UNIVERSITY OF NAIROBI
FACULTY OF BUILT ENVIRONMENT AND
DESIGN
DEPARTMENT OF URBAN AND REGIONAL
PLANNING
ALEX MUTINDA
B65/4448/2022
BUR3304 RESOURCE & ENVIRONMENTAL PLANNING II
SUBMITTED TO: DR. OYUGI
CAT
Page | 1
TILISI MIXED USE PROPERTY PROJECT DEVELOPMENT
BACKGROUND
Began around 2014 with land acquisition and master planning, Tilisi was conceptualized and is being
developed by a group of local and international investors to address key urban issues like traffic congestion,
poor infrastructure, and uncoordinated urban growth seen in Nairobi. It is designed to be a 15-minute city,
meaning that all essential services; homes, schools, shops, medical facilities and parks can be accessed
within a 15-minute walk or cycle ride.
The development is strategically positioned along the Nairobi-Nakuru highway, just past the Nairobi-
Limuru border, offering excellent connectivity to major transport routes, including the Nairobi Southern
Bypass and the Nairobi-Malaba standard gauge railway.
Tilisi is a 400-acre master-planned development, with designated zones for various uses:
• Residential: 170 acres
• Logistics and Light Industrial: 112 acres
• Commercial and Retail: 25 acres
• Education: 8.24 acres
• Healthcare: 3.6 acres
• Recreational: 4.66 acres
Tilisi as of now is 73% sold and with construction ongoing across different zones, the development plans
to accommodate approximately 3,200 homes; including 2,000 apartments and 1,200 townhouses or
maisonettes. Additionally, the logistics park within Tilisi is set to feature around 100,000 square meters of
international standard warehouse space.
Infrastructure
There has been an investment of over $40 million in infrastructure, including paved roads with street
lighting, pedestrian pathways, cycle lanes, drainage systems, sewage treatment plants, boreholes for water
supply, ICT connection and security features like CCTV surveillance and manned entrances.
Page | 2
Picture showing Tilisi project infrastructure
Page | 3
Residential development;
Tilisi views: offers 3 to 4- bedroom villas with amenities such as a club house, heated pools,
gym and children’s play areas.
Tilisi woods; provides fully serviced half-acre plots for custom home development,
promoting a high – end residential environment with a focus on green spaces and
walkability.
With regard to the project;
The process of carrying out the environmental impact
assessment
Conducting an Environmental Impact Assessment (EIA) is a critical process before undertaking any
proposed project. it involves a couple of steps which include;
1. Preliminaries of EIA:
The process begins with the constitution of an EIA team. the size and the nature of the project will determine
the number and the constitution of the whole team. The team might comprise of social scientists, natural
scientists and biological experts.
As for our case Tilisi there is the project scope which entails a 400-acre master-planned, mixed-use
development located in Limuru, Kenya, about 30 km from Nairobi CBD. The project is designed to function
like a self-contained satellite city.
Project objectives; the project aims at urban decentralization, economic growth, facilitation of modern
infrastructure, integrated living (combined work, housing, education, healthcare and recreation in one
location)
Potential environmental implications; Negative; land use change, soil erosion and degradation water
resource strains, increased waste generation, Air and noise pollution and loss of biodiversity.
Positive ;(if managed well) ecofriendly infrastructure, job creation, urban planning model and improved
livelihoods.
2. Project Screening:
Screening determines whether a project requires a full EIA based on its scale, location and potential
environmental effects. Given Tilisi’ s magnitude a 400-acre mixed-use development it likely necessitated
a comprehensive EIA.
Page | 4
The Tilisi development site in Limuru lies within an environmentally and culturally sensitive area. The land
is traditionally used for small-scale agriculture which supports local livelihoods and community identity.
Clearing of vegetation and increased water demand from the project may lead to habitat loss, biodiversity
disruption and strain on water resources. Human activities such as farming and communal living risk
displacement, while cultural practices tied to the land may be eroded. Rapid urbanization could marginalize
lower-income residents leading to social inequality and cultural disconnection if not carefully managed.
3. Project Scoping:
Scoping identifies the key environmental issues and impacts to be considered. This process is undertaken
with a lot of consultation with the general public, various resource managers operating within the project
area and any other professionals, politicians and other relevant leaders.
The Tilisi project is expected to significantly impact local ecosystems through vegetation clearance, habitat
fragmentation and potential loss of biodiversity. Increased construction and human activity may strain local
water resources by altering natural drainage patterns and raising water demand, risking depletion and
pollution of surface and groundwater sources. Air quality could deteriorate due to dust emissions,
construction machinery and increased vehicular traffic, especially during the development phase. Socio-
economically, the project may bring job opportunities and improved infrastructure, but also risks displacing
small-scale farmers, increasing the cost of living and widening the income gap if local communities are not
adequately integrated into the development process.
4. Baseline Studies:
This stage keeps a good record of what existed before a project and it is very important benchmark for the
future assessment during project operations.
Main tools and methods include;
• Field measurement/survey (biodiversity records and water quality)
• Literature review of the area
• Interviews
Page | 5
5. Consultation Stage:
Engaging stakeholders is very vital as it ensures that diverse perspectives are considered, and potential
concerns are addressed. The consultation stage of the Tilisi project involved a wide range of stakeholders,
including local residents, farmers, community leaders, Limuru sub-county officials, environmental experts,
water resource users and national regulatory bodies such as NEMA. These stakeholders were engaged
through public forums and meetings where they voiced concerns about issues such as potential
displacement, rising land costs, strain on water resources and environmental degradation. Their input was
crucial in shaping the project’s design and mitigation strategies such as preserving green spaces, planning
for adequate water management, and incorporating social infrastructure like schools and healthcare
facilities. The inclusion of these diverse voices ensured a more balanced development approach that
considered both environmental sustainability and social equity, in line with legal and ethical requirements
under Kenyan environmental law.
6. Impact Analysis:
This step evaluates the potential positive and negative environmental impacts of the project. The study by
Koigi (2019) observed several environmental management practices at Tilisi
• Natural Resource Extraction: Minimal steps were taken to reduce resource extraction, with 69.5%
of workers indicating limited efforts in this area.
• Energy Use and Conservation: Green energy use was not emphasized, as noted by 88.8% of
respondents.
• Water Use and Conservation: Workers lacked training on efficient and sustainable water use, with
70.1% reporting inadequate skills.
• Waste Management: Similarly, 70.1% of workers indicated insufficient training in waste
management practices.
Page | 6
• Health and Safety: The project was not actively promoting worker and societal health and safety,
as observed by 64.7% of respondents.
7. Assessment of Impact Significance and Long-Term Prediction of Impacts:
Tilisi master-planned development, the assessment of impact significance and long-term prediction of
impacts involved a systematic analysis of how the project’s different phases ranging from land preparation
to construction and operational use would affect both the environment and the local communities over time.
This step required categorizing potential impacts based on their magnitude, duration, probability of
occurrence and sensitivity of the receiving environment.
Environmental Significance: The development occupies over 400 acres of previously green, semi-
agricultural land which implied long-term impacts such as the loss of natural vegetation, reduction of
biodiversity, and changes in land cover. These were assessed as highly significant, particularly in terms of
permanent alteration to the ecosystem and habitat fragmentation.
Water Resources: A critical long-term impact predicted was the increased demand on local water supplies,
especially for domestic, industrial and landscaping needs. Surface runoff and pollution risks due to
increased impervious surfaces (like roads and roofs) were assessed as moderately to highly significant
depending on the adequacy of stormwater management systems implemented.
Air Quality & Noise: During construction, dust, emissions from machinery and noise pollution were
identified as short- to medium-term impacts, with significance levels varying based on proximity to
residences. In the long term, increased vehicular traffic was predicted to affect local air quality though
mitigation such as green buffers and non-motorized transport corridors helped reduce severity.
Page | 7
Socio-Economic Impacts: The project’s scale meant long-term positive impacts such as job creation,
increased access to commercial and educational facilities and a potential rise in land value. However,
negative social impacts like displacement of low-income residents and cultural disconnection were also
recognized, especially if gentrification occurred. These were classified as significant unless carefully
managed.
Cumulative and Irreversible Impacts: The cumulative effects of infrastructure development in the wider
Limuru area were considered including potential strain on existing infrastructure and loss of rural character.
Irreversible impacts included permanent changes to land use and landscape, requiring proactive mitigation
and long-term monitoring strategies.
8. Identification of Suitable Mitigation Measures:
Based on the impact analysis, appropriate mitigation strategies are developed. Recommendations from the
study include:
• Training Programs: Implementing comprehensive training for contractors and workers to
raise awareness of sustainable construction practices.
• Regulatory Compliance: Ensuring strict adherence to environmental regulations to mitigate
negative impacts.
9. Identification and Assessment of Possible Project Alternatives:
This stage is very crucial as it ensures that the chosen project design is not only economically viable but
also environmentally and socially sustainable. In the case of the Tilisi mega development project, which
spans approximately 400 acres in the Limuru region, this step was critical due to the sensitive ecological
and socio-economic context of the area.
These included; site alternatives, where other locations were considered but found less strategic compared
to Tilisi’ s proximity to Nairobi and major highways.
Design alternatives focused on varying development densities and land use patterns, with the final layout
incorporating ample green space and mixed-use zones. Technological alternatives such as green building
systems, centralized wastewater treatment and rainwater harvesting were evaluated for long-term
sustainability. The “no-project” alternative was also considered, which would preserve the natural
environment but forego economic and infrastructural benefits. Ultimately, the selected alternative balanced
development needs with environmental responsibility and aligned with national planning goals.
10. Documentation and Decision Making:
All findings, analysis and proposed mitigation measures are compiled into an EIA report. Regulatory
authorities then review this document to decide whether the project should proceed and under what
conditions.
As for our case Tilisi areas needing improvement, such as resource conservation, waste management and
health and safety protocols, underscoring the importance of comprehensive environmental assessments
Page | 8
2. The possible challenges faced in developing the environmental impact Assessment and how they can be
mitigated.
the major challenges in our case study here include;
▪ Deforestation and land degradation. large scale clearing of land ought to harm biodiversity.
Deforestation and forest degradation are destroying some of the earth’s most precious ecosystems and
the natural resources that people depend on, in addition to fragmenting wildlife habitat. The Tilisi area
was originally semi-rural and included agricultural land and low-density residential plots before it was
designated for the mixed-use urban development. To pave the way for the project, large tracts of land
were consolidated and cleared, making room for infrastructure, commercial, residential, industrial, and
educational zones.
Mitigation: The probable approach to this challenge is to implement green building, tree planting
programs and nature reserves within the project.
▪ Land Use Compatibility and Zoning Conflicts. Integrating residential, commercial and industrial
uses within the same development might raise concerns about compatibility with surrounding land uses.
Mitigation:
Conduct thorough land suitability and compatibility studies.
Use proper zoning within the master plan to separate conflicting uses (e.g., buffer zones between
industrial and residential areas).
Engage county governments early for planning approvals.
▪ Displacement and Livelihood Disruption. The whole process of acquiring that land led to
displacement of communities thus disrupting local livelihoods.
Mitigation:
Carry out a Resettlement Action Plan (RAP) in compliance with NEMA and World Bank
guidelines.
Provide fair compensation and alternative livelihoods programs.
Continuous stakeholder engagement with affected communities.
▪ Biodiversity Loss and Habitat Fragmentation. The land was previously used for ranching and
therefore there was bushes and indigenous trees serving as habitat. Clearing of land for construction
affected local flora and fauna, especially in previously undeveloped zones.
Mitigation:
Baseline ecological surveys to assess species and habitat value.
Create green corridors and preserve natural vegetation where possible.
Implement landscaping plans using indigenous species.
▪ Water Resource Management. As for the mixed-use property there will be increased demand for
water and potential contamination of local water sources.
Mitigation:
Water demand modeling and sustainable sourcing (e.g., rainwater harvesting, boreholes).
Wastewater treatment systems to prevent pollution.
Page | 9
3.How monitoring and evaluation of the mitigation measures indicated in the environmental impact
assessment report will be conducted.
Monitoring and evaluation of mitigation measures in the Environmental Impact Assessment (EIA) for the
Tilisi Mixed Use Property is critical to ensuring that environmental and social safeguards are actually
implemented and effective over time.
There are several ways in which monitoring and evaluation can be undertaken;
▪ Establishment of an Environmental Management Plan (EMP)
This document its very crucial as it is used as a guiding tool for monitoring throughout the lifecycle
of the project construction, operation, and decommissioning.
The EMP outlines: Specific mitigation measures, Responsible parties, Monitoring indicators,
Frequency of monitoring and Reporting formats.
▪ Institutional Arrangements for Monitoring.
The monitoring of mitigation measures outlined in the Environmental Impact Assessment (EIA)
for the Tilisi Mixed Use Property relies on well-structured institutional arrangements to ensure
effective implementation and compliance. These arrangements define the roles and responsibilities
of key stakeholders, including the project proponent, contractors, regulatory agencies like NEMA,
independent consultants and the local community in tracking environmental performance
throughout the project lifecycle. By establishing a coordinated framework, these institutions help
ensure that environmental safeguards are not only enforced but also adapted to emerging challenges
as the project progresses.
▪ Corrective Actions and Adaptive Management.
Corrective action and adaptive management are essential components of the Environmental Impact
Assessment (EIA) monitoring process, especially for a large-scale development like the Tilisi
Mixed Use Property. When monitoring reveals that certain mitigation measures are not effectively
minimizing environmental impacts such as continued air pollution, noise or poor waste disposal
corrective actions are taken to address the issues. These may include revising construction
methods, increasing the frequency of environmental controls or introducing new technologies.
Adaptive management goes a step further by using lessons learned during implementation to
improve future actions. It is a flexible, responsive approach that allows project managers and
environmental officers to update strategies based on real-time data, community feedback or
changing site conditions. Together, these approaches help maintain compliance with environmental
standards and ensure sustainable project development.
▪ Reporting and Documentation
Reporting and documentation play a crucial role in the monitoring and evaluation of mitigation
measures in the Tilisi Mixed Use Property EIA. Accurate and timely reports help track the
implementation of environmental safeguards and ensure transparency and accountability among all
stakeholders.
All reports should be well-documented, stored and accessible for reference during inspections,
reviews and future planning. Proper documentation ensures consistency in environmental
management and provides a reliable record of the project’s environmental performance over time.
Page | 10
Annex 1: Tilisi Master Plan
Page | 11
REFERENCES
Environmental Resources Management. (2021). Best practices in environmental and social impact
assessment. ERM.
International Finance Corporation. (2012). Performance standards on environmental and social
sustainability. World Bank Group.
https://www.ifc.org/wps/wcm/connect/topics_ext_content/ifc_external_corporate_site/sustainability-at-
ifc/policies-standards/performance-standards
National Environment Management Authority. (2015). Environmental impact assessment guidelines and
procedures. Government of Kenya.
Republic of Kenya. (1999). Environmental Management and Coordination Act (Revised Edition 2015).
Government Printer. https://www.nema.go.ke
Republic of Kenya. (2010). The Constitution of Kenya. National Council for Law Reporting.
https://www.kenyalaw.org
Tilisi Developments Ltd. (2020). Tilisi master plan and project brief. Tilisi.
United Nations Environment Programmed. (2002). Environmental impact assessment training resource
manual (2nd ed.). UNEP.
Page | 12
