Chitungwiza’s Varsity Land at the Centre of Growing Planning Dispute

A proposed change of land use on a large tract of land previously earmarked for the establishment of a university has sparked a political and planning confrontation in Chitungwiza, after all five Members of Parliament representing the town jointly objected to plans to convert part of the site into residential properties.

The objection, submitted to Chitungwiza Municipality on November 7, 2026, targets an application involving a property known as the Remainder of St Mary’s, held by the Bishop of the Diocese of Mashonaland and Matabeleland in trust for the Church of the Province of South Africa (Anglican Church).

The application, cited as SC/01/26, concerns a property measuring 84.4367 hectares.

According to the planning documents cited in the MPs’ objection, 40 percent of the land has been earmarked for the construction of flats. The proposal has reportedly received a recommendation to proceed, subject to several conditions and following consultations with institutions including the Environmental Management Agency (EMA), the Ministry of Transport, the Surveyor-General’s Department, the Deeds Office and the Department of Spatial Planning and Development.

However, the five legislators — Brighton Mazhindu (St Mary’s), Innocent Zvaipa (Zengeza West), Goodrich Chimbaira (Zengeza East), Godfrey Sithole (Chitungwiza North) and Maxwell Mavhunga (Chitungwiza South) — argue that the land’s original purpose as a university site must not be sacrificed for short-term residential development.

At the heart of the dispute is a question that has long defined Chitungwiza’s development aspirations: why does one of Zimbabwe’s largest urban settlements still lack a major public university of its own?

In their joint objection, the MPs describe the absence of a university as a strategic disadvantage for a town whose young people must travel elsewhere to pursue higher education, often incurring substantial transport, accommodation and living expenses.

They argue that a university would do more than provide lecture halls and academic qualifications. It would create employment, stimulate local businesses, support research and innovation, and help drive Chitungwiza’s long-term economic transformation.

“Chitungwiza is one of Zimbabwe’s largest urban settlements, yet it remains without a major public university of its own,” the MPs state in their objection.

“Establishing a university in Chitungwiza would significantly improve access to higher education, create employment, stimulate local businesses, promote research and innovation, and contribute to the economic transformation of the town.”

For many families in Chitungwiza, the issue has practical implications. Students who could otherwise study close to home are forced to seek places at institutions in Harare, Masvingo, Gweru, Bulawayo and other towns and cities, adding costs that can place higher education beyond the reach of lower-income households.

The MPs argue that preserving land for a university is therefore not merely a planning issue, but also a matter of intergenerational fairness.

The legislators’ central concern is that once land reserved for institutional use is subdivided and developed for housing, reversing that decision could become practically impossible.

“Land is a finite resource. Once land intended for a university is subdivided into residential or commercial stands, recovering it for educational purposes becomes extremely difficult,” the objection states.

The MPs contend that children currently attending primary and secondary schools in Chitungwiza deserve the opportunity to pursue university education within their own community, rather than being forced to leave the town in search of opportunities that could be made available locally.

Chitungwiza faces acute housing shortages, and residential development could provide much-needed accommodation, create construction-related employment and stimulate economic activity. However, the MPs insist that housing alone cannot constitute a sustainable development strategy for a town that still lacks adequate educational, health, recreational and institutional infrastructure.

“We fully recognise the urgent need for housing in Chitungwiza,” the objection reads. “However, residential development must be balanced against the equally important need for universities, schools, hospitals, recreational facilities and other public institutions.”

The proposal by the Anglican Church reportedly allocates 40 percent of the property to flats, raising questions about the scale and nature of the intended residential development.

The MPs say the planning documents also raise concerns relating to infrastructure provision, sewerage, environmental assessments, previous permits and a court order connected to earlier planning processes.

They are therefore calling for a comprehensive examination of the property's planning history before any irreversible decision is made. In particular, they want clarity on the land’s original designation, the circumstances surrounding the proposed change of use, and the legal implications of cancelling or replacing previous permits.

“No irreversible planning decision should be made without establishing the full planning history and considering the long-term public interest,” the MPs argue.

The reference to previous permits and a court order is likely to become a central issue in the dispute. Planning decisions in Zimbabwe often depend not only on current zoning and development proposals, but also on the legality and continuity of previous approvals, conditions imposed by authorities and the rights of affected parties.

The five MPs have asked the municipality and relevant authorities to immediately suspend the proposed change of use, subdivision and approval of alternative development pending a comprehensive review and public consultation process.

They also want the land preserved for university development, subject to confirmation of its original designation through the relevant planning records.

Their demands include the release of original planning documents, permits, council resolutions, approved layouts and any court orders affecting the property.

The legislators further want meaningful consultations with Chitungwiza residents, elected representatives and other stakeholders before any change of use is considered. They have also called for engagement with the Ministry of Higher and Tertiary Education, Innovation, Science and Technology Development to assess the feasibility and implementation of a university project in the town.

In addition, they want assurances that any proposed development complies with applicable planning, environmental and public consultation requirements. They have also requested a written response before a final decision is made.

The objection has been copied to the Minister of Local Government and Public Works, the Minister of Higher and Tertiary Education, Innovation, Science and Technology Development, the Minister of State for Harare Metropolitan Province, the Mayor of Chitungwiza, the Director of Spatial Planning and Development, and Chitungwiza residents’ associations.

The dispute highlights a familiar dilemma in Zimbabwean urban planning: how to meet immediate housing needs without permanently sacrificing land required for essential public institutions.

Chitungwiza’s population growth has intensified pressure on land, services and infrastructure. Residential stands and flats are attractive to developers and can help address a genuine shortage of accommodation. However, critics of the proposed conversion argue that once land earmarked for educational purposes is lost, the town could forfeit a rare opportunity to establish an institution capable of transforming its social and economic future.

The MPs’ objection frames the issue in stark terms: Chitungwiza’s future should not be determined solely by the immediate demand for residential stands.

Their call for the suspension of the proposed development, full disclosure of the planning records and broad public consultation sets the stage for a potentially significant test of transparency and participatory planning in the town.

If the municipality proceeds with the recommendation reportedly made following consultations with EMA, the Ministry of Transport, the Surveyor-General’s Department, the Deeds Office and the Department of Spatial Planning and Development, it could face political resistance from the town’s entire parliamentary representation.

However, if the authorities agree to a review, the outcome could determine whether Chitungwiza retains a substantial tract of land for a future university or sees it transformed into another residential development.

For residents, the stakes are both immediate and long-term. Housing is urgently needed, but so, the MPs argue, is a university that would give Chitungwiza’s young people an opportunity to build their futures at home.

“Our position is clear. Chitungwiza needs a university, and land intended for that purpose must be protected,” the five legislators conclude.