THE IMPLICATION OF THE ROLE OF DEVELOPMENT CONTROL ON PROPERTY DEVELOPMENT AND VALUE IN NASARAWA TOWN
(A CASE STUDY OF NASARAWA TOWN)
ABSTRACT
This study assesses the implication of development control on property development and value in Nasarawa town. In achieving these broad objectives, the research appraised the functions of Nasarawa Urban Development Board (NUDB) in development control and examines the impact of the role of development control on property development and value in Nasarawa Town. The study adopts survey design by the use of sample size of 100 questionnaires. Resulting to the distribution of 100 to respondents. The researcher makes use of tables and descriptive statistics for data analysis. The study revealed that the development control regulates land use and development to ensure that all forms and manner of development conform to a predetermined set of policies. The study also revealed that there are inadequate professionals in the ineffective enforcement of development control procedure and lack of organized public enlightenment campaign among other findings. Based on the findings of the study, the research recommends proper funding of the development control agency, appointment of disciplinary measures on erring officers, and strict enforcement of development control law.
Key Words: Development control, Property development and value.
CHAPTER ONE
1.0 INTRODUCTION
1.1 BACKGROUND OF THE STUDY
The state of the physical environment particularly the urban centers, today is a major source of global concern. The concern is greater in respect of developing nations like Nigeria. This is evident from the fact that the urban environment is greatly of man’s making. The safeguarding of the urban areas from human injurious physical, social, economic and political activities should be man’s paramount responsibility.
In essence, the issue of agglomeration of population into urban areas leads to the quest for more basic utilities and facilities to commensurate with the demographic structure. Nigeria is the most urbanized countries south of the Sahara on African continent with many of her large towns growing at between 4 and 5% per – annum despite the present economic recession.
This growth however, has been accompanied by enormous deficiencies in housing, water supply, sewage, electricity, formal education, health facilities and so on, including transportation and communication facilities. As the core of towns and cities are too crowded, this uncontrolled and unplanned urban sprawl is capable of impacting negatively on the environment as this can affect the aquifer, the ecosystem, pond life, wood land, soil erosion and recreational facilities, with people and vehicle in conflict while the peripheral areas (suburbs) are sprawling fast.
This is why the issue of controlling physical development in our urban settlement is crucial to the health of our cities. For instance, the sitting of incompatible development based either on the ground of social, economic or political interventions is a serious threat and very harmful to the co-existence of human and the other components of the built up and developing sites.
The term development control was design to address land administration and management and the issue of unplanned and unregulated physical property development, it is an establishment to develop and aesthetic spatial housing for the state government and its people having suffered a lot in the past particularly unplanned development.
However, development control has always been the pivot on which town planning practitioners perfect the geometric drawing on the paper to the ground through arts and science of planning which attempt the ordering and arrangement of animals and inanimate objects to engender harmonious balances. Suffice it that without ‘development control’, the exercise of town planners as experts of spatial management will be in jeopardy (Enyenwa, 1994).
1.2 STATEMENT OF THE PROBLEM
One of the major problems facing Nigeria today is the poor quality ofthe living environment. This problem is more noticeable in the urban centres wherepopulation growth and physical developments are occurring at avery rapid rate. According to Falae (1997) the rate of urbanisation has increased rapidly creating new towns and cities out of previous rural settlements and expanding in incredible proportion beyond the limits of the older cities. What has remained rather worrisome in these otherwise positive developments has been the manner in which they had taken place without adequate regard for proper physical development control and administration with the result that our settlement patterns have continued to show in this modern age and times an unduly high degree of environmental degradation and confusion ( Falae,1997). For these reasons the researcher intends to examine the implication of a role of development control on the pattern of property development and value in Nasarawa Town.
1.3 AIM AND OBJECTIVES
The aim of this project is to examine the implication of the role of development control on property development and value in Nasarawa town.
To achieve the above stated aim the following specific objectives shall be pursued:
- To appraise the functions of Nasarawa Urban Development Board (NUDB) in development control
- To identify the measures for ensuring compliance with development control order in the study area.
- To examine the impact of development control on property development and value
- To identify the problems militating against the effectiveness of development control enforcement in the study area.
- RESEARCH QUESTIONS
- What are the functions of Nasarawa Urban Development Board (NUDB) in development control?
- What are the measures for ensuring compliance with development control order in the study area?
- What are the impact of the role of development control on property development and value?
- What are the problems militating against the effectiveness of development control enforcement in the study area?
1.5 SCOPE OF THE STUDY
The scope of this study will be limited to the implication of the role of development control on property development and value. The study will only cover up oversea, Shagari / student village area and Mangoro Goma where series of property developments are going on.
1.6 SIGNIFICANCE OF THE STUDY
This project will help to overcome the challenges that(NUDB) are currently facing in Nasarawa town by the time this project is completed. And also, it will serve as reference to the department of estate management and valuation. It could help to provide another investigation on other property development in Nasarawa town.
1.7 DEFINITION OF TERMS
Development: According to Merriam-Webster (2017) development is the act or process of growing or causing something to grow or become larger or more advanced. The act or process of creating something over a period of time. Or the state of being created or made more advanced.
Control: According to Wikipedia (2017) control implies the power to influence or checking direct result of a survey or experiment of an intelligence of organization.
Property: Property is defined by property dictionary (2010) as anything that is owned by a person or entity, which be divided into “real property” and personal property.
Residential Property: According to Kilpatrick (1999) is a land use in which housing predominates, as opposed to industrial and commercial areas. Housing may vary significantly between, and through, residential areas. These include single-family housing, multi-family residential, or mobile homes.
1.8 The Study Area
Nasarawa Emirate in Nasarawa State is located in the Central region of Nigeria. It is flanked by Keffi and the Federal Capital to the North. To the South, it is bounded by Benue River and to the west, it bordered the present Gadabuka and Toto Local government area which are of course, part of the Emirate. To the East, it is bordered by Doma, Lafia and Keana Local Government Areas all of Nasarawa State.
The founding of Nasarawa Emirate in 1835 AD was the consequence of palace tussle that arose in Keffi between Umani Makama Dogo then Madaki of Keffi and Jibrilu, son of Abdu Zanga (first Emir of Keffi). Umaru later known as Makama Dogo was born in 1958 at Ruma village in Katsina Emirate, his father was Usman Kabawana and his mother Amina. Umaru migrated to Zana , having lost his parent where h(tayed with Emir Musa, he was accorded recognition by Shehu Usman Danfodio, among the jihadists that captured Zana under Musa.
After receiving the flag from Danfodio, Emir Musa sent Umaru Southward of Zana to spread the Islamic faith, Umaru arrived at a place called Zana near the present Nasarawa region. He met Abdu Zanga a Fulani normad from Katsina, they both became very close that Umaru adviced them to present themselves to the Emir of Zana for recognition, this was done successfully, which triggered the granting of a request of Abdu Zanga by the then Emir of Zana to settle in a place called Keffi which was ruled by Abdu Zanga since he was the eldest with Gunki, his Madaki and Umaru as Makama.
PHYSICAL CHARACTERISTICS
The major things considered under physical characteristics of Nasarawa are, geographical location, temperature, rainfall, geology, wind, vegetation, humidity, soil.
TEMPERATURE
The temperatures are generally high during the day, particularly between the months of March and April. The main monthly temperatures in the state range between 20°C and 34°C with the hottest months being March/April and the coolest months being December/January.
RAINFALL
The study area experience dry season without or little’s rainfall from November to April and raining season starts from May to October.
GEOLOGY
From the Jos Plateau, this comprises of basement complex metamorphic rocks, granite and basalt of two or more ages. The basement complex is covered by shadow soil.
WIND
Nasarawa local government is determined by the seasonal movement on inter-tropical convergence zone [ITCZ], which represents the moving frontier between the moist Atlantic air from the south and the dry air from the north. In the dry season from November till March the north east wind are dominant. For the remaining of the year, the south-western winds are prevailing. Generally, the wind velocity is relatively low.
VEGETATION
Nasarawa is situated in the Benue valley between the Benue river and Jos Plateau. This area lies within the part of southern guinea savannah. The vegetation of Nasarawa has, to a large extent resulted from extensive agricultural use of the land, the predominant vegetation type is partly savannah which is characterized by a discontinuous canopy, shrubs and grasses many areas are affected by man through bush burning during the dry season. Among the common trees are oil bean trees, locust bean free and isoberline trees.
RELATIVE HUMIDITY
The relative humidity is the measurement of deepness of the atmosphere which varies from place to place and different time of the day. The level of humidity in Nasarawa state in January is quite less that 40% which rises as from February to July to about 88%. By April when the steady rain commences it will be about 75% by August when the intertropical discontinuity is at it northern part, must position of the entire state will experience tropical marine wind and continues till December.
SOIL
The major soil units of Nasarawa belong to the category of oxisols or tropical ferruginous soils. The soils are derived mainly from the basement complex and old sedimentary rocks. Lateritic crust occurs in extensive areas on the plains while hydro orphic soils (limbic incept sols) occur along the flood plains of major rivers (Nyangba, 1995).
SOCIO – ECONOMIC CHARACTERISTICS
Nasarawa main economic activity is agriculture; cash crop, such as yam, cassava and egusi (melon). Production of minerals such as salt is also another main economic activity of people in the state; Nasarawa produces a large proportion of the salt consumed in the country.
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