BAMENDA MASTER PLAN (1985)
The population of Bamenda 1976 (48,111 inhabitants), 1987 (110,142 inhabitants), 2005 (201,764 inhabitants) and 2019 (261,285 inhabitants) shows accelerated growth rathes of 7.8% between 1976 - 1987 and 4.9% between 1987 - 2005. The Bamenda Master Plan of 1985 had as its principal objectives to plan the town such as to improve the living conditions of the population and its activities therein. A careful examination of its main development strategic axes showed that:
a) Urban Planning Principle: The Bamenda Master Plan of 1985 was elaborated based on the following principles:
- Hierarchical road networks beginning with “Commercial Avenue” to which primary roads and other secondary road networks are linked.
- The hills and plateau were designed for housing and services.
b) Strategies and planning regulations: The Master Plan was structured along districts using the population census (RGP) of 1976 and the housing surveys of 1981 with the following six specific components:
- Residential Zone
Commercial and housing sectors
Residential
Services
- Administrative zone
- Industrial area
- Military zone
- Open spaces
- Rural Areas
With regards to land reserve for public and administrative services, portions of land in Ntambag, Ntamulung and Mulang areas were identified without spatially showing them in the master plan graphic documents.
As concern the regulations, strategic dispositions were stated on the occupation and use of land such as:
- The type of occupation and maximum densities
- The height and number of constructions
- The parking specifications
- The type of fences
c) Commercial Center in the Master Plan-1985: The Commercial Centre occupied an important area in the Master Plan in the zones identified as “Commercial and housing” sector. Commercial activities and non- industrial activities were considered naturally as complementary to habitation. Building set-backs were set-out. Parking spaces for vehicles in the interior of parcels were considered as habitation.
It was obligatory for commercial housing to reserve part of their lands for other activities, corresponding to about 40% of the surface space. These specifications were hardly respected within the commercial areas as articulated vehicles and Lorries could be seen standing for hours along Commercial streets to off-load goods.
d) Implementation of the 1985 Master Plan: The insufficient investments of public and private sectors couple with non approval of the plan paralyzed the implementation according to the provision of the 1985 Master Plan. The realizations of some specific roads were because of the Bamenda Agricultural Show and CNU Party Congress in 1984 and 1985 respectively which urshered in massive investment principally in the construction of roads. Within the road sector only the Commercial Avenue, Veterinary Junction-Old Town to Savannah Junction, and Hospital Round-About to Bamenda Airport were constructed. The economic crises which came in the 1990s considerably halted or reduced the renovation process. Unpresidented rate of urbanisation set the stage for the elaboration of the Bamenda (PDU) 2011 and the Bamenda II Council (POS) 2014.
THE BAMENDA MASTER PLAN (PDU) 2011:
The regulations and graphic documents were equally validated and approved. Some of the principles outlined in this PDU Report worth noting are:
- The allocation land resources and distribution activities and services were based on planning principles and standards
- Relocation of private property (land) which in the general context and evolution would have been destined for other uses especially in the middle of the Commercial area.
- Ameliorate morphological aspect
- Construct and maintain road and divers networks necessary for a coherent and harmonious development of the Central town and it peripheral
- Re- launched the investments activities necessary in the realization of its programmed activities.
The regulations accompanying the graphic documents outlined the conditions for the occupation of different land uses and also the construction norms. It equally insisted as obligatory or activities to be carried out by an Architect during construction and the control of works in the commercial area. In general, the applications of detail work plan enabled government and municipal authorities charged with the follow-up of construction and renovation to know the different stages of work. This political will brought about progressive transformation of Central Business District.
THE BAMENDA II LAND USE PLAN (LUP) 2014:
The Urban development plans of Bamenda -1985 and 2011 necessitated the elaboration of the PDU 2012 which included more than 75% of the Bamenda II Council spatial land mass. This document defined the orientation of the urban area for the medium, and long teams (2014- 2027).
The Town Planning Law of 2004) prescribed the elaboration of detail sectorial strategies whose content contained precise operating regulations. It is within this context that LUP was elaborated. Up till-date the Bamenda (PDU) 2012 is a reference document in terms of organization and re-structuring of the town.
Examining numerous urban planning documents elaborated since 1985 and specifically what concerns re-structuring of the town centre and other urban sectors, showed the willingness of the public authority to master the land use/occupation and to also affirm the political will of the government of Cameroon in urban planning.
Zoning Rules and Regulations: The Bamenda II Council POS Land Use Zoning Rules and Regulations provided legal framework for its implementation. They are binding on all parties and actors who manage, occupy, develop and use land within the officially declared planning limits of Bamenda II Sub-Divisional Council.
Different urban planning instruments (PDU, LUP, SP, and PSU) are complementary to other planning and programming tools available to councils namely:
1. Council Development Plan (CDP) and Participatory Quarter Diagnosis (PQD) in the areas of implementing local policies and economic, infrastructural and socio-cultural development,
2. Environmental Management Plan (PGE) and Plan of Local Forest planning, in the setting of the protection and the natural space enhancement;
3. Sustainable Development Plan (PADD), concerning strategic sustainable development.
What makes the town planning documents (PDU, LUP and PSU) different is that they provide to the local elected officials a reference to construct the future of the urbanized zones and those areas that intend to evolve on a larger scale cartographic format including
regulations which are legally binding to all stakeholders.