By Ben Musanje
A legal battle is unfolding in Bugolobi over a contentious high-rise commercial development on Princess Anne Drive. The plaintiffs, including Pius Bigirimana, Secretary to the Judiciary, are seeking an injunction in the High Court to stop the construction of a five-story apartment block, which they argue is disrupting the residential area and violating local zoning laws.
At the center of the controversy is John Bagunywa Sebutinde, a businessman and husband of Lady Justice Julia Sebutinde, who is listed as the proprietor and owner of the building project at Plot 8, Princess Anne Drive. Bigirimana, along with other local residents, claims that the project, which began construction in late 2025, is an eyesore and is causing severe disruptions to the surrounding community. The construction is taking place directly opposite Bigirimana’s residence, and he argues that it is having a detrimental effect on his family’s quality of life.
Bigirimana, the first plaintiff in the case, describes the daily impacts of the construction, including excessive dust, noise, and debris. His kitchenware, foodstuff, and storage areas are continually covered in construction dust, making it nearly impossible to prepare food or maintain a clean home. Furthermore, he says that his family has been deprived of the peaceful living conditions that once defined their neighborhood.
The plaintiffs are also concerned about the financial implications of the building, which they say is devaluing their properties. Bigirimana argues that the five-story structure is completely out of place in a residential area, and its height and design create an eyesore for the entire community. In addition, he claims that the building is undermining the value of his home, as potential buyers are now less likely to be interested in a property so close to such a large commercial structure.
The plaintiffs contend that the construction violates the land-use regulations in Bugolobi, which is zoned as a residential area. According to them, the approval of a multi-story commercial development in such a neighborhood was both inappropriate and illegal. They allege that the Kampala Capital City Authority (KCCA) failed to properly assess the zoning implications of the project before granting a building permit.
In their legal filings, the plaintiffs accuse KCCA of negligence and failing to enforce the zoning regulations. They say that despite raising complaints with the local council leadership as far back as 2022, KCCA continued to allow the construction to proceed without taking any action. The plaintiffs claim that after much delay, KCCA finally issued a stop order in November 2025, but the development continued without any interruption. They have presented photographic and video evidence showing ongoing construction even after the stop order was issued.
Bigirimana’s legal team is now asking the High Court to grant an injunction to halt the project until the case can be fully heard. They argue that the ongoing construction is causing irreparable harm to the residents, particularly in terms of their peace of mind and their property values.
The project is owned by John Bagunywa Sebutinde, whose wife, Lady Justice Julia Sebutinde, is a well-known figure in Uganda’s legal circles. The plaintiffs have made it clear that they are not only challenging the legality of the development but are also raising concerns about the involvement of such prominent individuals in the project. Lady Justice Sebutinde, who serves as the Vice President of the International Court of Justice, has been drawn into the controversy after her husband’s involvement in the development project.
Adding further complexity to the case, Lady Justice Sebutinde herself has raised concerns over the way the development has been handled. In a complaint filed with KCCA, she questioned whether the building was in compliance with the necessary permits and whether KCCA had followed proper procedures in granting the approvals. The complaint also highlights discrepancies surrounding the stop order issued for the project and the subsequent actions, or lack thereof, by KCCA.
Despite these concerns, the construction continues, with the plaintiffs arguing that KCCA’s failure to enforce regulations is allowing the development to go forward unchecked. Bigirimana and his neighbors assert that the building, which looms over their homes, is not only an aesthetic nuisance but is also impacting their privacy. The high-rise structure overlooks their bedrooms, living rooms, kitchens, and gardens, infringing on their right to a private and quiet living environment.
In addition to the nuisance, the plaintiffs claim that the project is having environmental consequences. They allege that the construction is disturbing local water and sewerage systems and could potentially cause long-term damage to the environment in the Bugolobi area. They also argue that the building is worsening traffic congestion, which already plagues the residential neighborhood.
As the legal battle continues, the plaintiffs remain steadfast in their pursuit of justice. They are asking the High Court to grant an injunction that would halt the construction until the case is resolved. The court hearing for the injunction has been scheduled for January 8, 2026, and the plaintiffs are hopeful that the court will take their concerns seriously.
This case has drawn attention not only for its potential impact on urban planning in Kampala but also for the involvement of high-profile figures like John Bagunywa Sebutinde and Lady Justice Julia Sebutinde. The outcome of this case could have far-reaching consequences for future development projects in residential areas across the city.
KCCA, under mounting pressure to justify its role in regulating urban development, faces tough questions about its regulatory processes and its ability to enforce zoning laws. If the plaintiffs’ claims are upheld, this case could set a significant legal precedent for how Kampala handles high-rise developments in residential zones.
Bigirimana’s lawyer Frank Kanduho of Kanduho & Co. Advocates, has indicated their intent to pursue the matter vigorously in court. The lead counsel for the plaintiffs, Counsel Kanduho, has expressed confidence in the strength of their case and the need for swift intervention by the judiciary to safeguard the rights of the residents.
As residents of Bugolobi brace themselves for a prolonged legal battle, all eyes will be on the High Court on January 8, as the fight over the high-rise project at Plot 8, Princess Anne Drive, continues to unfold.
