LUBOWA RESIDENTS: Here’s Why We Are Opposed To Dr Pastor Sserwadda’s Namboole-like Stadium

By Mulengera Reporters

A group of high profile residents who for many years have lived in the upscale residential neighborhood of Lubowa have written to the Wakiso LC5 Chairman Dr. Matia Lwanga Bwanika calling on him to come to their rescue by emboldening the leadership of Makindye Ssabagabo Municipality to stand up to Dr. Pastor Joseph Sserwadda of Ndeeba-based Victory Christian Center Church who is determined to sink billions of shillings into the erection of a massive stadium-like arena that will serve as headquarters for his proposed Doxa project.

The complex will host the headquarters for Sserwadda’s Dream Media TV, Impact Radio and part of his church ministry.

Having lost the lease to use Namboole to annually host his annual Passover prayer Festival, which happens every 31^st December, Sserwadda also intends to use the enclosed complex to annually host over 100,000 worshippers who always travel from across the country to come and see off the old ending year and usher in the new one, through the 31^st December overnight prayers.

Media reports have previously indicated that Lubowa residents are fearful that the accompanying human and vehicle traffic will disrupt their normal lives and make it hard for them to continue living peacefully in their respective residences. Many have lived here for many years and this is the only home they have known and their children too when it comes to life in Kampala. They are accusing Sserwadda of indifference and unwillingness to recognize and relate well with people he has found in the area.

Below is the aggrieved residents’ petition calling upon the authorities to intervene and inquire into the propriety of Sserwadda’s proposed project with a view of ensuring total compliance with all the relevant provisions of the law governing such undertakings.

VERBATTIM:

10 December 2025

The District Chairperson,
Wakiso District Local Government,
WAKISO

Dear Sir,

OBJECTION TO THE DEVELOPMENT OF AN OUT-OF-SCALE HIGH CAPACITY STADIUM IN LUBOWA AND NAZIBA AREAS:

We, the undersigned residents  and lawful occupants of Lubowa and Naziba villages,  strongly protest and object to the construction of  a stadium-like religious complex capable of hosting thousands of worshippers (“the Project”) which is an out-of-scale development in our neighbourhood. Lubowa and Naziba villages are residential  neighbourhoods with low density population—one of the last ones in Kampala or Wakiso areas.  Based on the advertisements and images we have seen at the Project site, the proposed stadium  is  destructive to the established low-density residential character of Lubowa area.

The Project, expected to draw crowds numbering in the thousands on a regular or periodic basis, threatens to fundamentally alter the residential character of the neighbourhood, impose severe environmental and social burdens, and violate our constitutional and statutory rights.  The neighbourhood has no infrastructure capacity—roads, parking, security, sanitation—to support such mass gatherings.

In particular, the Project is likely to cause: excessive noise pollution; chronic traffic congestion and obstruction of access roads; public order and security risks inherent in large gatherings; environmental degradation and loss of residential amenity; night-time disturbances, amplified sound systems and unregulated crowds.

We thus object on the following grounds.

1. No public consultation: Breach of the National Environment Act :

No public consultation, community engagement, Environmental and Social Impact Assessment (ESIA), or transparent planning process has been carried out as required by Ugandan law.
The Physical Planning Act and National Environment Act requires mandatory public notification, consultation, and hearings for any development out of character with its environment and likely to have significant environmental or social effects. (The schedule to this letter details the issues with each of the developments and why they are out of character and likely to adversely impact the neighborhood).

No such consultation has ever been held with Lubowa or Naziba residents regarding the project. We have not seen the Environmental and Social Impact Assessments, and have not had the opportunity to have our objections and concerns addressed.

2. Destruction of the low-density residential character of Lubowa:

Lubowa has always been planned and valued as a low-density residential suburb. The sudden insertion of the Project fundamentally alters the scale, appearance, and feel of the neighbourhood and is entirely incompatible with its residential character

Section 36  of the Physical Planning Act, 2010 prohibits development in contravention of an approved physical development plan.
Even where an area is not formally gazetted as “residential,” long-standing land-use patterns and neighbourhood character are key considerations in planning decisions (common-law zoning principles).
A stadium-like mass-gathering facility is incompatible with residential land use.

3. Depreciation of property values:

The Project will inevitably cause a substantial fall in the value of adjoining and nearby homes through loss of privacy, changed outlook, increased traffic, and reduced desirability. Large crowds strain sanitation, waste management, noise control, emergency services, and security in a manner not compatible with residential communities. Although not an expropriation, depriving residents of peaceful and comfortable use of their homes constitutes a constructive interference with property rights.

4. Unacceptable public and private nuisance and loss of amenity:

Construction and future operation of the Project will subject residents to prolonged noise, dust, vibration, traffic congestion, disorder, pressure on water and sewage systems, and permanent loss of peace and greenery – all amounting to an intolerable nuisance and interference with the quiet enjoyment of our homes.

5. Balancing competing human rights and protecting the public interest:

Freedom of worship, assembly, and expression are recognised for all however  the enjoyment of these rights may be limited to protect public order, morality, health,and the rights and freedoms of others. We do not oppose religious worship, but object to the scale, location, and environmental impact of the Project.
Freedom of worship does not entitle any group to impose environmental and social burdens on unwilling neighbours. The Project is materially different—it is a stadium, not a typical place of worship. Existing churches  and schools in the area do not compare in magnitude and do not convert the neighbourhood into a high-density worship or commercial zone.

We respectifully request Wakiso District to take the following actions:

1. Immediately issue a cease and desist order stopping civil and related works on the Project.
2. Declares that approving or proceeding with the Project without public participation and an ESIA is unlawful.
3. Revokes any permits or approvals granted without due process or that allow developments out of scale with the residential area.
4. Orders the Respondents from developing high-capacity mass-gathering facilities in a residential neighbourhood.
5. Conducts proper, transparent public consultations and hearings as required by law before any further progress is allowed.
6. Publicly commits to protecting the low-density residential zoning and character of Lubowa in all future planning decisions.

We are united in our determination to defend the residential integrity of our community. If our lawful demands are not met, we will have no choice but to pursue remedies through the courts, the Inspector General of Government, and other national authorities.

We trust that the District will act promptly to uphold the law and protect the integrity of our community and look foward to receive a  formal written response and evidence of action within a fortnight.

Yours faithfully,

LEAD PETITIONER

[See attached signatures of  residents of Lubowa and Naziba villages.]

CC:

1. Chief Administrative Officer, Wakiso District
2. District Environment Officer, Wakiso District
3. National Environment Management Authority (NEMA)
4. Area Members of Parliament (For comments on this story, get back to us on 0705579994 [WhatsApp line], 0779411734 & 041 4674611 or email us at mulengeranews@gmail.com).