REPUBLIC OF KENYA

MINISTRY OF LOCAL GOVERNMENT

LOCAL AUTHORITY DEVELOPMENT PROGRAMME

TECHNICAL MANUAL

Markets

OCTOBER 1986
CONTENTS PAGE

INTRODUCTION 2

SECTION ONE FEASIBILITY 3

what is a market?
what are the sources of income?
how big will it be?
how much will it cost?

SECTION TWO THE SITE 30

the site
site layout

SECTION THREE DESIGN 43

detailed planning

SECTION FOUR MATERIALS 80

material choice

SECTION FIVE MANAGEMENT 89

revenue collection
construction

SECTION SIX APPENDICES 98

specifications
general notes
worksheet blanks
INTRODUCT ION

This manual is part of the LADP Guidelines Series

and prov!fcs detail and assistance to Local
Authorities, to help ensure that markets developed
by them will work well and generate the maximum
income. The manual can be used in any of the
following ways:

USE OF THE MANUAL

" FEASIBILITY ......... To give guidance on how to

establish the size and cost of a market when
working with Manual Two, Feasibility Studies.

* DESIGN BRIEFS ... To provide a basis for putting

together the information necessary for a
design brief and to help identify the
component part3 of the proposed market.

" DESIGNING ..... To provide technical information

and planning advice on how markets should be
designed.

* CHECKLIST ....... To provide a checklist against

which to check any design when it has been
submitted for approval.

" MANAGEMENT .......... To provide some management

advice for running a market.

2
SECTION ONE --- FEASIBILITY

CONTENTS PAGE

1. WHAT IS A MARKET ?
1.1 a source of income 4
1.2 a public service 4
1.3 effects of an expensive market 5
1.4 conclusion 5
2. WHAT APE THE SOURCES OF INCCME?
2.1 vendors 6
2.2 other revenue sources 6
3. HOW BIG WILL THE MARKET BE ?
3.1 how to carry out a survey
3.2 survey sheet 8
3.3 what the survey will tell you 9
3.4 sorting the survey infomation 11
3.5 types of marketing accommodation 12
3.6 advertising 14
3.7 planning for growth 15
3.8 sizing the marketing areas 17
3.9 data log 18
4. HOW MUCH WILL THE MARKET COST ?
4.1 estimating methods 19
4.2 updating estimates 22
4.3 construction cost estimate
worksheet - high specification 23
4.4 construction cost estimate
worksheet - low cost 24
4.5 cost analysis 25
4.6 loans and repayments 26
4.7 income and expenditure 26
4.8 upgrading 27
4.9 expenditure checklist 28
.4.10 capital and maintenance costs 29

3
SECTION ONE --- FEASIBILITY

1.0 WHAT IS A MARKET ?

Although this might seem too obvious a question to

ask, In this context It does help to highlight the
priorities when developing a market.

1.1 A SOURCE OF INCOME ......... A market has one

main function, and that Is to provide the
Council with revenue to enable It to develop
or maintain other non-revenue earning
facilities for the good of the people of the
town or district. Therefore, the lower the
cost of construction and management of the
market the higher the amount of revenue
earned.

1.2 A PUBLIC SERVICE .......... The market Itself

provides a useful facility for the area. The
better the facility, the better the chances
of success at revenue earning.

In order to maintain a useful produce distribution

system around Kenya, people must be able to afford
the produce. In order to keep these costs within
affordable limits, operating costs of the market
must be kept as low as possible.

4
 1.3 EFFECTS OF AN EXPENSIVE MARKET

If the Council builds an expensive market

order to recover the repayment charges then in
have to make higher charges to the it will
vendors using
the market. This will have two effects:
* VENDOR RESISTANCE ...... The vendors will resist
using the facility to avoid the higher
charges. This will in turn Increase
the cost
of enforcing the Council's regulations and
the market may be in danger of standing
Idle.
* INCREASED PRICES .......... The
vendors will put
up the prices of their produce which
may well
reduce the number of people buyiing,
again
reducing the possible income for the
vendors.

1.4 CONCLUSION

It follows that the lower the overall

cost of the
market, Including both construction
maintenance costs, the greater the and
Council, benefit to the
the vendors and the people buying
produce.

5
2.0 WHAT ARE THE SOURCES OF INCOME?

We have seen that the market should mainly be

regarded as a source of income for the Council. We
now must ask the question; "Where does the money
come from?"

2.1 VENDORS

The main source of revenue from a market is from

the charges made to the vendors for the use of
this facility. The Council has to set its chares
at such a level that it will receive the maximum
possible income from the market without creating
vendor resistance.

2.2 OTHER REVENUE SOURCES

* ON-SITE FACILITIES ... Other possible sources of

revenue from markets are rents for kiosks,
shops and possibly cafeterias. These
facilities are discussed in detail in the
Design section, page 43 onwards. The amount
of income arising from these facilities will
vary considerably from town to town. Local
information will have to be sought to assess
what rents should be charged.

* ADVERTISING ...... As a well used public space a

market can be a popular area for all sorts of
advertisements, and the Council can gain more
revenue by leasing advertising space in the
market.

6
3.0 HOW BIG WILL THE MARKET BE ?

The next step to be carried out in assessing the

feasibility of the proposed market, or of an
extension to an existing market, is to find out
what the demand is. There is only one real way to
do this, and that is to carry out a survey.

3.1 HOW TO CARRY OUT A SURVEY

People should be sent out around the town to
record all the stalls and hawkers selling food
produce, small domestic goods, clothing and so on.
Each of these selling spaces should also be
measured to give an idea of the area required and
the volume of goods on sale.

This survey should be carried out on each day of

the week, or at least on market days and other
days when hawkers are known to be selling around
the town.

There is likely to be a difference between market

days and other days. It is important to find out
the dfferent types of goods for sale on different
days and the increase in volume expected on market
days.

Where there is already an existing market, the

Council should have Information on the demand for
existing stalls.

A sample of the sort of record to be kept is shown

on page 8. A blank copy of this survey sheet Is
included In appendix three.

7
3.2 SURVEY SHEET LOCATION: Ndoto township

SURVEYOR: Brook Ngache, Assistant Market Master

DATE: 17 August 1986

No. Location Area No Type of Goods Type of Stall

of of
Stalls Stalls

I. Bunyala St lmx Im 1 Oranges Hawker

2. " 1mx im I Tobacco Hawker
3. Onyango Rd 2mxlOm 5 Vegetables Covered stall
4. Behind Bank 10mx40m 25 Clothing Laid on ground
5. Bus Park 4mx 5m 10 Vegetables Covered stall
2mx 2m 2 Klondos Stalls
Imx 6m 3 Plastic Goods Barrow/Tabies
3mx 3m 3 Clothing Tables
6. Existing 5mx20m 16 Vegetables Stalls
Market
8. Blashara St lmx 4m 1 Tea, Sugar Kiosk
Sodas,
Cigarettes
etc.
9. Spring 3mx 5m I Charcoal Open
Valley /

This column shows the

number of stalls
found at each
location.

This column shows the

area covered by
stalls found at each
location

8
3.3 WHAT THE SURVEY WILL TELL YOU

The survey sheet, a sample of which we have seen

on page 8, shows where all the vendors have chosen
to try and sell their goods. In larger towns the
survey may indicate that there are two or maybe
three areas where large groups of vendors have set
up stalls. In such cases the Council will have to
decide whether it would be more useful to have a
number of smaller suburban markets rather than a
single central market.

If the Council decides to divide the marketing up

into suburban markets then the survey must be
divided up to give separate survey da't. for the
areas to be served by each of the proposed
suburban markets.
The explanations which follow can be applied to
each of these markets separately.
* CURRENT DEMAND ........ Once the survey has been
carried out over the selected days, the full
survey will give a good indication of the
current demand. This will be the demand shown
on the day when the maxim-m number of vendors
were recorded. It should be noted that this
demand is for the whole survey area.

* ANTICIPATED INCOME .... Income can be determined

by multiplying the stalls or selling areas by
the anticipated charges to be made by the
Council. This will give an idea of the total
possible income which could be obtained from
charges made by the Council authorizing the
sale of marketable goods and produce around
the town, or each survey area.
* STALL SIZES ..... If there are a number of large
stalls around the town selling goods, the
Council will have to consider whether to
separate the market Into wholesale and retail
sections.

Recording the number of stalls and the area

they cover when carrying out the survey is
important because this comparison shows how
big each of the stalls in each group are.

The areas covered by the different sorts of

goods will give guidance on the sizing of
their respective parts of the market.

The individual areas covered by each stall

will give guidance on the best market stall
sizes for different types of goods.

* NUMBERS OF STALLS ........ The numbers of stalls

recorded in the survey give an overall guide
as to the number of vendors that the market
will have to allow for.

10
3.4 SORTING THE SURVEY INFORMATION

Having now gathered the field Information on the

expected demand for the market, a judgement has to
be made as to which vendors would be selling in
the market. To do this the following factors have
to be considered;
* MOBILE STALLS ....... Hawkers generally rely on
being able to move a small amount of goods
around the town to sell at convenient places
where they can find willing buyers. It is
unlikely that hawkers will move into the
market and go they should not be included in
the assessment of space required.

LOCATION SELLING ....Most kiosks, for example,

will have been set up in a position that the
owner believes is suitable for the sale of
the type of goods he has to offer. As this is
the rule rather than the exception, the
Council should advertise kicsk space in the
new market and assess the demand from the
replies received, and kiosks counted around
the town should not be included in the
assessment ot space required.

Other types of stall, such as the charcoal

vendor, may also be examples of location
selling and therefore unlikely to want to
move to the new market. If such stalls can be
identified then they should not be included
in the assessment of space required.

* COUNCIL POLICY ....... The Council must decide

what Its policy will be towards the vendors
who are unlikely to want to move to a new
market. They can accept them and issue them
with hawkers licences as the means of
collecting revenue from them. Alternatively
the Council may decide they are a public
nuisance and prevent vendors from selling
outside the market. In this case the vendors
will probably require space in the market as
the next best choice.

11
3.5 TYPES OF MARKETING ACCOMMODATION

Having adjusted the survey data to make allowance

for these considerations, the survey data then has
to be divided up into the several different types
of accommodation required. Further information on
how this data should be put together and used is
given on page 18.

" SHOPS ..... The potential shops include both the

replies received from the newspaper
advertisements and all the kiosks that are
fairly central and not obviously located
where they are for another good reason. Note
the comments on Council policy on page 11.

The total area of these two groups taken from

the log, plus 50% for circulation will be the
area needed in the market for shops.

" RETAIL STALLS ... The small stalls of all types

that sell cr. most days of the week can be
assumed tu require a stall in the retail part
of the market. If the market is only to be
opened on specific market days then this will
also include the stalls that regularly sell
on market days. In addition there are the
responses to advertising and the Council's
information on demand for extra stalls in the
existing market. The toal area required for
all of these will be 3 times the stall area
recorded. That includes an allowance for the
vendor and circulation.

" WHOLESALE AREAS .... There may be stalls which

sell in bulk, but it is more likely that the
Council will find out about the demand for
wholesaling through advertising. Bulk selling
stalls and the responses to advertising
shuJld be included in the wholesale part of
the market. They will need between 1.5 and 2
times their stall area to allow for the
vendor and circulation.

12
" OPEN-AIR MARKET ....... The existance of an
open-air market depends to a large extent on
when the covered market will be open. If the
market is open for most of the week, then all
the stalls that appear only occasionally will
not be able to afford to rent a permanent
stall In the covered market. They will
normally sell from an open-air market. If the
covered market opens only on market days then
there will be less need for an open-air
market. There are still likely to be some
vendors who will sell only occasionally and
in very small quantities. They are usually
farmers or smallholders who come to sell some
produce whenever they have it to sell. An
area of 2 times the total maximum stall area,
of these types of stalls, recorded in the
survey should be allowed for an open-air
market.

* OFFICES .... In small markets a single office

will be [Link] and this should be 10
[Link].

* CLEANERS .. Markets need cleaning often. A 2 sq.

metre store for cleaning equipment is a
minimum requirement, plus a room for cleaners
in larger markets. This will vary depending
on the size but an allowance of 1.5 [Link]
for each cleaner is a good guide.

* OTHER ACCOMMODATION ... The market may also have

public toilets, tea rooms, a cafeteria,
loading areas and additional kiosks. These
are all discussed from page 43 onwards.

The Ministry will be able to provide comparative

information on the size of and the accommodation
provided in similar markets around the country.

13
3.6 ADVERTISING

The survey provides useful information about the

vendors already seling goods and produce around
the town, but there are other people who w'I1 be
interested in selling through the market. in order
to find out about these people, the Council Will
have to advertise.

In small towns the most effective form of

advertisirg Is likely to be puttIng up posters
around the town. Alternatively, an advertisement
could be put in the local newspapers. Advertising
ohould be carried out over a period of about a
month.

The advertisements should state that anyone

Interested in opening a shop, kiosk or stall in
the new market should contact the Council with
information on the goods they wish to sell and an
approximation of the area required. The
advertisement should also give an estimate of the
likely rental cost of a shop or stall.

14
3.7 PLANNING FOR GROWTH
* EXPECTED GROWTH ....... When planning the market
it should be remembered that in all
probability it will expand with time. As
demand is directly related to population it
is reasonable to expect an average of 4% per
annum growth, which Is the current national
average. In highly populated and urban
areas, which are the areas which concern
developments of this nature, this figure may
be as high as 6%. In rural and low population
areas it may be as low as 2%.
GROWTH TABLE

At a to require will
growth additional take
rate of; capacity of;
(percent) (percent) (years?

2 50 21
2 100 35

4 ................. 50 ................. 10
4 100 17
6 50 7
6 . ................. 100 . ................. 12

--- This indicates that to allow for 10 years

usage without expanding, at the national
average growth rate of 4%, markets shou:d be
50% oversized.
In high population growth areas, 6% growth-'
rate, the excess capacity should be increased
to 100%.

15
 Any other information that is available which
might be helpful in making a judgement on the
likely growth rate of the area should be
used. Examples of such information might be:

a 5 year development plan,

a growing satellite town,
a proposed town by-pass,
a proposed new industry.

* GROWTH OPTIONS ........ Two options are available.

Either the market can be built to just meet
currcnt demand but with an additional space
allowance for expansion when required, or it
can be built a little over-sized to cater for
some expansion and so delay the need to
expand.

If the lan interest rate available to the

Council Is low then it Is better tor the
Council to plan to build the additional
capacity at the time of construction of the
market. An example of this is the current
government loans, which are offered at 6.25%
over a period of 30 years.

On the other hand, if the loan interest rate

available to the Council is high, then it Is
better for the Council to plan to extend the
market at some future date. Current examples
of this are international loans which are
offered at between 11.25% and 15% over a
period of 25 years.

Whether, or not the Council decides to build,

It is important to ensure that the land is
available at the proposed site for future
expansion to take place.

16
3.8 SIZING THE MARKETING AREAS

All the information gathered from the survey and

the advertising must be put together In a form
that will help to show the size of market
required. One useful way of doing this is to make
out a data log.

Someone needs to sit down and make a seLies of

charts like the sample shown on page 18. Each
chart is for one type of accom nodation and should
contain all the differerL details gathered in the
survey and from the advertising on that one type
oi accommodation only.

The sample on page 18 shows how this data log

might be completed for retail market stalls.

The totals from all of the data log sheets created

in this way can then be added together to give a
total for all of the marketing areas.

To obtain the full size of the market the other

facilities provided (such as public toilets,
parking, loading areas, tea rooms, a cafeteria,
ticket check booths, washing areas, refuse
disposal areas, offices, cleaners and stores)
should also be added to this total. Guidance on
the sizes of these facilities is given In section
three, Design, which starts on page 43.

17
3.0 DATA LOG LOCATION: Ndoto [Link]

SURVEY DATE/REF: 17/8/86 DATE: September 186

MARKETING TYPE: Retail stalls only

TYPE Total stall No Average

area of stall size
([Link]) stalls ([Link])

SURYEY DATA

vegetables 140 58 = 2.4

plastic goods 20 10
1 = 2.0
kiondos 6 3 = 2.0
tobacco 2 1.0

PLUS

advertising 10 1 = 1.0

existing market 75 32 = 2.3

excess demand 27 / 12 = 2.3

Totals 280 / 127 =.2

Total expected area ([Link]) ............. 280

Factor for circulation and vendor .......... x 3

Total curren\ demand ([Link]) ............ 840

50% addition for future expansion ([Link]) 120

Total marketing area required ([Link]) ... 1260

18
4.0 HOW MUCH WILL THE MARKET COST ?

In trying to decide how much an extension or a new

market will cost, the main difficulties are both
obtaining accurate costs and making sure the cost
figures used are up to date.

4.1 ESTIMATING METHODS

There are several ways of doing this;

* PREVIOUS PROJECTS ...... One way is to find out

from the Ministry of Local Government what
the costs have been for other recently
constructed markets elsewhere in the country.
A comparison of the sizes and locations of
such markets will give a good idea of the
necessary budget and the standards of
construction that can be considered.
* BUILDERS ESTIMATE ...... Another useful way is to
put together a summary of the facilities
required and ask one of the building
contractors who might do this work to give an
estimate.

19
* BUILDING COST INDEX .... This is a figure which
has been calculated by adding together the
costs at any one time of a set range of
materials and services required in building
construction. This is the Building Cost Index
at that time. Variations in the cost of
construction over any period of time are very
closely related to variations in the Building
Cost Index.

The Central Bureau of Statistics produces

such an index from time to time. By checking
against previous Indexes it can be seen how
building costs have varied. By assessing a
large range of products they can be very
accurate in recording variations.

It is possible to create a simplified version

of this Building Cost Index. The most
important aspect of this Building Cost Index
is the correct balance in the selection of
materials and labour so as to make the index
vary in the same way that building costs are
likely to vary.

A good and simple selection, in which the

quantity of each element has been weighted to
allow for Its 1. ely impact on the cost of a
project, is as follows:

Labour; one man for Imonth (205hrs) sh. 880

Mabati; 6 sheets, 26 gauge, im wide sh. 500
Cement; 6 bags, 50kg each sh. 360
Timber; 15 metres 100x75 mm sawn cyprus sh. 260

Total cost. January 1986 Cost Index ......... sh. 2000

20
 These prices date from January 1986 in
Nairobi, and so also are the prices used in
making up the construction cost estimate
worksheets on pages 23 and 24.

This makes it fairly simple to make a

construction cost estimate whenever it is
needed at any time, anywhere in the country.

Firstly, the cost of the items making up the

index should be found out in the place where
construction is to take place. That is the
current Building Cost Index for that place.

Secondly, this current Building Cost Index

must be divided by the January 1986 Building
Cost index. The resulting figure is the Cost
Index Ratio. This relates the current
building construction costs (from the place
where the prices were obtained) to those in
January 1986 (in Nairobi).

Finally, the figures given in the worksheets

on pages 23 and 24 should be multiplied by
this Cost Index Ratio. The result will be a
rough estimate of the expected current cost.

Either the individual rates for each element

can be used with the new areas required for
the proposed construction, or the total for
the whole market can be used. Using the
elemental rates will give a more accurate
estimate, but may not be appropriate for an
early feasibility estimate.

Sample worksheets on pages 23 and 24 show how this

information might be set out. A blank copy of this
sheet is given in appendix 3. Once these basic
prices have been put together they can be checked
against the budget and if necessary the sizes and
specifications of the various parts can be
adjusted.

21
4.2 UPDATING ESTIMATES

If estimates are old and need to be updated then

inflation needs to be considered. Between 1975
and 1985 inflation averaged about 10% each year,
but this must be expected to vary, as the range
over those years was between 3% and 18%. The
Ministry may be able to advise on inflation over
recent years, cr at least obtain the information
from the Works Department of the Ministry of
Works, Housing and Physical Planning. Any
estimate needing updating should be multiplied by
the inflation rate for each year in turn to bring
it up to date.

22
 4.3 CONSTRUCTION COST ESTIMATE ,[Link] - high sc.-::..-)'. r

Design element SizeArea, Cost toc Estimateo

No of units each unit cost

1. roofing - retail ..... 702 547/- s.m x = 384 ,000i­

wholesale .. 512 327- s.m x = 16-1 ,40'­
2. offices ................... 9 1,000,'-s.m x = 0,000/­
3. cleaners ............. 12 1 000,- s.m X = 1 000
4. stores .......... 2 1 000/- s.m X = 2 000 ­
5. walling .............. 330 s.m
110, - x = 36,300.­
6. fencing ... ............. 140 I.m X 100, - . 26, 600.­
7. signs ........ ...... 20 x 1.000. - 20,000
8. paving - retail ....... 960 s.m x 350,- = 336,000 ­
wholesale ... 512 s.m x 120,,- = 60,900 ­
9. stalls ...... ......... 40 x 1.250 - = 50,400 ­
10 public toilets alternatives; (fill in one only)
flushing .... none X ni I
latrine ..... 6 x 5.500.- = 33,000 ­
11 washing facilities ... I x IO0,00/- = 10,000.'­
12 stormwater drains .... 189 l.m x 45./- = 8,500­
13 ticket check booth ... I x 10,500/- = 10,500 ­
14 roads/parking alternatives; (fill in one only)
murram ....... none x nil
tar spray ... none >: nil
premix ...... none x nil
pcc blocks .. 285 s.m x 315'- = 8 0 .800
concrete .... none X =n
15 curbs ... ...... 125 1.m x 216 - = 17.000 ­
16 loading platform ..... i X 30.000. - = 30,000, -
I- landscaping . . . . . . . . . . 20 trees X 1,000.'- 20,000,­
18 security lighting .... 10 lights >: 2,500,'- = 25,000/­
10 Kiosks ............... 72 s.m x i.000/- = 72.000.,­
20 cafeteria ............ 66 s.m x 1,500/- = 99,000.,­
21 tea rooms .............. 28 s.m X 1,500/- = 42.000­

2- SUBTOTAL ..... .................. 1,571,400..­

23 Conti n cy (15.. .35,700,­
24 Contract overheads (10% pa).......... 157,100.­

25 CURRENT TOTAL CONSTRUCTION COST ................ 1,964.200-­

rhis total will only be valid for a few months around the time
f reparing the estimate. In order to update it, or to
:)re ct the cost at some future date an allowance must be adoeo
for inflation.
It is usual to add an inflation percentage. This varies but
3hould be in the region of 10% for every year between drawing
JP the estimate and work starting on construction.

fUTURE TOTAL CONSTRUCTION COSTS:

?6 Inflation ....... 10% (see 4.2 UPDATING ESTIMATES, p22)
7 After 1 year ; item 25 x (100 + item 26) ..... 2.160,600,­
1O00
!8 After 2 years ; item 27 x (100 + item 26) ..... 2,376,700/­
_T0
!9 After 3 years ; item 28 x (100 + item 26) ..... 2,614,300,/­

23
4.4 CONSTRUCTION COST ESTIMATE WORKSHEET - low cost

Design element SizeArea Cost for Estimated

No of units each unit cost

1. roofing - retail ..... 615 s.m x 327/- = 201,000/­

whole'ale .. none x = nil
2. offices ................ 9 s.m x 1,000/- = 9,000/­
3. cleaners ................. none x = nil
4. stores ............... 2 s.m x 1,300/- = 2,000/­
5 walling .............. 330 l.m x 110/- = 36,300/­
6. fencing ................ 140 l.m x 190/- = 26,600/­
7. signs ................ 10 x 1,000/- = 10,000/­
8. paving., retail ...... 615 s.m x 120/- = 73,800/­
.. wholesale ... none x - nil
9. stalls ............... 40 x 1,250/- = 50,400/­
10 public toilets alternatives; (fill in one only)
flushing .... none x = nil
latrine ..... 6 x 5,500/- = 33,000/­
11 washing facilities ... 1 x 10,000/- = 10,000/­
12 stormwater drains .... 189 l.m x 45/- = 8,500/­
13 ticket check booth ... I x 10,500/- = 10,500/­
14 roads/parking alternatives; (fill in one only)
murram ...... 285 s.m x 52/- = 14,800/­
tar" spray ... none x nil
premix ...... none x nil
pcc blocks .. none x nil
concrete .... none x nil
15 curbs ..... none x nil
16 loading platfor .....m none x nil
17 landscaping .......... none x nil
18 security lighting-... none x nil
19 kiosks ............... .... 6 x tenant = nil
20 cafeteria ............ none x nil
21 tea rooms ............. 2 x tenant = nil

22 SUBTOTAL .. ............................. 485,900/­

23 Contingency (15%) .... .. 72,900/­
24 Contract overheads (I0% pa) ......... 48,600/­

25 CURRENT TOTAL CONSTRUCTION COST ................ 607,400/-

This total will only be valid for a few months around the time
of preparing the estimate. In order to update it or to
predIct the cost at some future date an allowance must be added
for inflation.
It is usual to add an inflation percentage. This varies but
should be in the region of 10% for every year between drawing
up the estimate and work starting on construction.

FUTURE TOTAL CONSTRUCTION COSTS:

26 Inflation ....... 10% (see 4.2 UPDATING ESTIMATES, p22)
27 After 1 year ; Item 25 x (100 + item 26) ..... 668,100/­
100
28 After 2 years ; Item 27 x (100 + item 26) 734,900/-
T00
29 After 3 years ; item 28 x (100 + item 26) ..... 808,400/­
100

24
4.5 COST ANALYSIS

Looking at the figures given for the cost of the

market shown in the worksheet, one can see that
there are a large range of costs.

It can be seen that the total cost varies from

607,400/- to 1,964,200/-, an increase by a factor
of 3.25 from the lowest to the highest price.

This includes an increase in general costs by a

factor 3.3 and in the building structure by a
factor of 2.9.

The average cost of the roofs makes up 35% of the

construction cost of the market. It can be seen
from this that the decision concerning the type ot
roof to be used has a greater effect on the cost
of the market than anything else.

The average building structure cost of these

markets makes up 65% of their total cost.

25
4.6 LOANS AND REPAYMENTS
this
Once a construction cost has been estimated
used to establish the size of loan
can be
The methods for doing this are set
repayments.
out in Manual 2, Feasibility Studies.

4.7 INCOME AND EXPENDITURE

an essential
A study of income and expenditure is
more is
part of any feasibility study. Although
Studies,
said about this in Manual 2, Feasibility
that require
a checklist of the expenditure items
is provided on page 28.
consideration for a market
have already been listed on
The sources of income
page 6.
and a
Figures should be put against each of these
expenditure.
comparison made between income and
are likely
This will also show up elements that
actually are, costing more than they
to, or
should.

26
4.8 UPGRADING

Upgrading of the market should be considered at

every stage of the market's development. As time
passes towns tend to grow in size and importance
and the country builds up its economic strength.

As this process continues the attitudes of the

people will change and they will come to expect
higher standards in all areas of their lives,
including the public services and facilities.

In addition tu these increasing expectations, a

growing population will require larger and better
equiped facilities. There are many markets around
the country that are simple fenced areas with a
few kiosks and local farmers selling their produce
under the trees. Soon, however, this will not be
enough and local traders will buy the produce and
will build stalls o sell it from. Then the
Council may decide to pave the market area. Later,
this market will be covered and then, perhaps, a
wholesale market will be required.

This constant u'grading in both size and quality

must be anticipated and allowed for in the
Council's finances and planning. An allowance of
20% of the income from the market would be a good
guide figure for this upgrading.

27
4.9 EXPENDITURE CHECKLIST

CAPITAL EXPENDITURE

Land ............. purchase

legal costs
survey costs

Construction ..... capital cost

consultants fees

ON-GOING EXPENDITURE

Loan repayments... land

construction

Management ....... insurance

advertising
printing (tickets etc)

Staff ............ manager

assistant/clerks
askaris
cleaners
toilet attendant

Maintenance ....... cleaning materials

painting
repairs
toilet upkeep

Upgrading ......... (see 4.8, page 27)

28
4.10 CAPITAL AND MAINTENANCE COSTS

" CAPITAL COSTS ......... It is important that the

relatively high initial cost of the market is
well spent and the Council can expect the
market to last a long time. One way of
keeping the initial construction cost down Is
to build a relatively cheap market by
selecting the cheaper options for
construction. Once built this will start
bringing in revenue. As the lower capital
cost will mean smaller loan repayments, some
income can be put aside for maintenance and
some for future upgrading. This upgrading can
be expected to carry on for many years as the
town grows.

" MAINTENANCE COSTS ..... In order to avoid very

costly replacement or rebuilding of parts of
the market it is essential to put aside some
of the Income for maintenance. An allowance
of 10% of the income from the market would be
a good working figure.

A large proportion of maintenance is part of

the day to day upkeep of the market and will
normally be done by cleaning staff. Genecal
repair work, such as repairing broken windows
or doors or repainting buildings, may be done
each year or as necessary. This should also
Include an allowance for cleaning out latrine
pits or septic tanks where these systems have
been used.

29
SECTION TWO --- THE SITE

CONTENTS PAGE

1. THE SITE

1.1 where the market should be 31

1.2 what the site should be like 32
1.3 access to the site 33
1.4 loading bay diagrams 34

2. SITE LAYOUT

2.1 orientation 35
2.2 orientation diagrams 36
2.3 general arrangement on site 38
2.4 general arrangement diagrams 30

30
SECTION TWO --- THE SITE

1.0 THE SITE

Having had a preliminary look at the feasibility

of building or repositioning a market, the next
consideration is Its location. If there is already
an existing market which Is to be extended or even
rebuilt, then the issue does not arise. If,
however, the town needs a new market then the
question Is, "Where should it be ?", as the choice
of location will have a direct effect on the
success of the market.

1.1 WHERE THE MARKET SHOULD BE

Factors to consider include:

* LOCAL CUSTOM .... Every town now has its regular

marketing areas. It Is worthwhile studying
where these are as they will almost certainly
be in response to a need and following such
local customs will increase the attraction of
the new facility.

* THE BUS PARK ... A large proportion of customers

are coming to buy or sell goods by public
transport - so the market should be next to
the bus park. This is traditionally one of
the most popular locations and should be
rejected only with very good reason.

* MAJOR ROUTES ........... Many people travel long

distances with heavy goods to sell at their
local market - so the market should be as
central as possible and situated on or near
major routes.

31
1.2 WHAT THE SITE SHOULD BE LIKE

The question of the size of the site has already

be
been discussed on pages 15 to 18, and this must
the first criterion of any choice. There is one
other Important characteristic that makes an
especially good market site, it should be as flat
as possible.

If the site Is big enough, flat and in the right

place, then a good layout for a market can be
designed for it. In rare circumstances where the
Council has a choice of a number of equally good
sites, then the following may be considered;

" DRAINAGE .... Areas which are liable to flooding

should be avoided. The large flat area
created by a market will collect large
volumes of water in heavy rain. Unless this
can be reliably disposed of it will cause
trouble whenever it rains.

" TREES ... Because people will have to spend some

time in the market, a site with a number of
established trees will have an immediate
advantage. The layout should be designed to
use them if at all possible.

" EXISTING USERS .. If there are already kiosks on

the site then it is likely to be a good site
from the point of view of following local
custom. These vendors should be encouraged to
apply for kiosks in the market, and they can
be temporarily relocated during construction.
If there are other temporary structures on
the site the Council must decide If it is
willing to relocate them, and If so should
start the process early.

32
1.3 ACCESS TO THE SITE

" PASSENGER VEHICLES ......... For the foreseeable

future, the majority of market users In small
towns will arrive and depart either on foot
or by public transport. Parking is unlikely
to be a problem. If there are parking spaces
on the roads around the site then no
additional provision need be made. However,
If parking is difficult in that area then 4
or 5 spaces should be sufficient.

" GOODS DELIVERIES .......... The site will need a

delivery access because farmers and
co-operatives may well be bringing large
volumes of produce to the market.

WAITING AREAS .......... These deliveries are

normally early In the morning, but as the
vehicles may travel a considerable distance
they may arrive In the middle of the night.
An area needs to be kept clear for parking
these vehicles until the market opens.

LOADING / UNLOADING ... Trucks should be able

to back up to an unloading ramp or bay which
should be 1.2 metres high. Details of how
this can be arranged are given in the
diagrams on the next page, page 34.

33
 .
i .4 LUm U4- ,"'..

4 metre platform
loading bays
9mmetre

1 in 14

~~.2 metre.s

/ PLATFORM1 4(AT )
SECTION THROUGH LOADING BAY

3.5 metres 3 metre

loading
pl at form

9 metre ramps
bay re
max alI
45n1

metre
road

4 metre wide 3.5 mtres

loading
platform

9 metre
bay

5 metre
draw
forward

6 metre
road

ALTERNATIVE LOADING BAY ARRANGEMENTS

34
2.0 SITE LAYOUT

The basic req,,iretiiens of the site were discussed

on page 31. There are an almost Infinite number of
possibilities for the arrangement of the layout of
a market, but there are some critical factors,
which, when applied to a site, will set up the
basis for a sound design.

2.1 ORIENTATION

This is a critical factor which affects the market

buildings.

" AFTERNOON SUN .... The sun rises In the east and
sets in the west. This means that during the
late morning and for most of the afternoon
the sun will shine deep into any buildings or
shelters which face east or west. Buildings
which face north and south, however, will
have the minimum sunshine penetration. This
is ideal because the sun is therefore not
shining Into or through the stalls or shops,
for example, during the hottest parcs of the
day, and all the buildings are giving the
maximum possible shelter to the occupants.

* PREVAILING WINDS .... In addition the prevailing

winds in Kenya are almost always from the
north east or south east. Although this Is
not nearly as important, during the windier
periods of the year it does mean that the
buildings will also provide better protection
from the wind when they face north or south.

35
2.2 ORIE14TATIOII DIAGRAMS

The influence of these factors is explored in the

diagrams on the next page, page 37.

36
 S . onlybl sun
against closing
back of stall

STRONGEST WINDS
FROM THIS DIRECTION
4
SUNRISE
BAD ORIENTATION

en3f7tl

SUNRISE STRONGEST WINDS

FPOM THIS DIRECTION 3OO GO RETTO
2.3 GENERAL ARRANGEMENT ON SITE

We have now studied access to the site and how the

buildings should be orientated. Before moving on
to the detailed planning of the site, we must look
at the priorities in planning the site.

" CIRCULATION ...... A successful market should be

compact and easy to move around In. On
entering, the layout should be clear and, as
far as possible, equal priority given to all
areas. Poor circulation in one area will
result in stalls in that area being unpopular
and they could stand empty.

" PEDESTRIANS ... People on foot need tc have easy

access to all the facilities on the site. As
a market is a predominantly pedestrian
facility, vehicle movement is unlikely to be
a problem. However, the lines of movement of
vehicles and pedestrians should be kept
separate, or, in other words, vehicles should
be kept out of the market.

" FACILITIES ...... With the exception of the

public toilets, all the facilities need to be
grouped together. A prospective buyer should
be able to see and have access to all the
aifferent types of goods in the market all
the time. Separate halls for different goods
will not be successful. The only exception
to this is the separation of wholesale and
retail areas.

" PUBLIC TOILETS ..... For privacy and hygiene the

public toilets should be set apart from the
rest of the facilities, particularly as
markets are largely involved with food. Since
the prevailing winds are from the east, the
risk of offensive smells across the market
can be avoidec by positioning the toilets on
the western side. However, some attention
should be given to what surrounds the market
as this may well influence the location of
the toilets as well.

38
4.4 GENERAL ARRANGEMENT DIAGRAMS

The diagrams which follow on pages 40 to 42 show

some model layouts to give an idea of good general
arrangements.

39
 _
_______
24.0
2.0 30 3.0
3.0 '13. 0
KIOSKS- s o SHOP

oT -. R - CIRCULATION

VENDORS

m CIRCULATION w RIPENI~r
<---
0, 11111 1SI [Link]
o_ IVENDOR'SMa

1 L Z
m W OFFICE 1
CIRCULATION
IILI 11TCHEIN
Kz -

0
RC)U )" , II +TO
REFUSE REFUSE TOILETS BOzJI-O-¥
. '---
""
COLLECTION

-4 .O .S. .
 6 61 10 L 12 L
4
L 37 1'
S ,_ 6

-tPLATFOR110

RAMP! .TICKET
'-KLOO LS BOOT H
en tI 0..O0

YGATE

Us rEREDI

TOILETS
6 M /--- REFUSE WASHING
ROAD

12 39, 12 " ],
63__
SCALE :X

SITE LAYOUT - RETAIL MARKET

WITH OPEN -AiR MARKET
41
 48
C133
c
K. zen
I' /i
I j0 /e C.1
I'-3
m -F
___ ___-T4''
\< - tz-
N, 0
42o
SECTION THREE --- DESIGN

CONTENTS PAGE

1. DETAILED PLANNING

1.1 circulation 45
1.2 selling areas 46
1.3 stalls diagrams 47
!.4 roofs , shelter 40
!.5 roof aesigns 50
1.6 shelter diagrams 52
1.7 acaministrative areas 54
I.8 office diagram 55
* washing area 56
1.10 washing area diagrams 57
1.11 tea rooms and cafeterias 58
1.12 tea room diagram 61
1.13 kiosks and shops 62
1.14 kiosk diagram 64
1.15 Lefuse disposal 65
1.16 refuse bin diagram 66
1.1- storm water drains 67
1.18 storm water drain diagrams 70
1.10 public toilets 71
1.20 public toilet diagrams 75
1.21 signs 76
1.22 signs checklist 78
1.23 fencing 79
1.24 lightin 79
1.25 landscaping 79

43
SECTION THREE --- DESIGN

1.0 DETAILED PLANNING

for the
Now that we have set up the framework a position to
are in
layout of the market, we section we
In this
start the detailed planning. that make
look, in turn, at each of the components
up the market.
each of which
There are three types of marketing, of
has to be considered separately because
differing design requirements:
usually small
" RETAIL ... The retail market sells public,
quantities of goods to the general
bought them from a farmer or
having first usually
The market area is
wholesaler.
covered and made up of small stalls.

is usually
" WHOLESALE ...... The wholesale market selling
made up of farmers or co-operatives large
goods in bulk, or comparatively
area may often be left
quantities. The any
usually does not have
uncovered and
stalls.
is a less
" OPEN-AIR ......... The open-air market or wholesale
developed form of the retail
mixture
market, and is usually made up of a
Any stalls that are built
of the two types. The
will be self-built by the stall-holders.
on the
rest of the goods will be laid out
ground.
the orientation of all the
Remember that
is important
structures mentioned in this section
are in the
for their success, and dCtails of that made of
no mention Is
previous section. Wherever is because
descriptions, it
this in the following
assumed that the general orientation
it is
guidelines given above are applicable.

44
1.1 CIRCULATION
large
* ENTRY .. As the market will cover a fairly
make the entrance
area it is important to as
visible, and as convenient
clearly There
surrounding town.
possible from the
the public
should only be one entrance for
for deliveries. They should
and one entrance good
have
not be near each other and should
secure gates.
Is
* CUSTOMERS ..... Circulation around the market
The most popular
one of the keys to success.
nearest to the
stalls or areas will be those
they get the maximum
public entrance because
should be laid out in an
exposure. The market
can find
open way so that prospective buyers
layout system
what they need easily. The
Using rows
should also be clear and simple.
best.
or a grid will be found to be
trade deals
* RETAIL GOODS .... The general retail
of many types of
in fairly small quantities durable
In the cases of the shops and
goods.
may be permanent displays
goods stalls these items
which just require some additional
Hand carrying
brought In from time to timie.
all that is
or small trolleys for these is
stalls may
required. The fruit and vegetable
these are generally
involve more goods, but
hand carried also.
have wholesale
* WHOLESALE GOODS ... Markets often
The retailers may well buy off the
areas.
wholesalers to sell small amounts retail.
generally
Deliveries of wholesale goods will
of a raised
require handcarts. The provision to
a lot of damage
delivery bay will prevent
produce.

45
1.2 SELLING AREAS

The needs of the different selling areas of the

market are reflected in the different designs of
the stalls.

RETAIL STALLS ....... A good market stall for a

retail vendor Is the same height as a low
shop counter, that is 0.9 metres, has a
concrete slab top on blockwork walls and a
lockable cupboard underneath. Stalls should
be kept small so that the rental can be kept
to a minimum. If vendors require more space
then they can take two or more stalls.

A good stall size would be 1.2 x 0.9 metres.

The vendor should be given the same amount of
space beside his stall to store additional
goods and from which to serve his customers.
Another equal area next to the stall should
be provided on the customers side for
circulation and standing while buying.
Different ways of doing Liis are shown in the
diagrams on pages 47 and 48.

" WHOLESALING ....... The wholesale area has to be

treated In a totally different way from the
retail area. It is quite common in wholesale
areas to find a smallholder selling a single
debe of, say, tomatoes next to a farmer
selling several sacks of, say, potatoes.
Whether the area Is covered or not, the best
way of dealing with this range is to simply
allow the wholesalers to take up the required
floor or ground space. This will need to be
marked out for selling areas and circulation.
See also the comments on page 92.

" OPEN-AIR STALLS ..... These are usually built by

the vendors. As we noted on page 44 there may
well be a mixture of wholesale and retail
sales being carried out. The balance between
these two types will dIctate the balance of
stall types, and the only requirement would
be for sufficient space. This balance should
be clear from the survey.

46
 STALLS DIAGRAMS

-- concrete sab

90000
q ,~~ sende uptn ~
ock
._' II
" I1i '/lll
il
', " " .. .. she. f .. aIIls
ite I'i Lii,
"' i

" ' hasp. and "

)or oc,:s "-i

buyers
zone
7- 900 wide
stall
900wide
vendors
K area

EIW OF PAIR OF STALLS

47
 enars storage
9no'
00 icceEE under

,CAn aea

ste

.ustomen 900 r
irculat ion

ustomersa 450

pairs of - + ------ Q00

stalls

/enoors
enoo
area andl

cust~DerS .F- _
oU'ling area ...

custoers
ation 1800
circul
customers
owing area ' ..

Duying area

vendor Eli )
stall and 1200
storage

PLANS OF TWO ALTERNATIVE

TYPES OF STALL LAYOUT
FOR DIFFERENT MARKETS

48
1.4 ROOFS / SHELTER
not have
By their nature open-air markets do
built-up urban areas,
roofs. If they are within
planted around and
are walled in or have trees
offer a degree of
within them, then they will
shelter.
common form of market
This is a cheap and fairly
to be all that is
and in drier areas is likely
trees providing shade
required. With a number of
of market.
this can be a successful form
deteriorate very
Perishable goods do, however,
heat or bright
quickly when exposed to moisture,
or rain.
light, particularly ir,sunlight
of the market should
All perishable goods areas from sun and
therefore preferably be sheltered
rain. In dusty or windy areas a wall provides
and this is impoutant.
shelter from dust as [Link] ,
environment provided
The relatively dark and cool is, in fact,
in a traditional covered market
ideal.

* RETAIL AREAS ...... It follows that retail areas

construction. As
should have a permanent roof
large, some form
the areas to be covered are
obvious choice.
of lightweight sheeting is an
and attractive
Concrete roofs have been used,
they cannot be
spaces created with them, but
justified on grounds of cost.
the wholesale
* WHOLESALE AREAS .. In many markets and economic
If funds
areas are not covered.
an otherwise
feasibility permit, a roof over
makes a very useful space and
open floor area market
of the
will increase the popularity An
both the vendors and public.
with for
would be to use trees
alternative
could be upgraded by providing
[Link] will
though this
paving to cut out dust,
of rain.
still not resolve the problem

49
1.5 ROOF DESIGNS

Roofs are the most important aspect of a covered

market and, while planning the market, the way it
will be roofed should be a prime consideration.

The guidance given on stall sizes and circulation

spaces gives rise to a basic design module or bay
arrangement of 5.5 or 6 metres which includes 2
rows of stalls, circulation between them and
vendor space behind. This is an economical grid
for most structural materials. How this irises is
shown In the diagrams on pages 52 and 53.

The principle choice is between either a single

roof that covers the whole area or a series of
smaller roofs covering parts of the market with
uncovered areas between these roofs.

These two choices of roof type are discussed

below:

* A SINGLE ROOF ... This provides the most compact

and trouble free solution. The entire space
under the roof is useful and planning is at
its most flexible both at the design stage:
and in use. A possible disadvantage is that
the roof will be larger and will require: more
careful structural design. It i! not
essential that the entire area be free of
columns so the structure need not necessarily
be more expensive. Orientation is also much
less important with single rathcr than
multiple roofs.

50
, MULTIPLE ROOFS .. If multiple roofs are required
then the optimum width of roof needs to be
matched against the stall sizes, including
allowances for generous overhangs. The most
economical way of doing this is for each roof
to cover 2 rows of stalls with the pedestrian
a
circulation between them. This also gives
5.5 to 6 metres span as a basic module.

The overhangs should be sufficient to keep

rain and sun off the stall, the vendor, his
stores and prospective buyers moving around
spaces
the circulation areas. The unroofed
to a minimum and used as a
can be kept
service area for movement of sales goods.

these
The minimum height at the edges of
2.1 metres. The angle of sun
roofs should be
rain, taken as about 65
and wind-blown
degrees from the horizontal, requires an
the
overhang of at least 0.6 metres beyond
required covered area.

The uncovered areas between the roofs should

not be considered as part of the usable
space. They should contain large
market
rain water. However, people
drains to collect
be
will cross these areas so there should not
or any
any barriers to pedestrian movement,
of
obstructions that will restrict the view
the rest of the market.
for
* OVERHANGS ..... Roof designs should provide
0.6 and 1.0 metres all
an overhang of between
If the overhang is all
around the building.
of the market, gutters and
to the outside
are unnecessary. If, however, an
downpipes
overhang is within the marke. area, gutters
and downpipes are essential.

51
 SHELTER DIAGRAMS

raised central roof over

wide building provides
light and ventilation

hiar. e-.,el alternative

eon e00 roof size over 0intermediate
,;enti:a . 4 rows of stallis
- -

structurai
~suvpcrts

ir i' io
( sta :. s t all 900 9-00
vendor circulation vendor [Link] 0 180
m:
5.6.e*tes
" minium dimensions

ALTERNATIVE SINGLE ROOF ARRANGEMENTS

A CHEAP AND DURABLE FORM OF SHELTER

52
 MULTIPLE ROOFS
ALTERNATIVE ARRANGEMENTS FOR STALLS UNDER
to
SON I:Customers circulation under the centre of each roof, with vendors having direct access
and
This allows better protection for customers
,e circulatlon inopen areas between roofs.
,,,ates service and customers circulation
circulation
service

overhangs­

custoer customer
circulation circulation ci . ale

LJ-- 9
stalls I ow walls
- .. .1:'
s fall
0% vendor=v enor dais v'o­

SECTION­ OPTION 1
600 1800 180 0 300 .0 " 180 60Q

2
PtIN ostomher I stallffI u service stallch customer
of

!ow walls
;roof supports
I
ve(: rins
n~(r

v e d oovn d rf s over .--- ruain k os I

~e aemxdcirculationciclto

PLAN - OPTION 2
the centre
under This of each
allows more rf, ofwith
freedom the customers
movement and servicebut
for the customers
mixed and
0PTIO 2: Vendors
circulation around the storage
their open areas.
does have mixed circulation customners free to cross
service circulation ) ,
ventilation / - overhangs -,\

2100 clear-- gtes " - vno

1000 I o
stall

SECTION -- OPTION 2
S1800 1500 4200 1500. 1800 1800 . 1500j 6Q0

600 41 stallI customaer service customer 1[sta Ils customer I;

access -L _ circulation circulationl crculatio'... circulation,

1200 t wI (
1~
w l
stall

1200 roof supports I

stallroofs over
access 2
PLAN - OPTION 2
53
1.7 ADMINISTRATIVE AREAS

Most types of market will require an office. The

diagram on page 55 shows how the space described
below can be set out.

* SIZES .. An office should have a minimum area of

6.5 square metres, that is 2.5 x 2.5 metres,
or a!low 3.5 square metres minimum per
occupant. A common room for cleaning staff
should allow a minimum of 1.5 square metres
for each expected occupant.

* TOILETS .... If there are any staff working full

time at the market then a staff toilet should
be provided. This may be connected to the
public toilets but should be lockable. The
number of toilets will depend on the staff
but a minimum of 1 toilet and basin for every
15 staff membecs is a good guide.

* STORES ... Cleaners should have a store room for

their equipment and this will need a low sink
with Its top level at 0.4 metres and with a
tap at 0.8 metres. This allows a cleaning
bucket to be put on a grate over the sink and
is not too high for the cleaner to lift away
a full bucket of water.

54
OFFICE DIAGRAMS

2400

J500 700 10

000 fiIn
cWinet

2500 750 aesk.

850 loor
chair

MINIMUM OFFICE LAYOUT

55
1.9 WASHING AREA

It is common for vendors selling relatively small

amounts of fresh produce to want to wash some of
the goods before display.

* LOCATION ..... An area away from the toilets and

the nain public circulation areas should be
supplied with water and a drain as a produce
washing area.

* COVERED MARKETS ... The washing area should have

a long counter, 0.5 metre deep, I metre high
and with taps above it. Under the counter
there should be a drain channel to collect
the water. The channel should be covered with
a grating to prevent discarded bits of
produce from blocking the drains. The most
convenient arrangement for this is to Dijilo
the washing area against an appropriate
length of wall.

* OPEN-AIR MARKETS ..... As these will not usually

have an appropriate length of wall, ei: - r
one has to be built or a concrete base and
standpipe should be provided.

* PIPEWORK ... In either case it is essential that

the pipework is well supported. This means
building It into the wall, if there is one,
or attaching it to a 75 x 75 mm steel angle,
one end of which must be buried at least 0.6
metres into the ground.

* TAPS / VALVES .. The problem with taps in public

use is that the heads ace tightened too much
too often and the seating washers wear out
too quickly. Either the Council has to be
prepared to replace these washers often, or
they should use gate valves instead of taps.
Gate valves can be fixed into the wall (or
onto the steel angle support) and have a
simple pipe spout arrangement (very much like
a shower).
Details of these suggestions ace shown in the
diagrams on the next page, page 57.
56
 WASHING AREA DIAGRAMS

block Wall buried pipework

rain
front
waIan
slab built
Into wall
6
0
,AN

150 max

ix pipe projection

" 9mlipe
.
__buried In wallI

ONati
E Tgate valve

- laster with
.o':'I
•"[.....i
....
I@?]- J-, I'.
,OS
I_ °" j .I
--. " IP
00

f . concrIte
" I 'Y.' :I , ~ ~
----­ s ay nb al
Vtx~~~l.L'Xl:. m
ofr:..,-'"
~
...:.-', ~ ~ .,,
~~dI chle

h,,:.-!" t k-,,.. .. channel -

ECTr I ON
1.11 TEA ROOMS AND CAFETERIAS

Although these two facilities provide very much

the same service - hot refreshments - they are
quite different in character and need to be
treated in different ways. Tea rooms provide the
cheapest possible refreshments without any extras
and thereby appeal to the broadest range o. users,
and are typically tenant built. The cafeteria
attempts to provide a wider range of refreshments
of a slightly more sophisticated nature in more
comfortable surroundings, and are likely to be an
integral part of the market.

TEA ROOMS are essential because they are a very

popular facility and so provide an important
service to the public passing through the market.

" CONSTRUCTION ..... In order to be successful the

rental must be kept low because an acceptanle
price for a cup of tea is virtual ly fixed.
This tends to mean such facilities are best
built by the prospective owner on re'ted
space and not by the Council. care must be
taken to ensure that the Council has the
right of eviction in cases of non-payment.

" LOCATION .. The question of the provision ot tea

roons only really arises in connection with
wholesale or open-air markets. The location
within the market is very much open to
choice, but they will be more popular and
successful if they can look out over the
activity of the market.

" SIZE AND NUMBER .. Tea rooms are generally about

4 metres wide and 7 metres long, so a plot
size of 6 x 10 metres should be adequate.
Estimating the number of tea rooms that are
likely to be required is difficult because
their popularity varies in different areas of
the country. As a guide, a tea room for every
40 stalls in the market will suff. ::ent.

58
* SANITATION .......... For public health reasons,
the
adequate sanitation must be provided for
include toilet, washing and
tea room and must
washing-up facilities.

STAFF TOILET ....... This should be provided,

including a water supply and drains. If this
too
makes the construction of the tea room
expensive for it to be profitable the public
toilets could be used instead.

WASHING ........ Whether a toilet is provided

or not, some form of staff hand-washing
facility Is essential. This could be a basin,
a stand-pipe is more likely to be
but
successful.

WASHING UP ..... Will have to take place, and

to be hygienic it requires hot water. As
charcoal or paraffin stoves are the most
heating used in tea rooms, and
common form of
water heater is unlikely to be
a fixed
is the
practicable, water heated in a bowl
try and
most likely compromise. In order to
ensure that hot water is used, the Council
provision, in the
should make sure that some
the tea room, is made
lease (or licence) for
issue of the lease (or
insisting that the
upon the use of hot
licence) is conditional
water for washing-up.

59
CAFETERIAS, appealing to a more limited range of
customers, are more speculative. Some towns have
them and some do noC.

" CONSTRUCTION .. If the rC,.ncil is going to build

a cafeteria they neeu to be sure they have a
potential tenant, have a good idea how large
It should be and what facilities it should
contain to prepare what will eventually be
for sale. This is difficult to estimate and
will vary a great deal. On the other hand,
the provision of a cafeteria will probably
bring in more income and improve the
facilities of the market. It may also help
avoid the need for tea rooms in situations
where they are considered to be undesirable.

" LOCATION .... This Is again open to choice. As a

better quality facility, there are even less
constraints on this than on the tea rooms.
The cafeteria will probably also be more
popular if it looks out over the market
areas.

" SIZE ......... As there Is only likely to be one

cafeteria In a market, the size is far more
variable and depends on the size of the
market itself. As a guide, the cafeteria
should provide 1 seat for every 10 vendors in
the market, when it is at its busiest.

" SANITATION ... The cafeteria should have its own

toilets for the staff and for the public. For
every 15 seats in the cafeteria there should
be a toilet cubicle or a urinal and a hand
wash basin, and the number of facilities
equally divided between men and women.

" KITCHENS ..... The kitchen area of the cafeteria

Is the most difficult to estimate because it
will depend entirely on the range of goods to
be sold. However, when planning for a kitchen
area, an allowance of 20% of the seating area
should be adequate for most needs. If a
tenant can be Identffled at an early stage
then it would be wise to check this with
them.

60
 CUTAWAY VIEW THROUGH SIDE OF TEA ROOM

30 shuttered windows 0
a.-)

0entrance door

900 200

1200~eain 0 aevigreah

cupboards

500 I000 500 1000 4000

I rcu lat i n F 5000 seating area
'"2000
1.13 KIOSKS AND SHOPS
will generally be a need
In covered markets there this has already been
for small shops, and other hand
discussed on page 12. Kiosks, on the and
associated with wholesale
are generally lack of any
of the
open-air markets because them. In fact
accommodate
permanent structure to and have the same
same purpose
they serve the have obvious differences
design requIrements but
in construction.
in this section,
To avoid unnecessary repetition reference is made to
it is assumed that whenboth kiosks and shops.
to
kiosks it is refering
in design and do not
Kiosks are very simple or drains. They will
require any water supplies the sale of
compete with the tea rooms for
selling soft drinks, sweets
refreshments, but only features of a kiosk are
and cakes. The important is a diagram on page 64.
discussed below and there
be close to the sales
" LOCATION ... Kiosks should should be left in
areas but about 3 metres avoid obstruction
to
front of the kiosks,
around the stalls areas.
A kiosk is about 3 metres
" SIZE AND NUMBER ...... .,rl
This many ,il .
wide and 4 metres long. small it is
the unit is so
but since
easy for the Council to deal in
relatively A minimum space
multiples of the basic unit. tor 4 kiosks in an
allowance should be made kiosks for each
open market, plus 2 more
number ot shops which
proposed tea room. The been discussed on
may be required has already
page 12.
tor a
" ORIENTATION ..... This is not so important
opening hatch
kiosk because it has an outward
necessary shade tor
which will provide the
the occupants.

62
" COUNTER ..... The counter is across the front of
the kiosk and Just behind the hatch. This
should be 0.6 metres wide and 1.1 metres
high. The space under the counter is used for
storage. A single drawer under the counter
should be provided. The working space behind
the counter should be 1 metre wide.

" SHELVING ..... A bottom shelf is required at 0.8

metres high and 0.4 metres wide. Upper
shelves, starting 0.4 metres higher, should
be 0.3 metres wide and spaced at 0.3 metres
vertically. The space under the bottom shelf
is also used for storage.

" BUTCHERIES ...... Some markets will have a small

butchery, which will have different
requirements from other shops or kiosks.
These will all relate to sanitation and
public health and will be dictated by the
Council's Public Health Officer and by-laws.

63
1.14 KIOSK DIAGRAM

sroof
----- mbt

openbatch

timbimee frm

CUTAWAY VIEW THROUGH SIDE OF KIOSK

64
1.15 REFUSE DISPOSAL
generate large quantities of
Markets always
have to be disposed of. For
rubbish which
refUse disposal, the following rules
successful
must be followed
bins must
* COLLECTION BINS .... Refuse collection the
regular intervals among
be positioned at
rooms. The
stalls and by kiosks and tea the
greater
greater the number of bins, the
likelihood that they will be used.

* CLEANING STAFF ..... No matter how many bins are

who will not
provided, there are many people
time cleaning staff should
use them. A full
sweep up and keep putting the
be employed to
refuse in the bins.

* BIN DESIGN ..... If the bins are too small they

they are too
will fill up too quickly, and if
to handle.
large they will be very difficult
of collection bin is
The best size and type
galvanised steel bin. This
the domestic
in two ways, which are
design needs modifying
66.
also shown in the diagrams on page
galvanised
SWIVEL .. If the bin is fixed onto
rod about
steel posts by a galvanised steel it
it swivels,
150 mm from the top so that and
scavenging
cannot be overturned by dogs
the bin
does not then need a cover. However,
emptying into another
can be tipped over for the
the refuse is collected by
bin when
Council.

DRAINING ..... As decomposing fruit is acidic

the bin, it is
and will corrode the bottom of
the bin as
Important to keep the contents of
this corrosive
dry as possible to reduce
holes punched
action to the minimum. Several that
will ensure
in the bottom of the bin
liquids can quickly
rainwater or any other
and regular
drain away. Frequent emptying
washing out will also help.

65
1.16 REFUSE BIN DIAGRAM

steel plate
bolted to bin

galvanised
steel
dustbin

pipe support

holes inbottom

washer
sleeve and plate pleve
bolted to bin sev
DETAIL OF FIXING
OF BIN TO SUPPORT

swivel rod

pipe support

66
1.17 STORM WATER DRAINS
detailed designs
This is a specialist subject and
carried out by an engineer. The notes
should be to help
only as a guide
that follow are Intended
principles
the designer ensure that the correct
from the early stages of the design,
are followed
designs when submitted for
and to help check
approval.
periods of heavy
" STORM WATER RUN-OFF .... During
water which fafls onto
rainfall most of the
soak into the ground and so
the ground cannot
can. or
either runs off downhill, where it
it cannot. This
collects in pools, where
because a
problem is generally worse in towns
proportion of the area is either
large
will not
buildings or hard surfaces which
in. The objective of
allow any water to soak
drainage is to collect and
storm water
control this run-off before it can do any
damage.
storm water
" CUT-OFF DRAINS .. Very often a major
poor drainage
run-off problem is created by
the market and results in large
around
onto open market
volumes of water rushing
To prevent
areas from the surrounding ground.
to provide large storm
this It is essential
across the upper sides of the
water drains
The size of these
site as cut-off drains.
drains should vary according to the catchment
area above them.

* ROOF DRAINAGE ..... All the water falling on the

disposed
roof of the market will have to be
Undersized gutters often cause flooding
of.
heavy rainfall. All
Into buildings during
heavy rainstorms because it
gutters flood in
to design gutters large enough
is impractical
even for a once a year storm. If the roofs
the
slope inwards, when the gutters flood
So, if at
water will flood into the market.
be designed to
all possible, roofs should
avoid internal gutters.

67
 " ON SITE COLLECTION ......... Having diverted the
run-off from the surrounding areas, we must
ensure that all the run-off from the site is
collected and disposed of. If possible any
roads and paving should be sloped in the same
direction as the site itself slopes. As far
as possible they should also slope towards
the outside of the market area. The run-off
from these areas should then be collected in
sufficiently large drains to cope with this
quantity of water. It is often a good idea
to use shallow channels across the open area
to collect the run ofU. These do not require
gratings and can be very cheaply constructed.

" SLOPES FOR DRAINAGE ..... As a rule, paved areas

should be sloped with a gradient of I in 50
to prevent areas collecting water in
localized ponding. This Is quite a steep
gradient but does make allowance for the
difficulties in setting out and constructing
an evenly draining surface.

Slopes in the drains, however, can be kept as

low as 1 in 400 because they can be
constructed more accurately and localised
ponding is not a serious problem.

* DISPOSAL OFF SITE .... There must also be somewhere

for all these? drains to lead to for final
disposal. When beginning to set out the drainage
on and around the site it is essential that the
designer knows where and how the water will be
disposed of. Lack of thought can cause serious
problems for nearby plots, and the Council may
have to consider taking the storm water drains a
considerable distance to avoid such problems.

* DRAIN DETAILS .... It Is preferable to use lined

drains, but this is not essential. There are
more important places to spend the money if a
low cost is necessary.

68
, DRAIN SIZING ..... The following data gives a guide
for sizing these drains.

RAINFALl ...... When considering the amount of

rainfall to be allowed for in a particular
situation, It Is really only possible to deal
with probable frequencies of storms of a
particular intensity rather than certainties.
The probable frequency will vary considerably
all over the country. For the wetter parts of
Kenya, a storm with an intensity of 75mm of
rainfall In an hour and lasting more than
half an hour will probably only occur once in
fifty years. This would be acceptable as a
design standard. To cater for this storm, the
drains would be sized from the following
formula;

Sectional area ([Link]) = 13 x catchment area (sq.m)

This formula assumes that the drain will be

approximately twice as wide as it is deep,
which will give it the best flow
characteristics. It can be used equally for
roof gutters and drain channels.

" DRAIN GRILLES ........... One area that is often

under-designed is the grilles over drains. A
good grille should be made up from 50mm x
50mm steel angle, 6mm thick and 50mm x 6mm
flat steel bar, all welded together as shown
In the diagram on page 70.

* MAINTENANCE ..... It is important to ensure that

the drains in and around the market are kept
clear of any build-up of dirt, especially if
they are unlined drains. Once every six
months the cleaning staff should be given the
Job of clearing out the drains.

Storm water drain diagrams are given on the next

page, page 70.

69
1.18 STORM WATER DIAGRAMS

PROFILES ........ Good profIles for storm water

drains; note their 2 unit width to 1 unit depth.

UNLINED

LINED

DETAIL. OF DRAIN GRILLE

300 note the width to be kept

narrow across roads

50 x 50 steel angle

0 50 x 6 steel flat

70
1.19 PUBLIC TOILETS

Public toilets are one of the most difficult

facilities for any Council to deal with. The
successful solutions found to this problem seem to
be at the two extremes. At one extreme they need
to be highly sophisticated with a continuous and
high level of supervision and maintenance and
expensive finishes. At the other extreme the very
simplest facility requiring almost no maintenance
can be made to work well.

It is generally agreed that the expensive

solutions are not anoropriate. It is also clear
that the ordinary domestic type of modern
Installation gets broken, damaged, blocked or
abused fairly quickly. The main problem with
ordinary flushing toilets is that they are easily
fouled, easily blocked, and totally dependant on a
good water supply. Even with a good water supply,
as soon as the cistern Is unable to refill before
the toilet is used again the toilet will quickly
block and become exceptionally unpleasant and
unhygienic.

This leaves the cheap and simple facility as the

solution most likely to succeed. A lot of work
has been done on this and the result is the
Ventilated Improved Double-Pit Latrine with
Soakaway. This Is illustrated on page 75.

* PIT LATRINES ........ These have the benefit of

requiring no water and no drains. All the
excreted material is collected in a pit dug
in the ground. A pit, measuring about 2.0 x
1.5 metres at the top and t .pering down to
2.0 x 0.2 metres at its full depth of 1.8
metres, can be expected to last up "1 2
years. Once full the pit should be sealed and
left and within a further year the material
will have decomposed to a fine, dry,
odourless and nygenic powder which is very
much like compost.

71
 DOUBLE PITS .... The problem with single pits
is that the toilets have to be relocated
every 2 to 4 years. The double pit allows the
toilet to continue in use with a second pit
while the material in the first pit
decomposes. Once decomposed, this can be
cleared out by hand or machine and the first
pit is ready for re-use while the material in
the second pit decomposes, and so on,
indefinitely.

. VENTILATION .... Pit latrines have traditionally

only been ventilated through the toilet
Itself. By adding a secondary ventilation
pipe to the pit, It has been found that
smells and insects can be controlled. This
pipe acts like a chimney and discharges the
smells above the toilet by drawing air
through the toilet. Any flies that are
attracted Into the pit are drawn by the light
at the top of the pipe and are trapped by the
gauze cover.

, ORIENTATION .. It has been found that facing the

door towards the prevailing wind has the
greatest effect on the performance of the
vent pipe system. It Is helpful, but not
essential, for the external vent pipes to
face west so that they receive the maximum
sunshine to assist the ventilation.

, LIGHTING .... The cubicles should be kept fairly

dark, but well ventilated. Louvre blocks at
high level are a good way of doing this.

72
 aspects to this; the
, CLEANING .. There are three of cleaning
type of pan used, the disposal
water, and the cleaning itself.
eastern style, or
TOILET PAN .......... If an the toilet can be
squatting pan is used then easily and this
scrubbed or hosed down quite that a very
is a big advantage for ensuring
unpopular job is done properly.
idea of washing down
WATER DISPOSAL .... This that the pit
in
the toilet presents a problemdry system, and
latrine is essentially a
its operation.
quantities of water will upsetof, and this is
This water must be disposed connected to
done by putting in a soakaway
the toilet pit.
should have a slope
WASHING ...... The floors of about 1 in 50
down towards the toilet pan out should
to ensure good drainage. Washing
be a daily or twice daily requirement.

it would be worth
, FINISHES .. If at all possible walls and floors
having a tiled finish to
designed the
because, no matter how well
accidents. Cement
toilets are, there will be
absorbent with the
type finishes are slightly they will become
result that over a period
permanently smelly.
has been found that by
, ATTENDANTS ........... It the toilets damage
employing an attendant for
reduced. This will
and abuse is dramatically over a fairly
save the Council money, even
short period.

73
" MULTIPLE TOILETS ........ There are added design
planning problems with the double pit
arrangement when more than one cubicle is
required. A suggested layout is shown on page
75.

" URINALS .. It is not advisable to instal urinals

with pit latrines because the urinals require
regular flushing. This produces too much
water for the pit to cope with.

* SIZE AND NUMBER ........ Each double pit latrine

requires space for two pans, and so is nearly
twice as large as a normal toilet cubicle.
Each cubicle needs to be 1.4 x 1.4 metres
minimum.

In any market these should be a minimum of

two cubicles each for males and females. In
markets with more than 60 stalls, for every
30 stalls there should be 1 cubicle each for
male and females.

74
1.20 PUBLIC TOILET DIAGRAMS

Plan of set of latrines with double pits

screen wall
possible
wash basip F
soakaway - ­ french drains
""­
€0

/..ccess covers -- ve;nt pipes­

french drains
F
0--} sokawa1

Z -
concrete slab
over double pits RIM access cover

Section through double pit latrine

S louvre block

louvre block wall

possble
Isn
concrete slab ry
over double pit %taprl cover
vefut pite

..-.. sealed pan

dividing wallp t
", decomposing

75
1.21 SIGNS

Signs are one of the most difficult areas of

very
design to carry out successfully, and are
often forgotten altogether. This section deals
with the general aspects of the design of signs
and the more detailed aspects of the different
types of signs that are required in a market. When
designing signs, the following considerations
should be remembered:

" SIZE ..... The size of a sign must be related to

the function it has to perform. Signs are
generally made too small, particularly in
outdoor situations. As a guide, the letter
height, measured In millimetres, should be 8
times the distance from which they may need
to be read, measured in metres.

" HEIGHT .. It must be remembered when positioning

a sign that, when the market is busy, there
are many possible obstructions in the
reader's way. It is important, therefore, to
position the signs as high as possible to
avoid the obstructions. In pedestrian areas,
signs over doors %,ill probably be visible,
and signs beside doors may not.

" CLARITY ...... As signs are intended to be read,

they must be clear, well set out and coloured
in contrast to their background.

" DURABILITY .... Signs should be designed to last

as long as the building or function they are
advertising. This will make most signs far
more expensive than expected. It it is not
considered worthwhile putting up a good,
durable sign, then it is probably not worth
putting up the sign at all. Cheap signs, that
require either regular painting or are made
of materials that will not last, will simply
look scruffy in a relatively short time and
are unlikely to convey information over the
necessary distances.

76
When considering the different types of sign that
are required around the market, this aspect of
durability is the main critericn. This divides the
signs into three distinct types.

" SIGNS ON PAVING .. These can be painted onto the

paving surface with road paint. As this is an
easily repeatable exercise, this is a useful
way of marking out areas around the market.

" UNPROTECTED SIGNS .......... Where signs are not

protected from the weather they must be made
of permanent materials. These include
materials such as aluminium or brass, which
are very expensive, or enamelled steel as
used on many road name signs around the
country, or letters carved Into stone or cast
in concrete. Painted or wooden signs should
not be considered.

" PROTECTED SIGNS .... Where signs are not exposed

to the weather a wider range of materials can
be used. The common ones that are likely to
be satisfactory include engraved plastic,
plastic laminates , or aluminium. Unless they
are engraved wood signs should be avoided,
and also any kind of painted signs.

77
1.22 SIGNS CHECKLIST

MAIN ENTRY ­

market Name

MARKET HALL
retail
wholesale
fresh produce
chicken
domestic goods
tobaccos
clothing
etc.

ROADS
parking
no parking
loading area

BUILDINCS
public toilets
male and female toilets
office - private
door numbers
litter here
kiosks
refreshments
cafeteria

78
1.23 FENCING

The purpose of the fencing is to prevent theft of

the goods on sale and to ensure that goods coming
Into the market can be monitored. In markets where
the Council charges on the basis of the goods for
sale, if there is no control on the site boundary,
it is easily possible to bring unrecorded goods
into the market and thereby avoiding paying the
market charges.

To be effective the fence must prevent people

easily climbing over or through it. An ordinary
stranded fence will rarely be sufficient for this.
The only commonly used fence that Is likely to be
effective is the chain link fence, and this should
be at least 1.5 metres high. The fencing needs to
be along all the sides of the market.

1.24 LIGHTING

Large open and unlit public spaces dre often the

cause of crime. It is Important that the open
market areas are sufficiently well lit at night to
make the entire area clearly visible. Usually this
can be done using bulkhead lights attached to the
buildings around the site, but care must be taken
to ensure that all the potentially dark areas
between buildings are properly lit or they will
make ideal hiding places for criminals.

1.25 LANDSCAPING

This has already been discussed on pages 32 and

49.

Planting trees around the site will make it much

more attractive as a place to be and will also
provide useful shelter at a very low cost. An
allowance for planting of 15% of the cost of
construction of an open-air market, or 5% of the
cost of construction of a covered market would be
of real benefit.

79
SECTION FOUP MATERIALS

CONTENTS PAGE

1. THE CHOICES

1.1 building t 'pes

1.2 paving materials C-4
1.3 coofs 0E

2. PERMANENT CONSTPUCTION 80

3. COST EFFECTIVE DESIGN

80
SECTION FOUR --- MATERIAI.S

1.0 THE CHOICES

The first decisions to be made when considering a

market design are the choices of materials fcr the
paving, and for the walls and roofs of the
buildings. These decisions set the level of the
final construction cost, the amount of maintenance
required, the overall apearance of the market and
how well it stands up to the test of time.

These choices are vital to the Council because

they will affect the success o the market in
terms of its revenue earning ability in an
unalterable way.

81
1.1 BUILDING TYPES

The first area of choice is for building types.

It Is generally assumed that some form of
permanent construction is necessary for all
buildings, but this is not necessarily true.

* COST COMPARISONS ...... When the likely earnings

from all of the market facilities are
considered, the capital cost of building In
concrete blocks with concrete floors and
sheet roofing Is relatively high even though
this is likely to be the cheapest form of
permanent construction.

* ALTERNATIVES ......... If It can be accepted that

kiosks and tea rooms are built using woocion
frames and mabati in the traditional manner,
the land in the market can be rented out to
the prospective stall owners who must build
their own kiosks. The development is then
free to the Council and so nearly the whole
income will be useful revenue.

There are alternatives between permanent

construction and fully self built
construction. These may include either of the
following:

STANDARD DESIGNS .... The Council may decide

to use a standard design. They will then
insist that any kiosks, tea rooms or other
buildings constructed In the market are built
following these standard designs.

82
 STANDARD UNITS ..... The Council may build
standard units for rent. These units maybe In
a cheap form of construction but at least
they will all look the same.

No particular financial advantage is seen In

either of these because the cost to the
Council will be higher. The Council Is
unlikely to be able to charge sufficiently
higher rents to cover this extra cost.
ESSENTIAL SERVICES .... If the Council accepts
the alternative of tenant built buildings,
the only costs that will have to be incurred,
apart from the land, will be for the water
supply and drains to plots for tea rooms.
* CONTROLS .......... All the facilities, with the
exception of offices and public toilets, can
be provided in any of these alternative ways.
An aspect that may concern Councils is the
amount of control they require over the
appearance of the development. Apart from
supplying the units or restricting designs as
described above, there is little the Council
can do to control what the development will
look lIke. This is part of the choice that
has to be made between these alternative
systems of development.

83
1.2 PAVING MATERIALS
As far as paving surfaces are concerned there are
several options and these are discussed below In
rising order of cost. Each alternative has a cost
factor which shows how their costs compare with
each other. A life factor Is not Included because
in pedestrian areas under normal circu!-stances
paving can be expected to last indefinitely.

* MURRAM ......................Cost factor ; 1.0

Can be a gooe- and reasonably durable surface
but it will become dustier in dry seasons and
muddler I wet seasons as time goes on,
particularly If It is not maintained
properly. It can also be qu!-:kly washed away
If drainage is not carefuJly considered.
Murram can be Improved with a cover of stone
chlppings to keep the dust down and this can
make a very good and easily repairable
surface. This Is oultable for areas of
non-perishable goods but Is uIfficult to keep
clean.
" CONCRETE PAVING SLABS ........ Cost factor ; 1.5
A common paving option for all types of areas
restricted to pedestrians only. They must be
llid carefully to avoid ponding and edges
cer which people may trip. They are easily
cleanable, and fairly easily repairable.

* TAR SPRAY AND CHIPPINGS ...... Cost factor ; 2.7

rhis is not a good option because the very
coarse surface makes It difficult to clean
off any squashed and rotting vegetables.

84
* INTERLOCKING CONCRETE SLABS .. Cost factor ; 3.3
.... Because the slabs are small and loose
jointed they are unlikely to break. They can
easily be replaced if they do break or relaid
if the surface becomes too uneven over time.
The large number of joints mu:<es them
slightly more difficult to clean than paving
slabs but the smoother surface makes them
easier than premix.
PREMIX ....................... Cost factor ; 4.0
This Is better than tar spray and chippings
because it is thicker and stronger. Like tar
spray and chippings the surface Is still
comparatively rough and dlffIcult to clean
but the use of fIne aggregates can Improve
this consider'ably.
* CAST CONCRETE ................ Cost factor ; 6.0
Concrete cast on site Is expensive and
requires careful control but the end product
Is very good. I' is possible to lay concrete
with an integral topping or smooth trowelled
surface, but It is generally finished with a
sand and cement screed to give as smooth a
surface as possible.

85
1.3 ROOFS

The importance of the roof over a covered market

has already been diocussed on pages 49 to 53. For
the construction of this roof we have also noted
that some form of lightweight sheeting is the most
appropriate. The materials available for roof
covering are discussed In more detail below.

These notes are intended as a guide cnly. They do

not include details of all the differ~iit variants
(such as gauge, profile, colour, thickness, width
and length) avalable In each of the different
categories. They should only be used for a
qualitative assessment of the materials' merits.

The life factors of these materials have not been

included because they can all be considered to
have a useful life of at least 25 years In normal
use. This is not true in coastal areas for mabati.

* PROFILED STEEL ....... Cost Factor .......... 3.0

There are several different profiles
available In profiled steel sheet and they
are supplied with a factory applied colour
coating. The sheet can be supplied In very
long lengths If necessary and this is useful
for large roof spans as it avoids Jointing
down the slope of the roof. The colour
coating is attractive, can be supplied In a
range of colours and, as It Is very durable,
does not require any maintenance. As the
sheets are comparatively light in weight and
a 50 mm deep profile can span up to 1.8
metres, they can be supported on an
iconomical structure.

* MABATI ............... Cost Factor .......... 1.0

Strictly known as corrugated galvanlsed steel
sheet, mabati is the cheapest form of roofing
available. It is not very attractive and can
be painted to improve Its appearance, but
this is not reccommended because It creates a
regular maintenance problem. The sheets are
more flexible than profiled steel sheets,
requiring supports at 1.0 metre spacing.

86
ASBESTOS CEMENT ....... Cost Factor ...... 0
Asbestos cement sheet comes in a number of
different profiles, each of which has
different strength characteristics. The oeep
profile sheet can be compared with profiled
steel and the shallow profile sheet can be
compared with mabati for strength. Asbestos
cement is widely used as a roofing sheet and
is locally manufactured. The standard grey
colour Is not very attractive but is less
obtrusive than shiny mabati.
Asbestos cement has two main drawbacks.
Firstly, the sheets are brittle and so can be
broken if mistreated, either being handled In
construction, or If someone walks carelessly
on the roof for maintenance, or if subjected
to vandalism. Secondly, asbestos fibres have
been Identified as a health hazard if
Inhaled. Although this does not directly
affect the Council, It should be remembered
that the use of asbestos products Is being
phased out In many countries and markets may
be considered particulariy sensitive areas.

TILING .............. Cost Factor ........... 4.0

There are several types of tiles available
for roofing but they all have the same
principle characteristics. Tiles are much
heavier than roofing sheets and so require a
stronger and therefore more expensive
structure to support them. They are also more
attractive than sheets and should be given
serious consideration where the appearance of
the roofs is of importance.

87
2.0 PERMANENT CONSTRUCTION

Having looked at the alternatives discussed on

page 82, the Council may decide that the more
permanent forms of construction are required.
There is also the question of the construction of
the public toilets and the offices, which will
almost certainly require permanent construction.
For these buildings, the following should be
considered.

* SPLASHING ...... Because of inevitable splashing

of rain around the building it is worth
either including a splash plinth In the
design (a dark band up to about 0.8 metres)
or making sure the walls have a band of
paving or gravel beside them of 0.6 metres
minimum width. If this paving reaches Just
beyond the edge of the roof overhang then
this is Ideal.

" VENTILATION ...... Standard louvre blocks are an

excellent way of providing security, privacy
and ventilation and can be useful in public
toilets, offices and tea rooms.

* WINDOWS .... These should be of the louvred type

because they are very much cheaper a I­
provide 100% ventilation area when open.
Louvre blade widths can go up to a maximum of
0.9 metres. If additional security Is
required then 19mm diameter steel bars should
be built Into the frames at the same distance
apart as the louvre blades.

" ORIENTATION ............ This has been mentioned

previously on page 35. Those recommendations
should be followed.

88
3.0 COST EFFECTIVE DESIGN

In making these choices the comments In the

Introduction about the purpose of the facility and
the balance between cost and revenue should be
remembered.
" OBJECTTVE ....... It is worth repeating that the
objective Is to maxlmlse the usable income
for the Council. This serves the best
interests of the community by providing the
finance which can then be used for other
projects which will enhance the town's
amenities and appearance.
* EFFECTIVENESS .... To make the market effective,
the design choices at every stage must be
made with the purpose of achieving this
objective. An unnecessarily expensive choice,
or a choice that will require frequent
maintenance, will make the market less
effective.
" UPGRADING ... A programme of steady upgrading Is
self financing ma) avoid the need for further
borrowing.

89
SECTION FIVE --- MANAGEMENT

I. REVENUE COLLECTION

1.1 retail markets 91

1.2 wholesale or open-air markets 92
1.3 collusion 93
1.4 avoidance 95

. RECORDS
96

3. PERIODIC CHECKS
97

4. CONSTRUCTION
98

90
SECTION FIVE --- MANAGEMENT

1.0 REVENUE COLLECTION

Remembering that one of the main objectives of

markets is to generate revenue for the Council,
the question of revenue collection is clearly very
important. There are two basic types of market
which have different revenue collection
requirements.

1.1 RETAIL MARKET

The retail market is made up of stalls and shops.

These stalls are rented on a regular basis by
tenants and so the Income is precise and payment
can be easily recorded. It is common practice for
stalls to be rented by persons or groups who then
sublet the stalls to farmers or other local
agencies. The dang.. with this system is that
stalls can stand empty. It ;s important to ensure
that regular use of the stall and regular payments
are conditions of any rental agreement.

91
1.2 WHOLESALE OR OPEN-AIR MARKETS

All the remaining market vendors will need to be

treated as wholesalers. There are true wholesale
vendors who are selling in bulk, often to regular
stall holders. The remainder are farmers who only
come to sel I when they have produce and could not
rent a stall on a regular basis. The only fair
ways to charge these groups are:

" STANDARD RATES ..... The Council fixes rates for

a kiondo, frikapu, ndoo, and sack.

" ESTIMATED VALUE .... The Council collectors will

estimate the value of the produce being
Drought in and charge a percentage of chat
value as the rental.
" SPACE .. The Council sets up basic areas and the
vendors are charged a daily ground rent for
those areas. To work properly it is usual to
mark out basic spaces on the floor and the
vendors are charged for multiples of the
basic space.

Revenue collection in the wholesale market is the

area where many Councils seem to have the most
difficulty. Threre could be an increase in income
of as much as 100% when estimated from the
quantities of goods and stalls recorded in
surveys.

There are several reasons for incomplete revenue

collecton°. but the most common is collusion
between collectors and vendors. The second most
common reason is avoidance of the market by the
vendors.

92
1.3 COLLUSION

" COLLECTION STAFF .. Problems with collection are

often related to the size of the collection
staff. With a small staff there are no checks
on their performance. The small payments as
bribes by vendors once they are familiar with
a collector loses the Council a regular
income.

To avoid this, it is necessary to establish

what Income may be expected and provide
checks to see that it As collected. By
improved collection methods the income can be
increased by a large amount

Staffing costs for a market are very low in

comparison with the income. In situations
where the Council finds it is not collecting
as much revenue as It expects, increased
staffing will generally improve collection.

" COLLECTION ........ The council has two options.

Ticketing for both options is the only way of
ensuring full collection.

ENTRY .... Collection can be made on entry to

the market. This tends to cause difficulties
with small farmers who will often protest
that they do not have the money to pay until
they have sold some goods.

ROVING ............ Collection can be made by

collectors moving around the wholesale area.
This avoids the objection of having no money
at the time of entry but it is a more
difficult system to operate and check.

93
* ENTRY ... By operating an entrance ticket sale
point and checking vendors' tickets, the
difficulties of collusion are doubled. This
requires at least a collector and an
inspector on duty at one time, and they
should be regularly changed (say once a
month).
* RANDOM CHECKS ......... To reduce the chances of
collusion, inspectors should carry out random
checks of the operation, including checking
tickets within the wholesale area.

Another check that needs to be carried out

every now and then is a simple survey of the
produce on sale in the market. This Is
similar to the survey required to estimate
the size of market on pages 7 to 9.

* TICKETING ....... The tickets sold to the

vendors should be dated and show the quantity
oC value of produce. They should be
duplicated and one of kept for the records.
The tickets should be in numbered books and
issued to the collectors who should be
responsible for them. The vendor's half of
his ticket should be destroyed on departure
to avoid re-use.
These provisions are simple to operate and provide
the material for checking. If it is then made
clear that checks will be carried out, it will be
extremely difficult for operators to avoid paying
the dues to the Council by collusion with the
market staff.

94
1.4 AVOIDANCE

* ASKARIS ........ A few askaris should be on duty

around the town to enforce the requirement
that other hawkers and small vendors use the
market. These askaris should also be changed
around to avoid collusion.

* BY-LAWS ........ One of the biggest difficulties

encountered with revenue collection is the
lack of by-laws to enforce them. It is
essential that the Council has the means to
enforce its requirements. Some Councils find
they cannot change their charges because they
are detailed in the by-laws. Others find the
by-laws do not give them the authority to
penalise hawkers or vendors who refuse to use
the market.

95
2.0 RECORDS

It is common practice to combine all the town

cleaners or askarIs together, to record all the
maintenance expenses under one head or even to
combine markets with other non-revenue earning
facilities such as parks and open spaces. This Is
not good practice. As the market is an important
revenue Parning facility it is essential to keep
its records separate from others.

By keeping all the market finances together it is

possible to be quite clear about the income from
the market and the cost of maintenance and other
expenses, such as the loan repayments.

96
3.0 PERIODIC CHECKS

" SURVEYS ....... It is important that surveys are

carried out from time to time to confIrm
original predictions of demand, to check
revenue against what Is actually being sold
in the market and to give guidance on where
re-allocation of funds can most usefully be
made.

* COLLECTIUu .... Another useful check that senior

Council staff, or even special inspectors can
make is to visit the market unannounced and
take over the job of revenue collection for a
day. In this way It is possible to see
exactly how many vendors are using the
market. This is a direct check on whether or
not the collected income for that day relates
to tne average daily Intake.

97
4.0. CONSTRUCTION
* MANAGEMENT ...... The management of construction
contracts Is a specialist's job and must be
handled with caution oecause of the legal
imp!ications cf contract law. In
circumstances where the Council wishes to
organise the documentation and manage the
contract, reference should be [Link] to the
manual on the Management of Construction
Contracts.
CONSULTANTS ... This manual on the Management of
Construction Contracts also contains advice
on the procedures and checks that should be
carried out when supervising or checking
other consultant's work.

98
SECTION SIX APPENDICES

1. SPECIFICATIONS

1.1 standard paving specifications

1.2 standard roofing specifications 100
102

2. GENERAL NOTES
2.1 black cotton soils
2.2 drainage 104
104

3. WORKSHEET BLANKS

3.1 survey data sheet

3.2 data log sheet 106
3.3 construction cost estimate 107
108

99
 APPENDIX ONE --- SPECIFICATIONS

1.0 CAUTION
These specifications are not
intended to be and
should not be used as complete items for
construction document ion. They
will only give a
guide to the expected type and standard of
construction.

1.1 STANDARD PAVING SPECIFICATIONS

Standard specifications for the

pavlngs described
in the manual are noted below.
These can be used
for obtaining prices and checking
against design
proposals.
* MURRAM ............... Strip off 150mm
top soil.
If soil is poor then stabilize surface
digging up top 75mm, mixing with by
3% max lime
or cement, wet and compact. Cover with 150mm
murram compacted with a 12 ton
roller.
* TAR SPRAY AND CHIPPINGS .... Strip off 150n top
soil. Lay 200mm deep hand packed
stone and
blind with stonedust. Spray
with binder as
seal coat. Spray one coat tar, spread
chIppings, spray second coat
tar and spread
chippings.
* PREMIX (TARMAC) ...... Strip off 150mm top soil.
Lay 200mm deep hand packed stone
with stonedust. L.y and roll and blind
premix In two
layers. First layer 25mm coarse aggregate
and second layer is 15mm fine aggregate
premix.

100
 * CONCRETE SLABS .......
Strip off 150mm top
If soil Is poor then stabilize sol;.
digging up top 7 5mm surface by
lime or cement, wet and mixing with 3%
and compact. max
50mm sand. Lay 50mm Cover with
thick blocks.
* INTERLOCKING CONCRETE
BLOCKS ... Strip off
top soil. If soil 150rnm
is poor then stabillze
surface by digging
up top 75mm and
with 3% max lime or mixing
cement, wet and compact.
Cover with 50mm sand.
Lay 80mm thick blocks.
Note: It is essential
that curbs are used
with interlocking
concrete blocks.
* CAST CONCRETE ........
Lay and compact 150mmStrip off 150mm top soil.
hardcore or murram.
150mm concrete In Lay
maximum 3m x 3m bays
reinforced with A193
mesh (2 layers on
soil). Fill joints poor
with sand/bitumen
mix.

101
 1.2 STANDARD ROOFING SPECIFICATIONS

* CORRUGATED GALVANISED
STEEL (GCI) .... Fix 900mm
wide,3
000mm long, 24 gauge gci
sheet onto
150mm steel zed purllns at
with ms hook bolts on the 1000 nu centres
second roll of each
sheet. Sheets to have single
and 150 mm end laps. Fixings roll side laps
to have plastic
sealing washers. Zed purlins
at to be supported
maximum 6 metre centres. Ridges and
abutments to be flashed
with 24 gauge gi
sheet flashings lapped 150
mm at all joints.
* CORRUGATED ASBESTOS
CEMENT ..... Fix 9 00mm wide,
3000mm long, corrugated asbestos
cement sheet
to 150mm steel zed purlins
at l000mm centres
with ms hook bolts on the
second roll of each
sheet. Sheets to have single
roll side laps
and 150mm end laps. 2 diagonally opposite
corners are to be cut to
allow flush seating
at end laps. Fixings to have
plastic sealing
w4ashers. Zed purlins to be
maximum 6 metre centres. Ridges supported at
and abutments
to be flashed with standard
asbestos cement
fittings lapped 150mm at all
joints.
" PROFILED ASBESTOS CEMENT
3
....... Fix 0 00mm wide,
000mm long, deep profiled
asbestos cement
sheet to 150mm steel zed
purlins at 1500mm
centres with ms hook bolts
on the second roll
of each a:heet. Sheets to
have single roll
side laps and 150mm end
laps. 2 diagonally
opposite corners are to be
seating at end laps. Fixings cut to allow flush
to have plastic
sealing washers. Zed purlins
to be supported
at maximum 4 metre centres. Ridges and
abutments to be flashed with standard
asbestos cement fittings
lapped 150mm at all
joints.
* PROFILED STEEL SHEETS ..........
Fix 900mm wide,
24 gauge, colour coated, deep
sheets in single lengths profiled steel
to 150mm steel zed
purlins at 1500mm centres
with ms hook bolts
on the second rol: of each
sheet. Sheets to
have single roll side laps and 150mm end
laps. Fixings to have plastic sealing
washers. Zed purlins to be supported at
maximum 6 metre centres. Ridges
to be and abutments
flashed with similar steel
flashings sheet
lapped 150mm at all joints.

102
 * SINGLE LAP TILING .... Lay concrete interlocking
single lap tiling to broken joints on 38x38mm
tiling battens at approx 300mm centres fixed
to lOOx5Omm rafters at 600mm centres
supported on 175x5Omm purlins at 15nmm
centres. Tiles to have matching ridge pieces
neatly bedded in cement mortar. At all verges
standard half tiles are to be used to align
courses. 500 gauge polythene sheet is to be
laid over rafters parallel with the eaves and
with 150mm overlaps down the slope. Every
fourth course, the ridge and eaves courses,
and all verge tiles are to be nailed to the
battens.

* DOUBLE LAP TILING ........ Lay clay plain nibbed

double lap tiling to broken joints on 38xSOmm
tiling battens at [Link] 175mm centres fixed
to lOOxSOmm rafters at 600mm centres
supported on 175x50rm purlins at 1500mm
centres. Tiles to have matching ridge pieces
neatly bedded in cement mortar. At all verges
standard one and a half tiles are to be used
to align courses. 500 gauge polythene sheet
is to be laid over rafters parallel with the
eaves and with 150mm overlaps down the slope.
Every fourth course, the ridge and eaves
cou-seo, and all verge tiles are to be nailed
to che battens.

* PANTILES ..... Lay clay plain pantiles reversed

in alternate rows on 38x50mm tiling batLens
at approx 300rm centres fixed to lOOxSOmm
rafters at 600mm centres all supported on
175x5Omm purlins at 1500mm centres. Tiles to
have matching ridge pieces neatly bedded in
cement mortar. Align rows so that pantiles
are laid hogsback fashion at all verges. 500
gauge polythene sheet is to be laid over
rafters parallel with the eaves and with
150mm overlaps down the slope. Every hogsback
pantile in each fourth course, the ridge and
eaves courses, and all verge pantiles are to
be nailed to the battens.

103
APPENDIX TWO --- GENERAL NOTES

2.1 BLACK COTTON SOILS

Note that on black cotton soils it is essential
that at least 600mm depth is removed and
with a good soil (red soil) to provide replaced
a stable
base for any paving material.

Buildings constructed on black cotton soils

should
be built with raft foundations. This
specialist's job and should only be designed Is a
by
qualified structural engineers.

2.2 DRAINAGE
All road surafaces should be laid with a
I In 50
slope to ensure adequate drainage and
prevent
ponding on the surface.

104
APPENDIX THREE --- WORKSHEET BLANKS

1. SURVEY SHEET

2. DATA LOG SHEET

3. CONSTRUCTION COST ESTIMATE WORKSHET.­

105
 SUP'.'EY SHEET LOCATION: ........................

.... .. .............................................
DATE: . ................. EFEPENCE : .......................

"C. -ocat1onl Area No Type of Goods Type of Stall

of of
Stal is Stalls

:5

'6

20

4
,2 . .. . . .. -- -- -.... ...
25 . . ... .. ...
... .. .......
.. .

.- ((
 DATA LOG LOCATION ..........................
SURVEY DATE,/REF ............. DATE ................
MARKETING TYPE ........................... :

TYPE Total stall No Average

area of stal! size
([Link]) stalls (sq. metres)

charcoal
general gooas
vegetables
plastic goods
kionaos
clothing
tobacco
other:
I

3
4
5
6
PLUS
advertising /

existing market

excess demand ,

Totals

Total expected area ([Link]) ............

Factor for circulation and vendor ......... :.:

Total current demand ([Link]) ............

..... % addition for future expansion ........

Total marketing area required ([Link]) ...

 CONSTRUCTION COST ESTIMATE WORKSHEET
-
REFERENCE............................DATE
LOCATION ................................BY
Design element SizeArea Cost for Estimated
No of units. each unit. cost
I. roofing - retail .....
wholesale .. x
2. offices ..............
3. cleaners ... ..........
5.
4. walling
stores ...............
..... ........ x
x=
x
6. fencing ..............
7. signs................ x
8. paving - retail ......
9. stalls wholesale ... =
.. x
x=
10 public toiiets'alternatives; (fill
In one only)
flushing .... x
latrine
11 washing facilities ... x
x=
12 stormwater drains ....
13 ticket check booth ... x
14 roads/parking alternatives; (fill x
In one only)
murram ...... x
tar spray ... x
premix ...... x
pcc blocks .. x
concrete .... x
15
16 curbs
loading............... x
platform x
17 landscapng
in. . ....
18 security lighting .... x
x
19 kiosks ...............
20 cafeteria ............ x
x
21 tea rooms ............
x
22
23 SUBTOTAL " .Contingency' (. . . . . . . .
24 Contract overheads

25 CURRENT TOTAL CONSTRUCTION COST ................

FUTURE TOTAL CONSTRUCTION COSTS:

26 Inflation ....... % (see 4.2 UPDATING ESTIMATES, p22)
27 After 1 year ; item 25 x (100 + Item
26)
1uU
28 After 2 years ; item 27 x (100 +item 26)
.....
lUg
29 After 3 years ; Item 28 x (100 + item
26)
NOU