President William Ruto inspecting the ongoing affordable housing project in Kibera Highrise, Langata Constituency in Nairobi on November 22, 2023.
A tribunal has frozen a housing project in Lang’ata initiated by President William Ruto under the affordable housing programme over accusations it was being undertaken without environmental and social impact assessments.
National Environment tribunal temporarily stopped the construction of the 17-storey apartment blocks, which would comprise of 15,950 housing units, pending the determination of a petition filed by Busia senator Okiya Omtatah.
M Omtatah alleged that National Environment Management Authority (Nema) has taken no action even after being informed that the housing project was about to commence without the mandatory environmental and social impact assessments, and also without the requisite approvals.
Activist Okiya Omtata addresses a court during a past session.
The project known as Southlands Affordable Housing project is among the developments being undertaken by Ministry of Lands, Housing and Urban Development.
President Ruto gave an undertaking to construct 250,000 affordable housing units every year of his tenure, although the target has not been realised.
Mr Omtatah alleged that the project was being undertaken on land that was planned as a transport corridor and noise buffer zone for the residents of Southlands, Civil Servants, Uhuru Gardens, Maasai, White House, and other surrounding estates in Lang’ata constituency.
The tribunal chaired by Emmanuel Mumia certified the case as urgent and said a ruling on the matter would be delivered on June 9.
“That in the interim, prayer no. 2 (stopping the project) of the application is allowed as prayed,” the tribunal said.
Mr Omtatah said it was necessary to halt the commencement of construction to allow the tribunal the time required to adjudicate the dispute properly.
He said no public participation was conducted and the area residents just saw people surveying their backyard just after the buffer zone.
Rail reserve
The Busia senator said the site is part of the 120 metres wide Trans-African Transport Corridor Road and Rail Reserve.
The Southern bypass has been constructed on part of the land.
“No studies have been conducted to establish the impact the 17-storey building blocks, and the high population the project will generate when settled, will have on strategic national facilities in the area across the road such as the iconic Nairobi National Park (the only wildlife park in a city in the whole world), the Lang’ata Barracks, and Wilson Airport (which requires a clear flight path for planes that use it),” he said.
Mr Omtatah said proceed with the project without an Environmental Impact Assessment (EIA) study and license, was contrary to the law.
The senator said assuming each unit of the 15,950 residential units will have five occupants, then more than 75,000 more people will live in the area, which is already suffering from stress of inadequate facilities and resources for the current residents.
“Due to the construction of the Housing Project, the residents of the area are facing an imminent existential threat from pollution and congestion, and all Kenyans will suffer from the grabbing of the public land reserved for land,” he said.
President William Ruto, Nairobi Women Rep Esther Passaris during the inspection of the on-going construction of the 4,054-unit Kibra Soweto East Affordable Housing Project in Kibra, Nairobi County.
Mr Omtatah said the project after completion will cause a major strain on infrastructure, including access roads and social amenities such as water, drainage, security, and fire escapes.
He claimed that residents in the area only receive piped water once a week.
“It (the houses) will have a negative impact on the environment, including green spaces, flow of clean air, among others. The environmental degradation caused by hazards of vibrations, noise and dust pollution will result in associated health and safety perils,” he added.
Mr Omtatah further argued that the housing project would lead in the loss of neighbourhood’s character with adverse effects to property values.
He pointed out that on current market analyses and recent local reactions, introducing the AHP in Lang’ata is expected to put downward pressure on nearby property values, with estimates suggesting a devaluation in the range of 5–15 percent.
“This projected devaluation will come from the influx of affordable, higher-density units in a predominantly upscale area. In the short term, the sudden increase in supply can disrupt the current balance—especially in a controlled zone where existing properties have traditionally been low-density and high value,” he said.
