Zimbabwe Bans Parallel Development to Improve Urban Planning and Housing Infrastructure

HARARE – The Zimbabwean Government has officially outlawed the practice of "parallel development", declaring that no residential houses may be built or occupied before essential infrastructure such as roads, water supply, sewer systems, and stormwater drainage has been fully installed and certified by local authorities. The policy marks a major shift in Zimbabwe's urban housing development framework and is intended to restore orderly town planning while tackling the rapid growth of poorly serviced residential settlements.

Announcing the policy during a media briefing last week, Local Government and Public Works Minister Daniel Garwe said the Government would no longer permit developers to sell or allow construction on unserviced residential stands.

"There is no such thing as parallel development, where people are being asked to build houses while servicing of roads, water and sewer is still taking place. We don't have such a thing," Garwe said.

He said all developers, whether local authorities, Government agencies, or private companies, must first complete all required infrastructure before selling residential stands.

"The roads, water and sewer must be constructed before anything else is built, and the local authority must issue the developer with a certificate of compliance, which then empowers the developer to sell the developed stands," he said.

Under Zimbabwe's Regional, Town and Country Planning Act and related planning regulations, a Certificate of Compliance is issued only after a local authority confirms that all infrastructure required under approved subdivision plans has been completed to the prescribed standards. The minister said allowing housing construction before infrastructure is completed has contributed to poor urban planning, increased service delivery challenges, and left councils facing costly infrastructure upgrades years after settlements have been established.

The announcement comes as Zimbabwe continues to grapple with a growing housing backlog that has encouraged the expansion of private land developments, housing cooperatives, and informal settlements over the past two decades. In many suburbs, residential stands have been sold long before roads, water reticulation, sewer networks, and stormwater drainage systems were installed, leaving thousands of homeowners without basic services.

Garwe also announced a renewed nationwide crackdown on illegal land sales, commonly known as "sabhuku deals", where individuals without legal ownership or authority sell land to unsuspecting home seekers. He revealed that the Government is finalising a new Statutory Instrument (SI) that will strengthen enforcement measures and impose tougher penalties on those involved in illegal land transactions.

"The Government policy on urban development is very clear. We strongly discourage the construction of houses on illegal land or land that has been processed illegally by institutions or individuals," he said.

"This idea of being sold a piece of land by an individual who does not own or have title to that land is not only criminal but is going to attract severe penalties."

Garwe warned that the government would no longer tolerate the continued expansion of informal settlements.

"Sabhuku deals must come to a grinding halt. We discourage people from buying land from these individuals. It is now a punishable offence."

The minister also defended the ongoing demolition of illegal structures in Harare South, saying the operation was being carried out in compliance with court orders obtained several years ago.

"Once the courts have decided, we cannot interfere as the Executive. You are very much aware of the separation of powers," he said.

Urban planning experts have long argued that completing infrastructure before occupation is essential for sustainable urban development, reducing future maintenance costs and ensuring residents have access to reliable water, sanitation, roads, and drainage. The government believes the new policy will strengthen compliance with planning laws, curb illegal settlements, and promote the development of properly serviced and sustainable urban communities across Zimbabwe.

Zimbabwe parallel development ban