URBAN SPRAWL AND ENVIRONMENTAL PROBLEMS AROUND YOLA

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URBAN SPRAWL AND ENVIRONMENTAL PROBLEMS AROUND YOLA

CHAPTER ONE

1.1 BACKGROUND OF THE STUDY

Housing is one of the most important basic necessities of mankind is known to tremendously affect human health and well-being. It is wisely acknowledged that adequate housing is essential for good life, is a key requirement for an efficient and satisfied labour force and the foundation of satisfactory community life. Furthermore, researchers have shown that housing can affect mental and physical health, both positively and negatively (Fanning, 1967; Macpherson, 1979; Riaz, 1987).

The study by Page (2002) established linkages between poor housing and its detrimental effects on health with particular emphasis on the mental health of residents. The same study also provides evidence to support the view that poor housing can exacerbate existing health problems. In the Nigerian situation, Oluwande, back in 1983, concluded that children’s progress is stunted by damp, overcrowded, ill-ventilated and poorly lit accommodation. Most Nigerian cities, with the exception of the newly developed Federal capital city of Abuja, have experienced decay in both housing and physical infrastructural facilities over the past few decades, possibly due to economic downturn in the nation. Unlike developed nations, the mortgage industry is still in its infancy in Nigeria with the real estate sector contributing less than one percent to the nation’s GDP (Punch Newspapers, 5th September 2007).

In a recent development, 25 slums in Port Harcourt have been earmarked for demolition and replacement with new housing units by the Rivers state government (Guardian Newspapers, 24th August, 2007). However this move is being strongly resisted by those affected. It appears that residents of slums are not always willing to relocate to less crowded accommodation. Similar problems occur in developed nations. For instance, only 5 per cent were ready to be re-housed into the London County Council’s Becontree Estate under England’s post-first world war street improvement or slum clearance scheme (Olechnowicz, 1997). Residential land accounts for the largest proportion of total urban land uses in many Nigerian cities.

The zoning regulations in many of these cities arbitrarily determines the quality of land supplied to the urban land market and not by the laws of supply and demand, which Egbu et al. (2006) found out fails to meet the demand. Normally, a property developer in a Nigerian city first has to secure a ‘location permit’ (land right) and then a development right (planning permission). This is a process that has been made very cumbersome by government bureaucrats who, it is claimed, use it to gain some personal financial advantage. Most housing developments are executed by private developers, taking the form of flats and rooming-accommodation, which are popularly called ‘face me, I face you’. These account for between 60 and 80 percent of urban housing in Nigeria (Ogu and Ogbuozobe, 2001). Egbu et al. (2007) devised a model for three Nigerian cities and concluded that properly monitored land use planning has a positive bandwagon effect on housing quality.

The quality of a residential area not only mirrors the city development, planning and allocation mechanisms between socio-economic groups, but also shows the quality of life of the urbanites. The realisation of a decent home in a suitable living environment requires the availability of clean air, potable water, adequate shelter and other basic services and facilities. The present study was aimed at investigating housing quality as well as the quality of the environment in which such houses are sited. This is pertinent in view of the increasing incidences of disease and epidemics in Yola confirmed by the studies of Sangodoyin and Coker (2005) and AlYolao (2006).

The study area

Yola is situated in south-western Nigeria (3° 45″ to 4° 00″ E; 7° 15″ to 7° 30″ N). It has two distinct seasons; dry (October – March) and wet (April – September). Initially, the city began as a war camp (1829) and since the 1960s has grown to become the nation’s largest urban centre.

This is attributed to its location in the heart of the Yoruba ethic territory and its close proximity to Yola, Nigeria’s economic nerve-centre and her immediate past federal capital. The importance of the city was further acknowledged in Nigeria’s post-independence era from 1960 onwards when it was made the capital of the western region, one of the three regions to which Nigeria was sub-divided at that time. Yola is currently the capital city of Traba State and there has been agitation since 2006 for it to constitute a state on its own. It occupies a land area of 634.3 km2 and has a population of ~3.5 million (Nigerian National Population Commission in 2006). The city is home to the University of Yola established in 1948, the first teaching hospital, the University College Hospital established in 1957 and the first television broadcast station in Nigeria, the Nigeria Television Authority which was set up in 1959. The presence of all these establishments, among others, has attracted many people to the city. Rapid population growth has posed great problems for urban management, employment, social infrastructural provision and liveability in Nigeria (Mabogunje, 1985) and has made the provision of quality housing a sizeable difficultly.

It is against this background that this study has investigated the quality of housing and the neighbourhood environment in the City. Yola is considered to be a typical Nigerian city and it is thus suggested that the findings and recommendations of this study may be relevant to other cities in the country and those of other developing countries in Nigeria.

Housing standards

The statutory standard of fitness was first introduced as a concept in the YOLA around 1919 and remains in use as the key legal standard for the assessment of housing conditions. Stewart (2002) identified the main defect of fitness standard as merely providing for a pass or fail checklist for some housing parameters. Part 1 of the YOLA Housing Act 2004 now provides for the Housing Health and Safety Rating System (HHSRS), a health and safety based system for local authorities to adopt as the basis for enforcement against poor housing conditions (ODPM, 2004).

Housing standards vary from one nation to another and also within a particular country; variations in climate, culture, degree of urbanisation, and socio-economic progress affect standards. The UNO (1969) stated that standards derive from a people’s cultural level of attainment. It has been argued that standards should combine the best features of traditional practice with the economy and rationality of modern techniques. The Nigeria’s Federal Ministry of Housing and Environment has yet to come up with a definite housing standard for the country. However, in a study on Benin City, Onokerhoraye (1985) empirically classified housing standards in Nigeria into two categories: first, space standard, which defines housing intensity development in terms of plot sizes, number of buildings per unit area of land and occupancy sizes. The second relates to performance standard, which describes the quality of the environment.

This approach is a modified form of the housing standard specified by the American Public Health Association (APHA) in 1945, 1946 and 1950. The APHA method minimises individual opinions so as to arrive at numerical values of the quality of housing that are comparable with results from other cities and can be reproduced in the same city by different evaluators using the same system. The APHA method, used in the present study, measures the quality of the dwelling units and the environment in which they are located. The method uses a system of penalty scoring rather than positive scoring, that is, the higher the arithmetic score of a condition being judged, the more substandard is the situation.

“The law, in its majesticegalitarianism, forbids the rich aswell as the poor to sleep under bridges, to beg in the street andsteal bread”

Anatole France“The foxes have holes, and the birds of the air have nest, but theson of man have nowhere to lay his head”

1 Shelter represents one of the most basic human needs and hasno doubt a profound impact on the health, welfare andproductivity of the individual

. The importance of shelter to mancannot be overemphasized; apart from giving protection fromelements of nature, shelter in accordance with contemporarymodern standards, must offer such infrastructure and servicesthat would make dwellings conducive Housing, particularlyurban housing, remains an intractable problem in the developingcountries of the world, Nigeria inclusive.

The hullabaloos in the literature on what the definitions of an urban centre and urbanization should be are due to the differences in socio-cultural backgrounds, professions, socio-economy and population disparities in countries. Urban centres are defined as centres with various economic activities, provision of basic facilities and services, and physical development (Jack Harvey, 2000). An urban centre is an agglomeration of people that are organized around non-agricultural activities. Mabogunje (1974) defines urban centres on the basis of the ability of their residents to shoulder certain responsibilities such as supporting community services. Urban centres are defined based on different population sizes in different countries. An urban centre in Japan has at least 30,000 people, in United States at least 50,000 people, in Greece at least American Journal of Sustainable Cities and Society 10,000 people, in Australia at least 1,000 people and in Denmark at least 250 people (AlYolao, 2010). According to the Nigerian (1952) census, an urban centre was with the population of more than 5,000. By contrast, the 1963 census in Nigeria fixed 20,000 people and above for an urban centre. Urbanization is defined as the agglomeration of people in relatively large number at a particular spot of the earth surface (OnyemelYolawe, 1977; Agbola, 2004; Olotuah and Adesiji, 2005). Conversely, another school of thought believes that urbanization is not about the population size, but must satisfy certain conditions like modernization, physical and economic development, as well as the heterogeneity in occupation (Wirth, 1938 and Jack Harvey, 2000). The former definition of urbanization reflects the perspective of what urbanization is in the developing countries, while the latter school of thought reflects what urbanization is in the developed world. Thus, urbanization process in the developed countries is as a result of rapid development, modernization and industrialization, and not agglomeration of people which usually results from rural-urban drift. While the urbanization in Nigeria like most other developing nations, is a consequence of the “push” of the rural areas and the “pull” of the urban centres (AlYolao, 2010). The push and pull in this regard are with respect to the population, which can be traced to the effects of regional imbalances. It is not a surprise for urbanization to have enormous negative consequences in Nigeria and other developing countries because of the population increase involved in its process. The index of urbanization in Nigeria which is the population increase is mainly caused by rural-urban migration and not by natural increase. Many researchers see rural-urban migration in urbanization process as the genesis of the resultant problems of urbanization in any part of the world (Onokerhoraye, 1976; Wahab, et al. 1990; Agbola, 2004; Olotuah and Adesiji, 2005; and AlYolao, 2010). Urban growth is the rate of growth of an urban population. Urban growth refers to growth that makes intensive use of land for the location of buildings and impermeable surfaces to such a degree. Urbanization is mainly caused by urban growth, which could be due to natural population growth, reclassification of urban and rural system and rural-urban migration (Agbola, 2004). Projections suggest that the number of people living in Nigeria urban centres will reach 100 million by 2020. Although the urban population growth rate is now declining from 5.7% in 1985 to current rates of 4.0%, it is still far higher than Nigeria‟s overall population growth rate (Onokerhoraye and Omuta, 1994). Studies have shown that the rapid rate of urbanization in Nigeria and the consequential explosion of urban population have not been matched by a corresponding commensurate change in social, economic and technological development (Mabogunje et al 1978). The economy of the country in which urbanization is taking place has been described as stagnant and the growth of industrialization is negligible (Salau, 1992). The implications of rapid urbanization in Nigeria on employment, human and food security, economy, waste management, infrastructural facilities and services inter alia are alarming. Against this background, the concern of this research is to examine the existing challenges, and predict future challenges of urbanization and urban growth in Nigeria, while measures to greatly minimize the challenges are suggested in order to ensure sustainable developments in both the Nigerian urban centres and rural areas. The acute shortage of housing in developing world was the subject of World BankReport. that “the urban poor, typically housed in slums orsquatters settlement, often have to contend with appallingovercrowding, bad sanitation and contaminated water. The sites

1.2 PROBLEM OF THE STUDY

Although, the rapid growth witnessed by the State has been a boost to its economy, Yola has also had to grapple with an array of environmental challenges arising from its growth which could be described as astonishing. The need to ensure that development efforts are carried out with utmost concern for conservation of natural resources in the state in particular for the sustenance of the environment in general therefore becomes opposite. Some of the environmental challenges the state has to grapple with include; overcrowding and

unplanned human settlement;sprawl development arising from rapid population growth; poor sanitation in slums blighted communities and increase in the number of settlements requiring regeneration renewal, the low lying terrain of Yola and its implication on storm water management and flooding control; threats to and abuse of wetlands arising from human activities; pollution of surface and underground water bodies; as well as land and the atmosphere pollution arising from domestic, commercial and industrial activities. Ways of ameliorating these problem vary from; attitudinal change and re – orientation among keyplayers / stakeholders to adopt or adapt sustainable resource utilization strategies; as well as communicating the negative implications of climate change; building strong institutional framework for policy formulation and implementation; funds to sustain the delivery of public utilities / key services like water supply; solid waste management, environmental beautification and so on; increasing poverty among urban and rural dwellers and its implication on resource utilization / consumption vis – a – vis energy, sanitation; paucity of reliable data for effective environmental planning and management

The rate of urbanization in Nigeria has been on the increase in the last two decades. The proportion of the country population living in urban centres has increased phenomenally over the years. While only 7% of Nigerians lived in urban centres in the 1930s, and 10% in 1950s, by 1970, 1980 and 1990, 20%, 27% and 35% lived in the cities respectively (Okupe, 2002). Over 40% of Nigerians now live in urban centers of varying sizes.

The incidence of this population in urban centers has created severe housing problems, resulting in overcrowding

in inadequate dwellings, and in a situation in which 60% of Nigerians can be said to be “houseless persons” (FGN, 2004). This structure created a lot of pressure on social services and infrastructure such as transportation, electricity, water supply, health services, housing, etc.Housing sector plays a critical role in the development of

an economy and it is one of the most important basic needs of man (Mehmet, 2009). It is an obligation for any good government to provide affordable accommodation to its citizens. There is need for the government of the nation to ensure affordable accommodation to citizen irrespective of their location in the country. The statistics of homelessness is the best we deserve; currently many cannot afford a decent home, nearly half of Nigeria’s population lives in urban and semi-urban areas, with majority living in slums and substandard

accommodation.However, Mabogunje (2002) assertedin government white paper on housing and urban development that government had undertaken some significant steps in meeting the demand for housing. Those

efforts from then till now have very limited impact on the housing needs, especially for the low and middle income groups.

Despite the significance of housing, adequate supply has remained a mirage to all carder of the society in Nigeria. The situation is very particular to most developing countries where population grow at exponential rate and rapid urbanization becoming a norm, and discrepancy in housing need and supply is high. Various authorities have proffered strategies for improving housing delivery in Nigeria. Fasakin (1998) suggested the cooperative housing model while Oduwaye (1998) advocate for simple land allocation system and Omole (2001)

suggested affordable financing model. Towards this end, it is clear that Nigerian government and other players in the housing delivery are not treading the same path; other countries tread in meeting up the housing needs of their citizenry. Overview of Housing in Nigeria compare to other nations in the world

Housing delivery in Nigeria is provided by either the Government or Private sector, but despite Federal Government access to factors of housing production, the country could at best expect 4.2% of the annual

requirement. Substantial contribution is expected from other public and private sectors. It should be acknowledged that private sector developers account for most of urban housing (FOS, 1983). The production of housing in Nigeria is primarily the function of the private market; approximately 90% of urban housing is produced by private developers (Omole, 2001). Housing demand created by rural- urban migration, which account for 65% of urban population growth, the fixed supply of urban land, and inflation of rental and housing ownership cost has increase in the past decade. Unfortunately, the private sector is saddled with numerous problems which make supply always fall far short of demand and lower production quality (Nubi, 2008). The

problem of qualitative housing has been a concern for both the government and individuals.

Appreciating these problems, both public and private sector developers make efforts through various activities to bridge the gap

between housing supply and demand, but the cost of building materials, deficiency of housing finance arrangement, stringent loan conditions from mortgage banks, government policies and most importantly

geometric increase in land value are affecting housing delivery significantly in Nigeria (Raji, 2008).

A recent study of housing situation in Nigeria put existing housing stock at 23 per 1000 inhabitant. Housing

deficit is put at 15 million houses (Mabogunje 2007) while N12 trillion will be required to finance the deficit. This is about 4 times the annual national budget of Nigeria (FHA, 2007). Land Value and rents, on the other

hand, have grown ahead of general inflation. Making matters worse, the composition of land for sale and rent on the market has been inexorably shifting towards very expensive home (Nubi, 2008). This is basically due to inadequate funds for housing within the existing spatial structure.This necessitated the need to examine the challenges ofhousing delivery in Nigeria using the Yola Metropolitan area as a case study.

1.3 OBJECTIVE OF THE STUDY

1. To evaluate the relationship between urban land values and housing problems in Yola Traba state.

2. To make cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.

3. To evaluate the land reform and current government policies on housing accommodation in Nigeria.

4. To promote housing sector development e.g government has continued to insist on ensuring adequate housing for all as a primary housing policy objective in the face of compelling arguments on the limitations of the unregulated cooperative in achieving such an egalitarian objective.

5. To assess the past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.

1.4 RESEARCH QUESTION

1. What are the relationship between urban land values and housing problems in Yola Traba state?

2. Can one make cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja?

3. Is it possible to evaluate the land reform and current government policies on housing accommodation in Nigeria?

4. Can solution to this problem promote housing sector development e.g government has continued to insist on ensuring adequate housing for all as a primary housing policy objective in the face of compelling arguments on the limitations of the unregulated cooperative in achieving such an egalitarian objective?

5. What are the past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state?

1.4 RESEARCH QUESTION

H0: There is no significant relationship between urban land values and housing problems in Yola Traba state.

H1: There is a significant relationship between urban land values and housing problems in Yola Traba state.

H0: One cannot make a cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.

H1: One can make a cross cultural comparism of housing challenges in Yola with other metropolitan cities in Nigeria such Lagos and Abuja.

H0: It is impossible to evaluate the land reform and current government policies on housing accommodation in Nigeria.

H1: It is possible to evaluate the land reform and current government policies on housing accommodation in Nigeria.

H0: There are no past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.

H1: There are past and present government efforts to reduce the challenges of housing problems in Nigeria especially in Yola, Traba state.

1.6 SIGNIFICANCE OF THE STUDY

The study will help to enhance the performance of housing sectors and to give competitive edge over other sectors. In other words the study will help to expose the short comings of housing shortage in terms of implementing the housing policy measures in discovering their areas of deficiency they will be in a better position to suggest remedy to the short coming.

It is necessary to implement the cooperative measure in order to ameliorate the housing problem of Traba state.

1.7 SCOPE AND DELIMITATION OF THE STUDY

This study is restricted to the relationship between urban land values and housing problems in Yola Traba state.

.1.8 LIMITATION OF STUDY

Despite the limited scope of this study certain constraints were encountered during the research of this project. Some of the constraints experienced by the researcher were given below:

i. TIME: This was a major constraint on the researcher during the period of the work. Considering the limited time given for this study, there was not much time to give this research the needed attention.

ii. FINANCE: Owing to the financial difficulty prevalent in the country and it’s resultant prices of commodities, transportation fares, research materials etc. The researcher did not find it easy meeting all his financial obligations.

iii. INFORMATION CONSTRAINTS: Nigerian researchers have never had it easy when it comes to obtaining necessary information relevant to their area of study from private business organization and even government agencies. The staff of Traba state Ministry of urban and housing development find it difficult to reveal their internal operations. The primary information was collected through face-to-face interview getting the published materials on this topic meant going from one library to other which was not easy.

Although these problems placed limitations on the study, but it did not prevent the researcher from carrying out a detailed and comprehensive research work on the subject matter.

1.9 DEFINITION OF TERMS

Housing : Housing is one of the most important basic necessities of mankind is known to tremendously affect human health and well-being. It is wisely acknowledged that adequate housing is essential for good life, is a key requirement for an efficient and satisfied labour force and the foundation of satisfactory community life. Furthermore, researchers have shown that housing can affect mental and physical health, both positively and negatively (Fanning, 1967; Macpherson, 1979; Riaz, 1987).

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