Assessing shopping mall led urban restructuring in Lusaka: location factors and key actors.

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Musonda, Abishai
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The aim of the research was to examine the factors that determine the location of shopping malls and the resulting urban restructuring that has taken place in Lusaka. It was guided by three objectives; to evaluate the factors that determine the location of shopping malls; to identify the key actors in the location of shopping malls; and to assess the urban restructuring that has taken place. Interview guide was used to collect data from 28 shopping mall owners and 3 officials from LCC, ZEMA and MLG purposively selected based on their job description, experience and knowledge on the research topic. The resulting data was categorized, tabulated and analysed using content analysis. In terms of factors that determine the Location of shopping malls in Lusaka, the study identified five factors; plot size, access to major roads, market area, demographics and distance between shopping malls. The study established that these factors are well known by the developers and not the institutions that are mandated to regulate the process. In relation to actors, the study identified the following; the developers, ZEMA, LCC and MLG as the main stakeholders in the location of shopping malls. The findings further revealed that most shopping malls are driven by the developers who lack planning professional expertise. The developers have high interest and high power to drive the process of location of shopping malls. Their interest is making sure that they get approval of the potential site they have identified with or without following the planning regulations. With regard to the urban restructuring, the study finds that twenty-eight sites that were formerly used as small shops (such as hardware, mechanical workshop and grocery), Greenfields (playground, burial site, vegetation cover) and police post/council offices have been replaced by shopping malls. These shopping malls have changed the aesthetic beauty of the sites. The study further established that most of the urban restructuring has been done on sites that were initially earmarked for small shops. In conclusion, the study has revealed that the location of shopping malls in Lusaka is been driven by developers to suit their interests. The Ministry of Local Government and Lusaka city council is only managed these decisions administratively. In addition, location of shopping malls are products of inadequate legislation, weak enforcement and lack of shopping mall policy. Therefore, the study recommends that the enforcements of the existing laws should be strengthened by ZEMA, LCC and MLG. In addition, a shopping mall policy that will fully regulate the location of shopping mall should be developed by MLG. This would help decision makers to address the social, economic and environmental concerns associated with shopping malls.
Degree of Master of Science in Spatial Planning
Shopping malls--Planning.