Plans to reshape parts of Bulawayo through new Local Development Plans 12 and 18 have sparked public debate, with residents and property experts warning that poor roads, uncertain funding, and the risk of property value loss could undermine the city’s redevelopment ambitions.
The two plans, which aim to transform Bulawayo’s landscape, attract investment and promote sustainable urban growth, focus on areas around Matopos Road, Plumtree Road, and Masiyephambili Drive. They were presented during a meeting held at the Small City Hall on Wednesday, where residents raised a series of concerns about infrastructure, traffic management, and financing.
Property consultant Andrew Chaka from Knight Frank Zimbabwe said his company was closely following the proposals because of their potential impact on the real estate industry.
“The Development Plan 12, which includes Matopos Road, Plumtree Road, and Masiyephambili Drive, is of particular concern due to the poor condition of roads in those areas,” he said. “The city needs to prioritise paving the roads to make the area more attractive for investment and development.”
Chaka also warned that desertification and poor infrastructure between Emganwini, Newton West, and Bellevue could depress property values in nearby suburbs.
“People are becoming hesitant to buy or invest in Newton West because it is close to Emganwini, an area facing environmental and infrastructure challenges,” he said. “Properties in Morningside and Bellevue could lose value as they become surrounded by high-density housing, making investors less willing to put money into those neighbourhoods.”
Residents also questioned how the city would address chronic electricity shortages and traffic management problems. Sphesiwethu Magaza asked how the city planned to operate traffic lights given the ongoing power cuts.
“We have seen that you are working on traffic lights. How are you going to fix the traffic lights since we have a problem with electricity?” he asked.
Another resident, Bornface Muthale, said many motorists no longer respected traffic lights, suggesting the city should consider alternative ways of managing intersections.
“Do we still have faith in traffic lights, particularly in road intersections and urban areas? There is a need for other ways to control traffic because we now have motorists that no longer respect traffic lights,” he said.
Others, including Newton West resident Nkosiyapha Gunene, wanted clarity on the timeline and financing of the projects.
“In terms of financing all of this, is there already a financial plan or is it open for investors? And also, how long is this going to take, and when is the city council going to start this development?” he asked.
Responding to the questions, Bulawayo City Council Deputy Director of Housing, Dictor Khumalo, said the project would require long-term funding aligned with the city’s broader five-year strategic plan.
“This plan needs long-term funding, so we do long-term plans,” he said. “We have a five-year strategic plan that we are going to be dealing with, and it also talks about how we are going to fund major infrastructure requirements for this plan.”
He added that townhouse sites would be made available to the public through tenders, allowing buyers to develop them in line with the city’s local development plans.
Town Planning Assistant Director, Sehlile Ndlovu, said the council had already conducted a detailed study and road condition survey to identify areas needing repair.
“We did a detailed study report and a road condition survey where we surveyed all the roads, and we have information,” Ndlovu said. “The Department of Works has a programme for repairing roads in the city.”
She acknowledged, however, that limited financial resources meant the city could not fix all roads at once.
“Unfortunately, due to the budget that has been given, the city is not able to repair all the roads at once,” she said. “In terms of housing, we are going to build townhouses in Local Plan 12 that are going to attract investors and tenants, bringing income to the city.”
Ndlovu also said engineers would soon clarify whether the city’s new traffic lights would be powered by electricity or solar energy.
“In terms of traffic lights, we are going to request the engineers to explain in detail what the traffic lights will be running on, whether it is electricity or solar,” she said.
According to council officials, Local Plan 18 covers the northern part of Bulawayo’s Central Business District, from 3rd Avenue up to Beit Avenue and from Lobengula Street to Parirenyatwa Street, while Local Plan 12 focuses on the southern areas, including Newton West, Bellevue, Four Winds, and the newly developed Emganwini.
The city says the two plans are part of its long-term vision to modernise Bulawayo, but residents have urged the council to address infrastructure and funding challenges first to ensure the projects succeed.
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