ZIMBABWE), Urban Growth in Ruwa (Zimbabwe), 1986-2015
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MATSETE KAPA PEHELETSO YA TJHELETE YA DIKHAMPANE TSA PORAEFETE TSA NTSHETSOPELE Published by the UFS YA LEFATSHE LE KGOLO YA http://journals.ufs.ac.za/index.php/trp TOROPO KA MORA DINAKO TSA © Creative Commons With Attribution (CC-BY) How to cite: Muzorewa, T.T. & Nyandoro, M. 2019. Investment by private land developer companies and postcolonial BOKOLONE RUWA (ZIMBABWE), urban growth in Ruwa (Zimbabwe), 1986-2015. Town and Regional planning, no.74, pp. 51-63. 1986-2015 Atikele ena e lekola ka mokgwa Investment by private land developer companies wa boleng, seabo sa letsete kapa and postcolonial urban growth in Ruwa (Zimbabwe), peheletso ya tjhelete ya dikhampane tsa poraefete tsa ntshetsopele ya lefatshe 1986-2015 ntshetsopeleng ya toropo ya Zimbabwe ka mora dinako tsa bokolone, ka ho qoolla, re itshetlehile toropong ya Ruwa Terence Muzorewa & Mark Nyandoro (Ruwa Town). Toropo ena e teteaneng e tswa pele ka ho kenya batho ba poraefete ba ntshetsang lefatshe pele kgolong le katolosong ya yona. Ditoropo tsohle tse DOI: http://dx.doi.org/10.18820/2415-0495/trp74i1.5 entsweng ka mora nako ya bokolone Revised April 2019, Published 30 June 2019 di ile tsa hlaha ho tswa ho letsete kapa The authors declared no conflict of interest for this title or article peheletsong ya tjhelete ya Mmuso ka tshebediso ya Growth Point Policy. Ka ho bontsha phapang, Ruwa e ne e ikgethile, Abstract ka lebaka la hore e hlahile/thehilwe This article qualitatively analyses the role of private land developer companies’ ka mokgwa wa kopanelo ya setjhaba- investment in postcolonial Zimbabwe’s urban development, with special reference to poraefete (public-private). Atikele ena e Ruwa Town. This sprawling town is outstanding for involving private land developers ngangisana ka hore, ho se be teng ha in its growth and expansion. All postcolonial established towns had emerged out of bokgoni ba mmuso ba ditjhelete (State Government’s direct investment through the Growth Point policy. By contrast, Ruwa financial capacity) ka dinako tsa ka mora was peculiar, because it developed from a public-private partnership approach. bokolone, dikhampane tsa ntshetsopele The article argues that, in the absence of State financial capacity in the postcolonial di bapetse karolo ya bohlokwa era, developer companies played a crucial role in infrastructure development and ntshetsopeleng ya meralo ya motheo le facilitation of public amenities. Although the companies were important in spearheading ho nolofatseng ditshebeletso tsa batho. the growth of the town, they sometimes failed to meet certain standards of quality in Le hoja dikhampane di ne di le bohlokwa urban infrastructure development required by town planning authorities. Despite this bakeng sa ho etellapele kgolo ya toropo, shortcoming, the article finds that the companies were essentially the most appropriate ka nako tse ding di ne di hloleha ho fihlella vehicles of urban development in times of economic crisis in the country. maemo a itseng a boleng ntshetsopeleng Keywords: Infrastructure development, postcolonial infrastructure development, ya meralo ya motheo toropong, e neng e private land developer companies, Ruwa, Zimbabwe batlwa ke bolaudi ba thero ya toropo. Ntle le ho hloleha hona, atikele ena e fumana hore dikhampane ka hohlehohle e ne e BELEGGING DEUR PRIVAATLANDONTWIKKELAARSMAATSKAPPYE EN le disebediswa tse loketseng bakeng POSTKOLONIALE STEDELIKE GROEI IN RUWA (ZIMBABWE), 1986-2015 sa ntshetsopele ya toropo ka dinako tsa mathata a moruo naheng. Hierdie artikel analiseer die rol van private landontwikkelaarsmaatskappye se beleggings in postkoloniale Zimbabwe se stedelike ontwikkeling, met spesifieke verwysing na die dorp Ruwa. Die uitgestrekte dorp staan uit omdat private grondontwikkelaars in sy 1. INTRODUCTION groei en uitbreiding betrek was. Alle postkoloniale gevestigde dorpe het ontstaan uit die regering se direkte belegging deur die groeipuntbeleid. Daarenteen was Ruwa Scholars who have written on uniek omdat dit ontwikkel het uit ’n openbare-private vennootskapsbenadering. urban development in Zimbabwe Die artikel beweer dat ontwikkelaarsmaatskappye, in die afwesigheid van have generally viewed urban staatsfinansiële kapasiteit in die postkoloniale era, ’n belangrike rol gespeel het in die infrastructure development as ontwikkeling van infrastruktuur en die fasilitering van openbare geriewe. Alhoewel die a state or government function. maatskappye belangrik was om die groei van die dorp te bevorder, het hulle soms nie sekere standaarde van gehalte in stedelike infrastruktuurontwikkeling wat deur Because of this, they have missed stadsbeplanning beveel is, nagekom nie. Ten spyte van hierdie tekortkoming, bevind the role of Private Land Developer die artikel dat hierdie maatskappye op daardie stadium die mees geskikte ‘voertuie’ vir Companies (PLDCs) in rapidly stedelike ontwikkeling in die land was. growing towns. They have also Sleutelwoorde: Infrastruktuurontwikkeling, postkoloniale infrastruktuurontwikkeling, missed the intricate links between private grondontwikkelaarsmaatskappye, Ruwa, Zimbabwe the state and developer companies Dr Terence (T.T.) Muzorewa, Lecturer, Department of Development Studies, Rural and Urban Development Research, Midlands State University, Harare Campus, 1 Kwame Street, Harare, Zimbabwe. Phone: +263 78212 3244, e-mail: <[email protected]> ORCID: https://orcid. org/0000-0002-9103-7882 Dr Mark (M.) Nyandoro, Senior Lecturer, Economic History, University of Zimbabwe & Extraordinary Professor Research, School of Basic Sciences, Subject Group History, Faculty of Humanities, North-West University (Vaal Triangle Campus), School of Social Sciences, Building 11B, Office 029 Vanderbijlpark, South Africa. Phone: +263 7790 73043, e-mail: <[email protected]> ORCID: https://orcid.org/0000-0002-1716-0102 SSB/TRP/MDM 2019 (74):51-63 | ISSN 1012-280 | e-ISSN 2415-0495 51 SSB/TRP/MDM 2019 (74) leading to a not-so-intended stimulated it. The uniqueness of in the early 1990s (Mlambo, 1997) public-private partnership. Ruwa Town development indicates and the controversial land reforms Literature by, for example, Moszoro how modern urban development of 2000. The government and the and Krzyzanowsk (2011), Ding was achievable in Zimbabwe based emerging urban administrations, on and Lichtenbery (2009) and on a total different experience. their own, were financially constrained Van Der Veen (2009) on PLDCs The article articulates how a growth during ESAP (1990/1991-1995) to and their functions in terms of urban point, initially rendered defunct, was put up infrastructure in the form of spaces has mainly focused on the then reorganised into a flourishing roads, sewerage and water systems, role and efficacy of these non-state post-independence fast-growing town electricity facilities, educational institutions in industrial and fast- following an influx of residents from institutions and health facilities, which industrialising societies’ growth and the rural areas and from nearby major was commensurate with a rapidly expansion. Until 2015, the role that metropolitan centres such as Harare. urbanising area. The government-run private sector companies and their Ruwa Local Authority or Ruwa Local investment played in developing Board (RLB), therefore, in a top-up 2. LITERATURE REVIEW urban land for residential and type of land access for development, commercial purposes was significant, In order to understand urban invited PLDCs to create a partnership given the difficult economic development in Ruwa, Zimbabwe, in service provision and town circumstances prevalent in Zimbabwe it is important to introduce the development. The developers owned during this period (Nyandoro & theory on partnership included 99% of the 3 188 ha of land available Muzorewa, 2017: 8). In general, the in this study. The existing theory for development in the area and had State in no partnership with private focuses on PLDCs, public-private better financial resources (Ruwa Town sector companies was instrumental partnerships (PPPs), bilateral Council, 2011: 7). These private sector in aiding town growth in a number partnership and the Regional, Town companies responded positively to the of areas in Zimbabwe. However, the and Country Planning Act (1976) call as they were in the business of country’s first specific experience as the base for a partnership. buying, developing and selling land. As with developer companies taking a result, between 1987 and 2015, there a leading corporate role in the 2.1 Urban development in were nine major and active developers emergence of a town, born out of the Ruwa, Zimbabwe operating in Ruwa. These were ashes of a defunct growth point, only The unremitting economic crisis Mashonaland Holdings Private Limited, manifested itself in the Ruwa case. in Zimbabwe (with the effect of Chipukutu Properties, Zimbabwe Reinsurance Corporation (ZIMRE), The article investigates the role of hindering industrialisation) has Wentspring Investments Private PLDCs in the development of Ruwa demonstrated not only the lack Limited, Damofalls Investments Land Town in Zimbabwe. It assesses the of state and urban authorities’ Developers, Fairview Land Developers, contribution of these institutions to capacity to finance urban growth, Zimbabwe Housing Company, the infrastructure development and but also the centrality of non- Barochit Property Developers, and expansion of the local economy of state institutions in the country Tawona Gardens Private Limited. Ruwa since its inception in 1986. to facilitate the development