On 6th March 2025, Nairobi City County announced plans to declare the Nairobi River Corridor a Special Planning Area (SPA) under the Physical and Land Use Planning Act, 2019. This would create a 60-metre control zone along both sides of the river and tributaries, combining a 30-metre riparian reserve with a 30-metre development buffer.

The Corridor’s Reach

The proposed SPA stretches from Naivasha Road in the West to Ruai in the East, covering informal settlements like Mathare and Mukuru, residential areas such as Kilimani, Riverside, and Lang’ata, and industrial zones including Likoni Road, Lunga Lunga, and parts of the Industrial Area.

Implications for Property Owners

Properties within the 60-metre buffer may face demolition, alteration, or restricted use. Projects under construction or awaiting approval could be suspended until a new plan is finalized, a process expected to take at least two years. Compensation remains uncertain.

Market reaction may affect property values, financing, and transactions. Early assessment and planning are key to safeguarding investments.

Status of Existing Approvals

Developments with approvals granted more than six months prior may continue, subject to County discretion. Landowners must clearly document their approvals to secure protection and avoid delays.

Public Participation

Notices and public consultations will precede final SPA designation. Stakeholders can influence outcomes through well-prepared submissions combining planning, technical, and legal evidence.

Legal Options

Landowners can appeal to the County Physical and Land Use Planning Liaison Committee or escalate to the Environment and Land Court. Constitutional petitions may be pursued for violations of property or administrative rights. Timing is critical; prompt action preserves legal remedies.

Early Action Matters

The Nairobi River SPA is one of Nairobi’s most significant planning initiatives. Proactive mapping, approvals documentation, and strategy development are essential to protect property interests and influence SPA outcomes.

Our Perspective

At Nzamba Kitonga & Co. Advocates LLP, we are monitoring this development closely. The SPA represents both risk and opportunity, and early, strategic engagement is key for residential, commercial, and industrial property owners along the corridor.