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Overview: The Physical and Land Use Planning Act (PLUPA) No. 13 of 2019 provides Kenya’s statutory framework for spatial planning and development control, replacing the former Town Planning Act. In Nairobi City County, PLUPA underpins zoning bylaws and local physical development plans that regulate permitted land uses, densities, and building form. Zoning regulations—including Legal Notices 238 and 239 of 2021—define the city’s land use classes and guide approvals, change-of-use applications, and compliance with development standards across the urban area.

Land-Use Class	Description	Typical Permitted Uses
R – Residential	Areas designated primarily for housing	Single dwellings, apartments, local shops, schools, religious facilities
C – Commercial	Zoned for commercial business operations	Offices, retail outlets, malls, hospitality, mixed commercial spaces
I – Industrial	Areas designated for industrial and logistical activities	Warehousing, light/heavy industries, processing, energy utilities
MU – Mixed-Use	Combination of residential, commercial, and institutional land uses	Residential, retail, offices, recreation, institutional facilities
PP – Public Purpose	Land held for public and governmental use	Hospitals, schools, parks, courts, government facilities
SPZ – Special Planning Zones	Zones requiring unique planning controls	Large-scale estates, heritage sites, TOD areas, redevelopment zones
CON – Conservation	Protected ecological or heritage areas	Forests, wetlands, river corridors, biodiversity reserves
TR – Transport Corridors	Land reserved for transport network infrastructure	Roads, rail corridors, stations, airports

PLUPA Explained: The Physical and Land Use Planning Act (PLUPA) No. 13 of 2019 provides Kenya’s statutory framework for spatial planning and development control. This is a layman’s summary of its key provisions:

Part I – Preliminary (Sections 1–5)

Objects of the Act (Section 3)

Establish a legal framework for the preparation and implementation of physical and land use development plans at all governance levels.
Regulate and manage physical development and land use through an integrated, participatory planning process.
Coordinate planning between national and county governments and stakeholders.
Promote sustainable land use, environmental protection, and equitable access to land and resources.
Support orderly, efficient, and inclusive urban and rural development.
Enhance public participation and transparency in planning decisions.

Interpretation & Key Definitions (Section 2)

Development: Any material change in use or construction of buildings, works, or land.
Building: Any permanent or temporary structure with walls and roof.
Land Use: The purpose for which land is occupied or utilized (e.g., residential, commercial, agricultural, conservation).
Planning Area: Geographic area covered by a development plan.
Development Plan: A document setting out policies, proposals, and allocations for future physical and land use.
Development Control: Regulation of development through planning permission systems and conditions.
Advertisement: Display of signs, notices, or structures for commercial or public communication purposes.

Values and Principles (Section 4)

Sustainability: Planning must balance environmental protection, economic growth, and social equity for present and future generations.
Public Participation: Communities and stakeholders must be consulted and informed at all planning stages.
Equity and Access: Planning decisions must promote fair, inclusive access to land, services, and opportunities across all social groups.
Integrated Planning: Coordinate physical, land use, and infrastructure planning across sectors and governance levels.
Transparency and Accountability: Planning processes, decisions, and data must be open to public scrutiny.
Good Governance: Adhere to constitutional principles of devolution, public service, and the rule of law.

Part II – Planning Institutions & Coordination (Sections 6–22)

Director-General of Physical Planning (Sections 6–10)

Appointed by the President on Cabinet Secretary recommendation.
Prepares the National Physical and Land Use Development Plan (20-year horizon).
Oversees coordination between national and county planning authorities.
Provides technical guidance, capacity building, and policy advice to counties.
Monitors plan implementation and reports to Parliament on progress.
Manages disputes between counties and national government on planning matters.

County Planning Authority (Sections 11–16)

Established in each county under the County Executive Committee member responsible for planning.
Prepares county-level physical and land use development plans (including zoning, infrastructure, and service allocations).
Issues development permissions and conditions for compliance with approved plans.
Enforces planning regulations and development control standards.
Processes development applications within 60 days (or notifies applicants of delays and reasons).
Approves or rejects applications based on conformity with approved plans and applicable regulations.

County Physical Planning Committees (Sections 17–22)

Advisory body chaired by the County Commissioner or nominated representative.
Reviews draft development plans and ensures public participation and stakeholder consultation.
Advises the County Planning Authority on technical and policy matters.
Resolves conflicts and coordinates planning across sectors (transport, water, energy, environment, etc.).
Comprises representatives from national agencies, county government departments, civil society, private sector, and communities.

Part III – Physical and Land Use Development Plans (Sections 23–40)

National Physical & Land Use Development Plan (Sections 23–26)

20-year horizon with 5-year review cycles.
Guides inter-county corridors, national infrastructure networks, and strategic development zones.
Includes policies for national land use, environmental protection, and disaster risk reduction.
Must be approved by Parliament.
Prepared by the Director-General through broad stakeholder consultation.

County Physical & Land Use Development Plans (Sections 27–32)

5-year horizon with annual or rolling reviews.
Sets county-wide zoning (residential, commercial, industrial, agricultural, conservation).
Identifies infrastructure corridors, public service locations, and utility networks.
Incorporates risk and vulnerability assessments for climate, natural hazards, and conflict.
Must undergo public participation, consultation with relevant national authorities, and County Assembly approval.
Contains implementation framework, financing mechanisms, and monitoring indicators.

Local Physical & Land Use Development Plans (Sections 33–35)

Applied at town, municipality, urban centre, or ward level.
Detailed planning tool for specific neighborhoods or development zones.
May define plot layouts, heights, densities, parking, pedestrian networks, and local services.
Prepared with strong community participation and aligned with county and national plans.

Special Area Plans (Sections 36–40)

Declared for areas with unique development potential, environmental sensitivity, or heritage significance.
Examples: urban renewal zones, coastal regions, forest conservation areas, mining zones, special economic zones.
May have modified development standards tailored to area circumstances.
Require enhanced public participation and multi-stakeholder coordination.
Cabinet Secretary may declare special planning areas by gazette notice.

Part IV – Development Control & Permissions (Sections 41–58)

Objectives (Section 41)

Ensure orderly, safe, and sustainable development in line with approved plans.
Protect public health, safety, and environmental resources.
Prevent congestion, overcrowding, and nuisance land uses.
Maintain visual amenity and public spaces.
Promote equitable access to land and services.

Requirement for Development Permission (Section 42)

All development requires written permission from the County Planning Authority before commencement.
This includes construction, subdivision, change of use, demolition, and significant alterations.
Permission must be sought through a formal application process.
Failure to obtain permission is an offense subject to penalties and enforcement action.

Development Permission Applications (Sections 43–48)

Required documents: Completed application form, site/survey plans (certified by registered surveyor), architectural/engineering drawings (if applicable), proof of land ownership/consent, environmental impact assessment (where required), and any other documents specified by regulations.
Application fees: County authorities may charge processing fees as per schedule of fees.
Processing timeline: Authorities must respond within 60 calendar days of receipt of complete application.
Public notification: County authority must notify neighboring properties and publish notice in local newspaper/gazette.
Site inspection: Authority may conduct site visits and seek expert advice before decision.
Decision: Permission is granted (with or without conditions) or refused in writing with reasons.

Conditions & Restrictions on Permissions (Sections 49–50)

Permissions may be granted subject to conditions ensuring compliance with planning standards.
Common conditions: setback distances, height limits, parking provisions, landscaping, traffic impact mitigation, environmental safeguards, infrastructure dedication.
Conditions must be proportionate, enforceable, and related to planning objectives.
Non-compliance with conditions may lead to enforcement action.

Exemptions from Development Permission (Section 51)

Minor works may be exempt (as defined in development control regulations):
Internal alterations, repairs, maintenance to existing structures.
Agricultural buildings in rural areas (subject to size and use restrictions).
Temporary structures or uses of short duration.
Government or critical infrastructure projects (may require only notification).
The specific exemptions are detailed in delegated regulations.

Refusal, Revocation & Appeals (Sections 52–58)

Grounds for refusal: Non-conformity with approved plan, violation of development standards, inadequate services/infrastructure, environmental harm, public health/safety risk, or conflicting uses.
Revocation: Permission may be revoked if conditions are breached or circumstances change materially.
Appeal process: Applicants may appeal refusals to the County Physical Planning Committee (or designated appeals body) within 30 days.
Further appeal: Decisions may be appealed to the Physical Planning Appeals Tribunal (national body) on points of law or material procedural defects.
Interim relief: Appellants may request suspension of enforcement pending appeal decision.

Part V – Enforcement & Compliance (Sections 59–68)

Enforcement Powers (Section 59)

County Planning Authority may issue Enforcement Notices to cease non-compliant development or unauthorized land use.
Notice must specify the breach, required remedial action, and deadline for compliance (typically 30–90 days).
Non-compliance may result in prosecution, fines, demolition orders, or injunctive relief.

Stop Work Orders (Sections 60–61)

Authority may issue Stop Work Orders to halt development without permission or in breach of conditions.
Orders are effective immediately and removable only upon compliance or successful appeal.
Contravention is a criminal offense.

Demolition Orders & Restoration (Sections 62–65)

Structures erected without permission or in serious breach may be subject to demolition orders.
Owner has right to appeal before demolition.
Authority may undertake demolition and recover costs from the owner if owner fails to comply.
Restoration to lawful use/state may be ordered instead of demolition where feasible.

Offenses & Penalties (Sections 66–68)

Unauthorized development: Fines up to KES 1 million and/or imprisonment up to 2 years.
Breaching conditions: Fines and injunctive orders.
Obstructing enforcement: Criminal penalties and liability for costs.
County may pursue civil remedies (injunctions, damages) in addition to criminal prosecution.

Part VI – Liaison & Coordination Mechanisms (Sections 69–75)

National Physical Planning Committee

Chaired by Director-General of Physical Planning.
Members include representatives from key sectors (transport, water, energy, environment, health, education, agriculture) and the private sector.
Role: coordinate national planning policy, review inter-county corridors, resolve national-level planning disputes, advise Cabinet on planning matters.

County Physical Planning Committees

Established in each county to coordinate sectoral planning and ensure integration.
Review development plans, monitor implementation, resolve intra-county planning conflicts.
Advise County Planning Authority on technical matters and major development decisions.

Inter-County Planning Coordination

Mechanisms for counties to coordinate on shared corridors, shared natural resources, and regional development initiatives.
Director-General facilitates inter-county planning meetings and dispute resolution.

Part VII – Delegated Powers & Regulations (Sections 76–78)

Cabinet Secretary (responsible for planning) may make regulations to detail development standards, application procedures, fees, exemptions, and enforcement guidelines.
Regulations must be tabled in Parliament and approved before implementation.
Regulations should promote consistent planning standards while allowing county flexibility.
Cabinet Secretary may issue practice notes and guidance to support implementation.

Part VIII – Miscellaneous Provisions (Sections 79–95)

Repeal & Transitional Provisions

Repeals the Town Planning Act, Cap. 386 (previously Act No. 6 of 1996) and related statutes.
Existing development plans under repealed law are deemed valid until superseded by new PLUPA-compliant plans.
Pending development applications continue under previous rules until determined.
Existing development permissions remain valid unless revoked for non-compliance.
Transitional period for counties to prepare compliant plans (typically 2–3 years from enactment).

Dispute Resolution & Appeals

Physical Planning Appeals Tribunal established as an independent body to hear appeals on development permissions and enforcement decisions.
Tribunal operates based on delegated regulations and procedural rules.
Decisions of Tribunal may be appealed to the High Court on points of law only.
Mediation and alternative dispute resolution encouraged for plan-related conflicts.

General Provisions

Powers of entry & inspection: Planning officers may enter land to inspect compliance (with 48-hour notice, except emergencies).
Confidentiality: Officials may withhold commercially sensitive development plan information.
Financial provisions: Counties fund planning authorities from local revenue and national transfers.
Service of notices: Planning documents served in person, by mail, or public notice gazette.
Limitation periods: Enforcement action typically within 4 years of breach discovery.
Savings clause: Nothing in Act limits constitutional rights, land rights, or compensation eligibility.

Schedules & Regulations

First Schedule: Contents of National & County Plans

Land use zoning maps and descriptions.
Strategic development corridors and nodes.
Infrastructure networks (roads, water, energy, communications).
Environmental conservation areas and hazard zones.
Population and growth projections.
Development standards, design guidelines, and density controls.
Implementation framework, funding mechanisms, and monitoring indicators.

Second Schedule: Contents of Local Plans

Detailed parcel-by-parcel zoning and use allocation.
Plot layout, street patterns, parking, and public spaces.
Building height, setback, and coverage restrictions.
Pedestrian and non-motorized transport networks.
Local servicing strategy (water, sewerage, waste, drainage).
Community facilities, green space, and heritage site locations.

Third Schedule: Development Control Provisions & Standards

Minimum parking ratios by land use category.
Setback and boundary distances.
Maximum plot coverage and building heights (by zone).
Utility infrastructure requirements.
Environmental & social impact assessment triggers.
Heritage and conservation area protections.
Accessible design requirements (for persons with disabilities).

Official Act Download: The full text of the Physical and Land Use Planning Act, 2019 is available on the Kenya Law website. This summary is a paraphrased interpretation for reference; refer to the official Act for authoritative legal language.
📄 Download PLUPA Act (2019)

The following Legal Notices were issued under the Physical and Land Use Planning Act, 2019 (PLUPA) to provide detailed regulations, procedures, operational standards, and institutional guidance that support the implementation of the Act. They function as supplementary provisions that clarify development control processes, planning responsibilities, fees, professional roles, national and county planning systems, and strategic projects under Kenya’s spatial planning framework.

Land-Use Class	Permitted Uses	Intensity / Special Conditions
Residential Low-Density	Single-family homes, villas, gated compounds	Max 1–2 storeys, plot ratio 0.4, setbacks 3–6m
Residential Medium-Density	Apartments, flats, townhouses	Max 4 storeys, plot ratio 0.8, setbacks 3–5m
Residential High-Density	High-rise apartments, boarding houses	Max 10 storeys, plot ratio 2.0, must comply with Nairobi Housing Strategy
Commercial	Retail, offices, banks, hotels	Plot ratio 2.5, minimum parking per standards, change-of-use approval required for residential conversion
Industrial	Light and medium manufacturing, warehouses, logistics hubs	Heavy industry only in Industrial Zones, buffers from residential areas mandatory
Institutional / Public Facilities	Schools, hospitals, government offices, religious institutions	Site plan approval required; must meet access and utility standards
Green & Open Spaces	Parks, sports grounds, urban forests, wetlands	No development allowed; riparian and ecological buffers enforced
Mixed-Use	Residential + Commercial, service shops, offices	Max 5 storeys; follow CBD / urban corridor guidelines
Special Planning Zones	Heritage sites, airport zones, high-voltage lines, ecological zones	Specific restrictions; permits required from County or National authorities

Sub Counties	Hospitals	Health Centres	Dispensaries	Nursing Homes	Clinics	General Bed Capacity	Maternity Bed capacity	Youth friendly centres	ICU Beds
Dagoretti North	14	20	19	2	21	1,019	212	5	54
Dagoretti South	1	10	6	1	5	16	84	3	0
Embakasi Central	3	8	5	3	22	104	175	2	0
Embakasi East	5	15	1	4	26	143	79	0	4
Embakasi North	0	1	4	7	12	76	68	1	0
Embakasi South	3	12	3	2	16	75	48	2	0
Embakasi West	8	5	1	1	24	207	90	3	0
Kamukunji	16	2	11	10	6	190	122	2	11
Kasarani	7	2	3	7	28	359	168	1	29
Kibra	5	7	8	4	24	1,779	540	20	27
Langata	12	12	19	2	20	989	36	12	52
Makadara	4	4	3	0	28	177	168	1	9
Mathare	3	2	9	2	1	225	68	0	4
Roysambu	5	36	2	2	22	781	36	1	15
Ruaraka	5	13	4	2	20	148	54	2	5
Starehe	9	2	50	7	5	568	662	0	15
Westlands	6	11	5	1	34	852	216	1	49

Month	Avg High (°C)	Avg Low (°C)	Rainfall (mm)	Rain Days	Humidity (%)	Avg Wind (km/h)	Sunshine (hrs/day)
Jan	26	13	58	4	65	26	9.3
Feb	27	13	36	3	60	26	9.5
Mar	27	14	75	7	64	27	9.0
Apr	25	15	150	13	74	21	7.0
May	23	14	119	12	76	16	6.0
Jun	22	12	35	5	74	13	5.0
Jul	22	11	18	3	71	14	4.3
Aug	23	11	24	4	70	16	4.2
Sep	25	12	31	4	65	19	6.5
Oct	25	13	55	7	65	23	7.5
Nov	24	14	101	11	74	26	7.0
Dec	24	13	72	7	72	26	8.0

Indicator	2022 (Actual)	2027 (Projected)	2032 (Projected)	Change (2022-2032)
Total Population	4,670,000	5,050,000	6,410,000	+37.3%
Male Population	2,332,560	2,520,000	3,200,000	+37.2%
Female Population	2,339,346	2,530,000	3,210,000	+37.2%
Population Density (per km²)	6,710	7,250	9,210	+37.3%
Youth (15-29 years)	1,317,966	1,425,000	1,800,000	+36.6%
Children (0-14 years)	1,481,947	1,600,000	2,050,000	+38.3%
Elderly (65+ years)	72,881	85,000	110,000	+50.9%
Total Households	1,634,695	1,770,000	2,100,000	+28.5%
Avg Household Size	2.9	2.85	2.8	-3.4%

Sub-County	Population (2022)	Area (km²)	Density (per km²)	Projected 2032	Growth Rate
Embakasi	1,320,450	86.3	15,302	1,780,000	4.2%
Kasarani	780,656	86.2	9,056	1,050,000	3.8%
Dagoretti	434,208	29.1	14,921	585,000	3.5%
Westlands	308,854	97.5	3,167	415,000	2.9%
Lang'ata	197,489	216.8	911	265,000	3.2%
Kamukunji	268,276	10.5	25,550	360,000	3.1%
Starehe	210,423	20.6	10,215	283,000	2.8%
Makadara	189,536	11.7	16,199	255,000	3.0%
Mathare	206,564	3.0	68,855	275,000	3.5%
Kibra	185,777	12.1	15,353	250,000	4.0%

Amalgamation and Subdivision

Change of Use and Extension of Use

Gender Distribution

Population Projections to 2032

Household Size Distribution

Annual Growth Rate Trend (%)

Download Demographic Reports

Nairobi National Park

Uhuru Park

Arboretum Gardens

Nairobi Animal Orphanage

Karura Forest

Ngong Hills

Giraffe Centre

Key Challenges

Government Initiatives

Green Corridors Project

Neighborhood Parks Program

Smart Park Technology

Nairobi National Park Management Plan 2020-2030

River Walk Urban Regeneration

Participatory Urban Planning

Karura Forest Preservation

Guide

Data Analytics

Maps

Remote Sensing

Park	Entry Fee (KES)	Opening Hours	Key Facilities
Nairobi National Park	1,000 (EA Adults) 500 (EA Children)	6:00 AM - 6:00 PM	Game drives, picnic sites, restaurants
Uhuru Park	Free	6:00 AM - 9:00 PM	Boating, playgrounds, event spaces
Arboretum	200 (Adults) 50 (Children)	6:00 AM - 6:30 PM	Walking trails, bird watching, picnic areas
City Park	Free	6:00 AM - 7:00 PM	Botanical garden, chapel, playground
Karura Forest	600 (Adults) 300 (Children)	6:00 AM - 6:00 PM	Hiking trails, bike rentals, cafes, education center
Giraffe Centre	1,500 (Non-Resident Adults) 750 (Non-Resident Children)	9:00 AM - 5:00 PM	Giraffe feeding, nature trail, gift shop