Kampala, Gulu and Mbarara have emerged as Uganda’s leading cities in physical planning compliance, according to the National Planning Authority’s (NPA) first-ever nationwide assessment of the implementation of Physical Development Plans for the 2024/25 financial year.
The assessment, conducted under Section 55 of the Physical Planning Act, Cap 142, found Kampala to be the best-performing city with a compliance score of 58.7 percent, rated “moderately satisfactory,” followed closely by Mbarara and Gulu.
Among districts, Mukono ranked highest nationally with 68.2 percent, also achieving a “moderately satisfactory” rating and emerging as the overall best-performing local government.
The Physical Planning Certificate of Compliance was introduced to enforce adherence to approved physical development plans, promote orderly and sustainable land use, safeguard environmental and public safety standards, and improve infrastructure efficiency and urban aesthetics.
The assessment covered districts, cities, municipalities and town councils across six key areas: institutional readiness, physical planning status, plan implementation, land use enforcement, development control and community sensitisation.
Despite strong performances by a few urban centres, the report revealed widespread shortcomings in physical planning compliance nationwide. Overall national compliance stood at 28.62 percent, rated unsatisfactory.
Districts scored 26.56 percent, cities 48.52 percent, municipal councils 40.11 percent, and town councils 24.60 percent — all below satisfactory levels.
At the municipal level, Makindye-Ssabagabo recorded the highest score at 67.0 percent, while Kakira Town Council led among town councils with 68.0 percent, both receiving “moderately satisfactory” ratings. However, the majority of local governments assessed were rated unsatisfactory.
NPA linked the poor national performance to several systemic challenges, including limited institutional capacity, shortages of physical planners and enforcement officers, inadequate coverage of physical development plans, weak enforcement caused by political interference and resistance from developers, and chronic underfunding. The authority noted that less than one percent of local government budgets is allocated to physical planning activities.
The report also highlighted limited access to technical tools and equipment, as well as low public awareness and participation, with only 33 percent of local governments conducting sensitisation activities on physical planning.
NPA Executive Director Dr. Joseph Muvawala warned that low compliance with physical development plans continues to increase the cost of public investments through project delays and cost overruns.
He said weak planning enforcement has contributed to the growth of unplanned settlements, encroachment on environmentally fragile areas and drainage channels, interference with critical infrastructure corridors, and land ownership conflicts that complicate acquisition for public projects.
Denis Tugume, the NPA Manager for Urban and Metropolitan Physical Planning, said although progress had been registered in some urban areas, major gaps remain in planning coverage, institutional capacity and enforcement.
He called for increased government funding for the development and implementation of regional, district and urban physical development plans, as well as wider coverage of detailed plans and zoning regulations to support orderly and sustainable development.
Tugume added that NPA would continue supporting local governments through technical capacity building, improved planning systems and stronger community engagement to encourage voluntary compliance.
NPA Manager for Information Advocacy and Public Relations Charles Musana described the issuance of the inaugural compliance certificates as a major milestone in strengthening accountability and planning discipline across the country. He said the assessment establishes a baseline for measuring future progress and positioning physical planning as a key driver of Uganda’s development agenda.
Senior Manager for Infrastructure and Digital Transformation Joseph Tenywa said the authority would continue working with key institutions, including the Ministry of Finance, Ministry of Lands, Housing and Urban Development, Ministry of Local Government, and the Ministry of Kampala Capital City Authority and Metropolitan Affairs, to strengthen physical planning systems across the country.
He added that NPA would also collaborate with Kampala Capital City Authority and local governments to improve institutional readiness and enforcement of physical planning standards nationwide.
