 June 2024
Abstract
This paper analyzes vertical housing development interventions as a means to combat housing problem,
inappropriate use of land and land development failures in Nyarugenge district. Interviews with Kigali City
100 residents were used to capture opinions and planning standards on vertical housing development and
their influence on urban development as opposed to horizontal development. In addition, 20 site visits and
observations confirmed actual development practices. Findings have shown that 87% of Nyarugenge
residents view vertical development in a positive impact by providing enough space for indoor activities
while saving more land for further land uses. They had also an opinion that vertical development influences
proper land use in the city. Despite these opportunities, vertical housing development initiatives are
prohibited by insufficient fund and technical experts to facilitate construction of many high-rise buildings
while integrating the concept of smart housing which promotes smart housing management and effective
use of water, electricity and internet connectivity. As a result, buildings which result from vertical
developments are constructed in Reinforced concrete materials and the height of most Buildings range from
8 to 15 storeys. Density characteristics also is well arranged and connected to each other to offer easy
accessibility in shot time. Therefore, these buildings take into account three components of sustainability
which are social, economic and environmental. Study, recommends use of smart technologies during the
construction of vertical buildings as well as in managing them for effective use of that building including
remote building control.
Keywords: Vertical Development, Urban Development, Nyarugenge District, Rwanda.
1. Introduction
Urbanization is a global trend which has a potential consequence on World’s society, economy, and
global consumption of natural resources, community quality of life and future of equality. According to
researches up to 70% of population by 2050 will live in urban areas (Kehl, Kaatz-Dubberke, & Tenbusch,
2019). In many cities, population increase put stress on limited urban land and this shakes also interactions
among core cities, rural areas and suburban areas. In case this results into uncontrolled cities development.
It can cause waste of great agricultural land and may cause habitat destruction. Urban sprawl normally is
considered as unsustainable because it increase travel cost, travel time, environmental deprivation as well
as deepens exclusion (ESPON, 2020).
Today, the World is facing a new sensation, for the first time in the history of human being from 2008
more than half of population lives in urban areas (Sobrino, Garrocho, Graizbord, Brambila, & Aguilar,
2015). Where more than 90% of urban development and growth is found in Third World Countries, which
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represents almost 70% million new populations in cities every year. In 2030 Neighborhoods in Third World
Countries will increase up to 80% of the World’s urban inhabitants. The estimation said that cities almost
70% were already contributed of the World’s GDP (ibid). Thus, urban areas are the most places for various
opportunities and the major engine of the economy where cities also provide a room for innovation creation,
Social development, accessibility of fundamental service, employment, entrepreneurship capabilities,
interaction facilitation, experience promotion as well as generation of economies of scale (Ibid). China has
avoided top down approach in housing development and supply in supporting enormous rural areas
migration and rapid industrialization since the mid-1990s. Thus in 1997, 79 million square meters of new
urban housing were constructed as well as over 4 billion square meters between 2000 and 2010 or even
more than two times as much as required fill the gap of population growth (UNHABITAT, 2016).
For significant number of urban areas people’s accessibility to housing still the major challenge. From UN
Habitat 2016, around 881 million people nowadays live in informal settlements in third world countries and
additional 1.6 billion people will meet housing shortages by the year of 2025. Moreover other studies
have recommended that excessive land use restrictions can increase house prices and then make it difficult
for urban population with limited financial capacities to access decent houses (Nkubito & Baiden-Amissah,
2019). Building costs include land acquisition (cost for land registration, cost of land purchase, cost of
planning approvals or any other environmental factors) with utilities infrastructure cost for instance
drainage water systems, potable water supply, road networks and electricity grid systems together
construction cost of Labor and construction materials. Consequently infrastructure cost and land cost as the
factor of location that why land developers take much into account land purchase and infrastructure costs
suitably when they are comparing locations (WEF, 2019).
Temporarily, in urban areas poverty has been known as urban phenomenon. One billion population are
settled in informal urban neighborhoods, where in these places the absence of basic infrastructure affect the
better productivity and quality of lives and many cities are under pressure of natural disasters and climate
change (Stepputat & van Voorst, 2016). But on the other hand cities also have much potential for
development projects because of various opportunities in high level of infrastructure investments, social
transformation, ability to minimize densification as well as economies of scale especially in fundamental
services (Ibid).When it comes to unravelling potentials and capacities, normally urban areas are location
where developments exists, they enable community, society and economic transformations where the major
challenge for local authorities is to plan and services provision in new development areas while creating
and incorporating sustainable environmental, economic and social conditions before 3 billion more
population by 2050 arrive in urban areas (ICLEI, 2015).
In Africa rapid urbanization is taking place together with deep social demographic changes with young
work force increase without forgetting high economic growth based on the central natural resources and
demand to speed up the process of industrialization, environmental effects and damage of natural resources
the same time the negative effects of climate change need to be taken into consideration through mitigation
or adaptation to it. Therefore in Africa context sustainable urbanization will need to handle different
changes from integrated development and rapid growth of cities to make sure that urbanization will have
positive inputs to maintain growth, urban living standards and environmental sustainability (UNECA,
2014).
However developing cities had been facing fast growing rates which affected them to meet congestions,
sprawl and loss of open spaces as the main challenges of urban extension where spatial development future
planning in connection with environmental, social and economic dimension of sustainability is the major
tasks in spatial planning (Morales, 2013). Urban development in Kenya is made with quick urbanization
and rapid growth of urban areas. Almost of this growth is taking place beyond formal planning contexts.
Poor management performs together with improper investment in infrastructure and important services for
urban living has caused squatter slums and informal settlements (SIDCA, 2015).
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In the last years Rwanda has made so far a good progress since massive challenges faced during 1994
Genocide which destroyed the entire social and economic fabric of the Country. Thus, population in
Rwanda have profited from rapid economic growth, poverty reduction, improved access to community
services including education sector and health Sector, together with equity and equality in the country
(EDPRS2, 2013). This was possible through hardworking, commitment and supports from Friends of
Rwanda (Ibid). Based on National Institute of Statistics of Rwanda (NISR) information discovered that the
country of Rwanda economy grown up to 7.3% in the first quarter of year 2016. Additionally, the Gross
Domestic Product (GDP) have increased by 11% 1.384 frw trillions recorded in 2015 of the first quarter to
1.536 frw trillions registered in 2016 of the first quarter at current market prices (Knight Frank, 2016) .
According to national strategies to enhance urbanization in vision 2020 and vision 2050 plan, the
importance is on making elementary infrastructure in Cities to avoid overcrowding of agricultural areas and
provision of services for community better urban life . As highlighted earlier, this strategies aims the
proliferation of the people living in towns to 35% by 2024. Which is the motto for Rwanda’s economic
transformation from Agricultural based to industrial and services-based economy (Spaliviero, et al., 2019).
The main reason of conducting this study was mainly to light the major role of vertical housing development
with respect to urban land saving and for further land uses such as urban agricultural activities, recreation
areas, educational areas as well as industrial zones. Because most African countries use to have more
horizontal housing development than vertical housing development and this vertical development creates
many advantages compared to horizontal development this including space parking within the building,
enough number of offices as well as a big number of building occupants in the vertical development. Thus,
the following are specific objectives for this study: (1) To explore recent situation of vertical housing
development for sustainable development in Kigali city; (2) To highlight the challenges the sector face for
achieving sustainable housing development interventions and urban development in Kigali city ;(3) To
suggest suitable ways of interventions for sustainable urban development in cities.
2. Methodology
2.1 Description of Study area
Kigali city is the major city of Rwanda and it is the largest city in Rwanda located in the center of the
Nation. Kigali city is composed with hills and valleys created naturally between Two mountains. However
the city of Kigali is made up with Three (3) Districts which are Nyarugenge, Gasabo and Kicukiro. Based
on the census conducted in 2012 the city registered 1,132,686 population where the city has faced rapid
development almost 4% per year over last Two decades. According to World Bank, 2017 the city of Kigali
is Rwanda’s economic development hub with Country GDP estimated at 41% and Kigali’s GDP per capital
was estimated at almost 2865$ in 2017 comparatively to national average of $772 register in 2017 (ODI,
2021). Therefore, this study was conducted in Kigali city specifically Nyarugenge District in Three Sectors
of Nyarugenge Sector, Muhima Sector and Nyamirambo Sector. Thus, Figure 1 shows Nyarugenge District
administrative map.
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Figure 1: Nyarugenge District Administrative Map
Source: Author, 2022
2.2 Data Collection procedure and analysis
Based on National Institute of Statistics of Rwanda (NISR) 5th population and housing census done in
2022, the total population of Kigali city is 1, 745, 555 (female and male) where female is 856,673 and
888,882 males. In this study also, researcher adopted Yamane formula (1967) to determine the sample size
for this study. Therefore, the formula is detailed in the following way:
N
N=1+N(e)2
Then
n=sample size;
N=Size of targeted population;
e=Margin error= (here is 0.1) or confidence level of 90%.
N 1,745,555
By replacing in the formula sample size will be: N = 1+N(e)2 = 1+1,745,555 (0.1)2 = 100 respondents.
Additionally, the sample size is made with 100 Kigali city residents from Nyarungenge District in Three
Sectors which are Nyarugenge Sector, Nyamirambo sector and Muhima Sector. Where all of the interview
participants were chosen arbitrarily without any consideration may be of color or any other factor, simply
according to their willingness in offering their responses on vertical housing development interventions for
sustainable urban development in Kigali city. Gender inclusiveness was taken into consideration during
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field work and data collection where both men and female had offered their point of views regarding the
study.
Concerning data collection tools that were used including review of literatures associated with this
study, city of Kigali residents’ interview as well as 20 deep field observations employed for this study to
bring together necessary data for the accomplishment of this study. In additional to this closed and open
questions were used in this study during the interview with city of Kigali residents for the reason of
collecting their views on vertical housing development interventions for sustainable development by using
the case study of Kigali city. Thus, secondary and primary data were also used especially secondary data
were gathered from researches, technical reports and other related reports with this study to generate
important information on vertical housing development interventions for sustainable urban development in
Kigali city. Where primary data were collected from interview with city of Kigali residents through
formulated questionnaire directed to the respondents for taking their opinions on the concept of vertical
housing development in Kigali city, country of Rwanda. This study used qualitative data analyzes where
responses received from interview were assembled together, summarized and reported by using Microsoft
word and Excel for table production. Moreover, after data collection, data collected were analyzed and
interpreted to achieve the study objectives. During data collection procedure responses received from
interviews were noted down for proper information reception. Also, data cleaning was done by confirming
in the structured questionnaire if all answers were received and written in their appropriate place and for
further presentation of study research results during office work.
2.3. Data Analysis
2.3.1 Socio-demographic characteristics of the respondents
Both women and men participated in the interview to contribute in this study while providing their
answers on Vertical housing development in relation to urban development in Kigali City where 67% of
the participants were women and 33% were Men. The main raison of having a big number of women than
men during data collection was because women were present at the time researcher collected the data. On
the other hand, in Africa most of the time women stay much at home compared to men as many of them
take care of the houses including doing small activities at home such as cooking for family, house cleaning,
cultivation or food products shopping at their nearest shops. They also like to stay at home for the reason
that they take care of children the same time taking them to and from school. This shows that Gender
Inclusion was respected in this study where both Men and Women had a voice to participate in the study.
Based on their education background 57% participants took their University education where 33% studied
their secondary education then the remaining10% took the primary studies, having education information
in the study play crucial role because it helps and give hope that a least those with study background can
give good answers comparatively to uneducated respondents. Occupation was another element mentioned
in socio-demographic characteristics of the respondents where 64% of the respondent were from private
sector such as businesses or self-employed persons, then others 36% were from public sector. Thus,
regarding respondent’s job occupation a big number of participants were from private sector only because
many of them were present at the time researcher was moving around during data collection and be able to
capture their views. Then public respondents most of them use to be busy with their government jobs and
have less time for interview. Table 1 summarizes socio-demographic information of the respondents who
participated in the interview.
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Table 1: Socio-Demographic Characteristics
No Respondents Characteristics Results
Frequency Percentage Total
1 Gender Female 67 67 100
Male 33 33
2 Age 18 - 28 15 15 100
28 - 38 35 35
Above 45 50 50
3 Level of education University 57 57 100
Secondary 33 33
Primary 10 10
4 Employment Sector Public 36 36 100
Private 64 64
Source: Field work (2021)
2.3.2 Vertical Hosing Development Intervention in Kigali City
Commercial Vertical Development
In general community responded that Vertical development have positive impact in providing enough
space for work while saving much of land for extra land uses and vertical development could influence
proper land use in the City of Kigali mentioned by 87% of Kigali City residents. In the Figure 2 building
in white color with Blue windows is the biggest building in Kigali City and it can accommodate different
businesses opportunities or activities including restaurants, office rooms, Pharmacies, Clinics etc…, this
saved much land in the city center for further use where this house also can receive more than 100 persons
whom are looking for service in the City Center. Therefore, the space occupied with that building in case
couldn’t be constructed there could be horizontal development which could not give out many rooms as
this building storey as well as services development in place. The Figure 2 displays more about the vertical
development explained above including neighboring vertical houses which also have various commercial
activities taking place over there. Also, there are other vertical development or building taking place in
Kigali city such as construction of Equity Bank building in Front of Makuza Building similarly which will
have many rooms for different services, activities and parking yards for vehicles in the city.
Figure 2: High raised commercial building in the city of Kigali
Source: (The Economist, 2017)
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Figure 3 also demonstrate Champions Investment Corporation (CHIC) Commercial Building with
enough parking area of Cars and Motorcycle for business men and clients who come to get service, to buy
or for other goods transactions. This building is new and is playing critical role in Kigali City while offering
better services for buyers and sellers the suitable place to do their businesses which staying outside and be
affected by rain or sun in their daily activities. It is for this opportunity where small business owners can
have small rooms depending on their business and investment and may associate with other sellers to form
a good team and manage to rent a room according to their financial capability. On the other hand, this kind
of commercial houses can manage to accommodate any type of venders including informal sellers in case
they can come together and organize themselves to afford a room where they do their businesses for future
development of the Country without excluding them in sustainable development as most of development
in developing countries for instance Dar es Salaam-Tanzania have these businesses in their cities.
Figure 3: Champions Investment Corporation Building for Commercial activities in Kigali CBD
Source: (HYGEBAT LTD, 2021)
2.3.3 Meeting Halls Vertical Development in Kigali City
Very important to have such kind of development especially for Countries in development process to
receive both national and international meetings and conferences which have much contribution in the
development of the national and continent in General. Example there was Africa Drone Forum 2020 (ADF
2020) took place in this building which had almost One Thousand Five Hundred Participants (1500) from
various countries where they enjoyed technologies of Unnamed Aerial Vehicles (UAV) that are bringing
to the community while saving community lives in delivering different light medical items in hard to reach
areas and hospitals not only in Rwanda but also other African Countries including Tanzania and Ghana
though Zip line Drone Company and many other Drone Companies in this sector. The name of this building
is Kigali Convention Center and it is having meeting rooms inside and Hotel for those who wish to stay in
the same area without joining other hotels neighboring this Convention Center. The building is located in
Gasabo District and connects Kimihurura Sector, Kacyiru Sector and Kimironko Sector Road almost near
the City Center of Kigali city. Other buildings neighboring Kigali Convention Center Including Kigali
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Business Center (KBC) and Kigali Height which give better view and a good bond for better business
partnership among them. Figure 4 is Kigali Convention Center building in blue, yellow and green
Figure 4: Kigali Convention Center in Kigali city – Rwanda.
Source: (Radisson Blu Hotel, 2021)
2.3.4 Residential Vertical Development Intervention in the City
The Country of Rwanda also considered residential vertical development in Kigali City and other
Provinces to solve challenges and problems linked with community living in high risk zones or in informal
settlements. Figure 5 determines planned settlement in Gacuriro Sector and Gasabo District in Kigali City.
This settlement offer opportunities for people with high income to buy suitable houses they wish and place
their families there or even them live in the same place as well as medium income earners can afford those
houses there for them to live in protected place. This Neighborhood Drainage system is well planned and
connected for improper water removal and rain water which might stagnate in the road within the
settlement. In additional to this the government of Rwanda is trying to construct several houses and
settlements in vertical form for the purpose of saving its land as well as removal of its population from high
risk zones into well planned neighborhoods such as River side homes as you go to Ruyenzi driving through
Nyamirambo sector.
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Figure 5: Vertical Residential development in Kigali city
Source: (Karuhanga, 2020)
Set back Principles and Sky exposure plane
Zoning regulations gives for new constructions to be made at the limit of the access road, or to respect
a certain distance, which they determine. This makes it possible to produce an urban landscape, consistent
to the desired and existing urbanization modes. If buildings are naturally located at the edge of the street
lot line, villas are always set back a few meters, and villas and townhouses are not located in the same way
in a densely populated area and in a peri urban area with less density. High rise buildings in mixed land use
zones must have a base and upper element. The primary street façade must have a strong sense of verticality
and set backs are proposed as a tool to preserve the sky exposure plane. For Basement setback at least 3
meters will be kept from the plot boundary neighboring the road to allow any services which may be
required and ensuring the viable growth of plants.
The setback regulations are based on:
1. Aesthetic/design considerations: it is a question of "shaping the urban landscape"
2. Considerations for hygiene, sanitation, and public safety.
3. Protection and respect for the neighborhood (sunshine and privacy).
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Figure 6: Sky Exposure Plane
Source: (Morriello, et al., 2020)
2.3.5 Challenges
In the data collection with city of Kigali residents on housing development in Nyarugenge District the
following are some of the challenges which this construction sector facing for having vertical development
which are in line with sustainable development:
✓ Lack of sufficient money to construct many high raised building
✓ Building Technical Experts to construct them taking into consideration the concept of smart housing
into action.
✓ Building Construction materials import from developed countries in Rwanda for instance from China,
Dubai, Turkey, Dar es Salaam etc. Some takes time to arrive in Rwanda while others it is costly to
import them for construction purposes.
2. 4. Discussion
Construction and Housing Development is essential globally for different functionalities like shelter for
community, place for businesses and area for meetings and Conferences. Without this people might face
difficulties including heavy rain and sun coming on them together with many other challenges connected
with lack of housing or shelter. Thus vertical development with respect to urbanization is needed especially
in countries with small area of land like Rwanda with (26,338 Km2) for the purpose of suitable land use
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planning and management while saving land for other purposes including agricultural purposes for inclusive
sustainable development in the future, this was argued by (Smith, 2024) that vertical cities hold the key to
solving overcrowding and overpopulation, rather forest removal and marshlands to construct houses,
industries and shopping malls can be replaced by vertical development serving to reserve the environment.
Moreover, Urban and Regional Planners together with Constructors must control the problem of housing
development in developing countries while avoiding informal housing development and inappropriate use
of land while constructing where structure will provide effective services on community whom are
surrounding the area. On the other hand, vertical housing development in Kigali City and developing
countries in general for some people sees that as challenge while being used by them especially in having
high raised building for example offices where they can rent and do their works for entrepreneurs or private
company owners due to high office rent cost and not easily accessible by their clients may be from villages
or countryside to major cities. Thus they think that affordable and moderate high raised buildings to their
financially capabilities can be constructed for their development and national as whole. For sustainable
Construction existence demountable structures were also mentioned for easy and building replacements in
case new development is needed due to various changes taking place in Construction industry and for future
generations too. Reinforced concrete structure are hard and difficult to demolition once someone want to
replace a certain building with another type of the building. Vertical development integrated with suitable
liquid waste drainage and solid waste management is another aspect to take into consideration in our
neighborhood plans without forgetting services provision before all construction activities starts in any
construction sites or parcels.
2.5. Conclusion and Recommendation
2.5.1 Conclusion
This research analyzed the Vertical Development interventions and its influence on Urban Development
as well as on the society in general to handle the problem of housing, inappropriate use of land, and
inappropriate land development which can make cities into informalities and lack of space for various uses
as Neighborhood plans must have different land uses not only Build up areas but also recreational areas
both in Rural and Urban areas. Finally this study was aiming to explore the role of vertical development
and its influence on urban development in developing countries where we have seen that this type of
development could not only accommodate more people in small space but also in saving land for future
uses and future generations.
2.5.2 Recommendation
After conducting this study, the following are some of the recommendations and suggestions for future
researchers and vertical development in the city of Kigali as well as developing countries in overall without
forgetting developed countries where it can be adopted:
1. As many cities recently, both in developed and developing countries are integrating digital technologies
in all sectors to optimize the efficiency and effectiveness, researcher would like to recommend vertical
housing development in line with smart city concept development where most cities activities will be
connected for better community services in the near future.
2. High raised demountable buildings are also highly recommended for future development and
sustainable vertical housing developments where it can be removed or reconstructed in another way in
case it is needed.
3. Economical and moderate high raised building or building storey for low income earners is another
recommendation for sustainability in construction sector.
4. Use of local material wisely and in the way, it is not affecting environment for future generations use.
Acknowledgement
The author would like to take this time and thank Kigali city residents for their time and important
responses provided during field work and data collection in this study as well as for their valuable
perspectives on vertical interventions for sustainable development in Kigali City.
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Appendix
Figure A: Vertical development in the city center (Kigali City)
Figure B: 2000 Hotel in the city center and in vertical buildings in Kigali city
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