URBAN REGENERATION AND ITS IMPACTS ON RESIDENTIAL PROPERTY VALUE
(A CASE STUDY OF BUKURU JOS SOUTH LOCAL GOVERNMENT PLATEAU STATE)
ABSTRACT
The concept of property, since the beginning of its existence, has played a fundamental role in social life both in physical and moral aspects. In Nigeria in recent times there have being a massive movement of people from the rural areas to urban areas. In parallel to with rapid urbanization, this has led to the rapid increase in population with overstretching of public infrastructures. This has made the environment become a blight and more so the development of slums which has affects socio-economic resulting in a decrease in property values. For this reason the research will focus on the impacts of urban renewal project in the study area now and in the future. Literatures related to the subject matter were reviewed with proper citation. The information in the research work were gotten through primary sources such as the distribution of questionnaires to respondents in the locality also through personal observations and oral interview, also data were gotten through secondary sources such as the internet, journals, magazines and pamphlets. The relative questionnaires were analyzed using tables and graphical method with proper and adequate descriptions. From the analysis made from the research it was found out that the programme has received a considerable support from the locals and the it has impacted the community positively and government have been encouraged to carry out such programmes in the other senatorial districts of the state for equitable distribution of resources among the people.
CHAPTER ONE
1.1 BACKGROUND OF THE STUDY
For over a hundred years, urban regeneration has been an important and controversial public issue; successive generations have attempts to solve them. The impact of regeneration has been massive worldwide over two million houses; the homes of some five million people have been demolished since 1930s through slum clearance as stated by Michael S.G and Michael J.L (1949).
Urban regeneration inherently comprises such intervention, from renewal to rehabilitation, and then thus provides opportunities to introduce spatial policies that address environmental change.
Urban regeneration is a way to recognize and upgrade existing built environment rather than planning new urbanization. It is an old incept that evolve over time. Its roots can be trace back to the 1970s with many cities in Britain, United State started initiatives referred to as ”urban renewal or area of social deprivation by the late 1970s economic aspect like the revitalization of downtown cores or entities were incorporated into renewal scheme and let urban regeneration became a more comprehensive concept. Property led urban regeneration project dominated urban policy making in Britain and US cities in the 1980s. Base on the understanding that a supply of new premises for official the problem remains the need for effective urban regeneration. Features prominently on any agenda of social reform.
This research will show that Urban regeneration carried out in the study area has affected the value of properties positively.
- STATEMENT OF PROBLEM
Urban sprawl and Blight conditions from deterioration and neglected housing, business and industrial site negatively impact the visual aesthetics of the urban environment and create safety concerns. Dumping of residential and industrial wastes in these areas contribute to air, water contamination, and create environmental nuisance unman aged waste from deteriorating building or vehicles can seep into soils creating ground water contamination failure to address such problems contribute to decreased property values and discourage business development. Decreased property value means less tax revenue to support issues relating to health care, public safety and other public services (Jones, 2015).
How can we then address this with urban regeneration programs so as to increase and add value to properties within the study area?
This program has contributed tremendously to correct the effects of slums, urban sprawls and urban blight. As a tool to correcting these environmental problems, this project want to look at the various ways its contributed positively to the standard of living of people in the study area and values of properties in the area under study.
1.3 AIM AND OBJECTIVES
The sole aim of this project is to examine urban regeneration and its impact on property value in the study area which is Jos south and this will be achieved through the following set objectives:
- To examine the type of properties in the study area;
- To examine urban regeneration and its effectiveness in the study area;
- To compare the values of properties in the study area before and after the renewal (regeneration);
- To evaluate the impact of urban regeneration on residential property value in Bukuru.
- To make necessary and reasonable deduction recommendation on the findings
1.4 RESEARCH QUESTIONS
- What are the type of properties in the study area;
- What is urban regeneration and its effectiveness in the study area;
- What are the differences in values of properties in the study area before and after the renewal (regeneration)
- What are the impacts of urban regeneration on residential property value in Bukuru?
- What are the possible ways of maintaining urban regeneration in the study area?
- SIGNIFICANCE OF THE STUDY
This work is an attempt to examine the impact of urban regeneration on property (land and landed properties) values within Jos south Local government Area which will bring in real estate developers to the area, and the Government with the view to providing a well-planned environment and provision for housing development. And this project will also add to the body of knowledge and it will serve as a guide for student in the pursuant of higher national diploma in Estate management in their research.
- SCOPE AND LIMITATION OF THE STUDY
This work covers the recent urban regeneration program embarked upon in the study area by the state government and it is limited to Bukuru, Jos south local government area of plateau state. The researcher face a lot of challenges which serve as limitation to the research work, such factors as finance, time and the un-corporative nature of some respondents.
1.7 BACKGROUND OF THE STUDY AREA.
Plateau State is among the 36 states of the Federal Republic of Nigeria, which is among the middle belt states, plateau state falls within latitude 70 and 110 north of the equator and latitude 70 and 250 east of the Greenwich Meridian. It has an average length of 250m above sea level and other areas the hills with a peak over 500m above sea level.
Plateau state has a total landmass of 53,385km2. Plateau state is bounded by Bauchi, Kaduna, Taraba and Nasarawa states by north east, south and to the south west respectively.
Plateau state has different ethnic with about 43 (forty three) languages, the Beromites are the largest group on the plateau covering about Bokos local government areas (Jos-south, Jos-north, Riyon, Barkin ladi) out of the (17) seventeen local government areas of the state.
1.7.1. Location
Jos-south was created of former Jos-local government area in the year 1990 by the then government of General Ibrahim Babangida Badamasi. It lies at latitude 9.50 north and longitude 4.10 east it is bounded by Jos-north Local government area in the north west side, Riyon and Barkin Ladi Local governmenmt area in the southern part. Bukuru which is the main town and administrative headquarter and major commercial center of Jos-south local government, is located on latitude 9.50 north and longitude 3.50 east it is bounded by Gyel in the Western part, Zawan in the south, Du in the east and south.
1.7.2. Historical Background of Bukuru
Bukuru town which is 14.0km south of Jos grew from a small mining settlement in 1928 to a prospective town of about 16,800 people. In 1914 after several exploitation to pin point the concentration of tin in the Jos land that economically established mining activities in Jos which tend to spread to Bukuru.
Bukuru as it is today used to be underdeveloped, bushy area, while Gyel was the only settlement. The local tribes (Beron) were not pleased with the activities of tin exploitation being carried out by the Europeans at that time thereby leading to a series of uprising in attempt to guard their land from white men in cursin. By the muddle of 1975, an administrative section was opened in the land which was situated in Buruku. This action began opening Buruku as settlers began to settle there. The settlers were mostly, Hausas and other tribes from neighboring regions e.g. Mada, Ngas, Eggon, Goemi, Taroh, Igbo, Mwghaval, Yoruba etc.
1.7.3. Administration
However, the township ordinance and public health ordinance that was enacted in 1971 stipulated that cities be divided into three (3) areas which created the European Reservation area, commercial area and the native town. Bukuru became the commercial area for the miners. This led to a grid iron pattern/layout produced in the area in 1918, with the setting of the (JMDB) Jos Metropolitan Development Board, it help to guide the administration of land and development of the town. A master plan of Jos-Bukuru was produced and then Bukuru became district. In 1987 with the creation of Jos-south local government headquarters under Gyel district, and is now the administrative and commercial center of Jos-south local government council.
However, Bukuru has the highest number of Electoral units in the local government with 48 units. And also the local government secretariat is located in Bukuru.
Thus, whaterver might be the case; Bukuru remains the administrative and commercial center of Jos-south local government council.
1.7.4. Economic Activities
Most of the indigenes are predominantly peasant farmers, mining of tin and tantalite. The crops cultivated by them are; Acha, Millet, Maize as major crops with Soya Beans, Irish and sweet potatoes, Yams are grown at subsistent level. Most of the sojourners are the ones involved in commercial activities such as sales of goods or services.
1.7.5 Population
Because of the trading and mining activities in Jos-south Local government areas brought about the rapid growth of the popu1lation from 16,800 in 1928 to over 306,716 in 2016.
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