IMPACT OF DEVELOPMENT CONTROL ON RESIDENTIAL PROPERTY DEVELOPMENT IN SULEJA, NIGER STATE
ABSTRACT
The project evaluate the impact of development control on residential property in Kwamba – Suleja, Niger State. In order to achieve the stated aim the researcher seek to examine the types of residential property development, examine the existing development control measures in Kwamba, evaluate the impact of development control on residential property development and identify the problems associated with development control enforcement in the study area. The researcher make use of the survey design which enable the researcher to take close study of the research population and obtain all the relevant information needed from respondent through the use of questionnaire, interview, and personal observation. 100 copies of questionnaires were distributed to the respondents out which 80 copies were duly filled and returned forming 80% return rate. The researcher make use of statistical tools such as tables, percentage and descriptive methods to presents and analyzed the data gathered from the field survey which was considered appropriate for the research. The study revealed that among all the types of residential properties in Kwamba, tenement building are the most common, followed by self contains and block of flats, there are existing control measures in Kwambe such measures include: zoning ordinance, building code and police power. This development control measures are enforced by the authority through the use of stop work notice and enforcement notice. The study recommend that the Urban and Regional Planning Decrees 88 of 1992 should be fully implemented; as this will give legal power to all physical planning agencies to enforce physical planning regulations and development control agencies should not be blinded by the pursuit for revenue generation.
Key words: Evaluation, Development Control, Residential Property, Development
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.
Utama (2014) observed that one of the predominant problems facing many urban centres in Nigeria is that of promoting balanced land use that reduces conflict, environmental degradation, distorted land market, inefficient land use, poor development control measures which leads to conflict, abuse, misuse and chaotic nature of location of activities. These arise from the fact that urban lands are becoming increasing scarce resource. The point is that a growing urban population requires land for numerous activities; on the other hand, land is finite resource while the demand for land increases the supply decreases thereby posing challenges to land managers and planners in the urban centres in Nigeria. Suleja is not an exception, in meeting the challenges of land use and development control requires land management strategies and mix of policies and programmes, an important challenge is to achieve a balance between land use and development control measure taking into account the socio-economic need of the people of Kwamba.
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, 2014).
Many urban centres in Nigeria are pursuing development control measure by relying on master plane, zoning, sub divisions, building regulations and building codes, these instructions are adopted to help protect the city’s Infrastructure, investment and maintained properties and land values. A general assessment of these land use policies and programmes reveals that most of them are ineffective and often impact significantly on the social welfare and economic productivity (Dowell and Charlie 2015). Omolola(2013) Observed that Regulation and programmes about land are regulation and programmes about the people, since land is the area where people show greatest attachment to their tradition, without the land use regulation the critical activities of public such as roads open space, pack and drainage could not be effectively provided by land market.
Urban growth and development have 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.However for urban cities to achieve effective land use and development control measures, combination of both market forces and land use regulation could play a very vital role. It is in this perspective this project work is possessed to find a balance between land use and development in sub area of Kwambaa street in Suleja a town close to the federal capital of Nigeria.
1.2 Statement of Problems
One of the major problems facing Nigeria today is the poor quality of the living environment. This problem is more noticeable in the urban centreswhere population growth and physical developments are occurring at a very rapid rate. According to Falae (2016) 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, 2016). Despite the effort of the Sulejaurban development board (SUDB) to ensure efficient control of development and land use in the town, the situation keep on deteriorating. This is compounded by poor housing quality, poor accessibility, rural urban migration, congestion, poor waste management, inadequate facilities and high demand on residential properties, coupled with so many illegal and non-orderly developments in the study area. It is against this background that this research seeks to examine land use and development control measures in Kwambawith the view to determining its effectives as well as suggests feasible solutions to improve it.
1.3 Aim and Objectives
The aim of this research work is to evaluate the impact of development control on residential property in Kwamba – Suleja, Niger State.
In order to achieve the above stated aim the following objectives shall be pursued.
- To examine the types of residential property development in the study area.
- To examine the existing development control measures in Kwamba, Suleja.
- To evaluate the impact of development control on residential property development in the study area
- To identify the problems associated with development control enforcement in the study area.
1.4 Research Questions
These research questions have been design to guide the research on it quest.
- What are the types of residential properties in the study area?
- What are the existing development control measures in the area?
- What are the impacts of development control on residential property in the study area?
- What are the problems associated with development control in the study area?
1.5 Significance of the study
This findings of this project will help to overcome the challenges that (SUDB) are currently facing as one of the predominant problems facing our cities in Nigeria is that of promoting balanced between land use and development control which reduced conflict, environmental degradation, poor accessibility which leads to inefficient management of our cities, another problem is that of growing urban population which required land reforms to find balance between land use and development control measure on residential property development for a sustainable urban management practice in Kwamba, Suleja Niger state and Nigeria at large.
The result of this project work will also provide a valuable input to the following individuals.
- The development control department Sulejalocal government –this research work will be of benefit to the development department of Sulejaand the state in the field of city management and planning.
- The field of estate surveying and valuation – Also this project work will be of great importance to the field of estate management and valuation as it tend to provide solution to various problems encountered by city managers.
- The students of estate management and valuation. This research work will be of great importance to the student of estate management and valuation in their quest for knowledge in the field of property development and management.
- The student of urban and regional planning in particular and other related researchers. In general the project will equally be essential to their quest for knowledge in area of city management and planning.
1.6 Scope and Limitation of the study
Many programme have been established for better utilisation of city land, such as, The land use ACT of (1978), development control act of (2000) and the urban and regional planning decree no 88 (1992) were formulated by the previous administration which are aimed at achieving balance between land use and development control to reduce distorted land market, inefficient land use and poor development of properties, which leads to conflict, misuse, environmental degradation overcrowding etc. This project though referred to these policies and programmes will concentrate mainly on development control on residential property development, within Kwamba a street in Suleja, which has direct impact on the planning of the Suleja as a satellite town to the capital city of Nigeria.
Limitations
This study has been limited to certain extent because of some factors beyond the researcher’s control. Some of this challenges or factors include the following:
- Time: The time frame available for the research work restraint the effectiveness of the research.
- Financial constraint: Insufficient finance to execute some research’s has actually limited this project work coupled with high cost of materials in the market has made me to resort to means that will reduce cost which has affected the quality of work.
- Difficulty in the process of getting data: Inadequate data collection for the research was another limitation faced by the research, this is worsen by the uncooperative attitude of the respondents who considered certain information as confidential.
1.7 Definition of KeyTerms
- Evaluation: According toUmeh (2014) valuation is an act of ascertaining or fixing the value or worth of something e.g. property buildings
- Land:Section 205 of the property act of 1925 defined land to include land of any tenure and mines and minerals wealth or not held apart from the surface and building or part of the building, and other corporeal hereditament, benefit right or privileges in or derived from land. Meaning of land depending on the use and context in which it is used. Land is the part of the earth’s surface above ground or soil in which man grow plant and build on it.
- Development Control: Section 72 (1) of the Nigerian urban and regional planning decree of 1988 defined Development control as the control of the use land, the character, appearance and arrangement of buildings and facilities to ensure economy, convenience, accessibility, functionality and aesthetic. Development control is the formal voice of the planning authority regarding issues of permitted development density, height limitations access, setbacks and other urban development requirement.
- Residential Property: This consists of properties that provide housing accommodation. In this category are buildings of cluster of apartment such as flats, duplexes, bungalows, tenement buildings etc. Residential land use often occupy a greater portion of the total land area, which support extremely large densities of human population which provided dwelling of various sorts of building that provided accommodation.(Ahmed A.A.N, Dogara M.U and Akeh G.I 2012)
1.8 The Study Area
The Suleja Emirate is a Hausa principality in what is now Niger State, Nigeria. The emirate was established as the Abuja Emirate during the 19th century, located just north of the site of the present-day federal capital city named Abuja. When the new city was established, the emirate and its capital were renamed the Suleja Emirate and Suleja. The emirate covers about 1,150 square miles (2,980 square km) of wooded savanna area.
History
The current emirate originally included four small Koro chiefdoms that paid tribute to the Hausa Zazzau Emirate. After warriors of the Fulani jihad (holy war) captured Zaria, Zazzau’s capital, 137 miles (220 km) north-northeast about 1804, MuhammaduMakau, sarki (king) of Zazzau, led many of the Hausa nobility to the Koro town of Zuba. Abu Ja (Jatau), his brother and successor as SarkinZazzau, founded Abuja town in 1828, began construction of its wall a year later, and proclaimed himself the first sarki of Abuja, while retaining the title SarkinZazzau’. Withstanding Zaria attacks, the Abuja emirate remained an independent Hausa refuge. Trade with the Fulani emirates of Bida (to the west) and Zaria began in Emir Abu Kwaka’s reign (1851–77).
When Abuja’s leaders disrupted the trade route between Lokoja and Zaria in 1902, the British occupied the town. Alluvial tin mining began in Emir Musa Angulu’s reign (1917–44). In 1976 a large part of the emirate plus territory from other states became the Federal Capital Territory, centred on the new city of Abuja. The emirate was renamed Suleja, based on the renamed town of Suleja which remained in Niger State.
Awwal Ibrahim became the Emir, or SarkinZazzau, of Suleja in 1993. His accession resulted in rioting and destruction of property by opponents. He was deposed on 10 May 1994 by General Sani Abacha. After the return to democracy, Awwal Ibrahim was restored to his title of Emir of Suleja on 17 January 2000. His restoration again caused a series of violent clashes, forcing the government to call in anti-riot troopers and impose a 20-hour curfew.
Suleja is a city in Niger State, Nigeria, pop. (2006) local government area, 216,578, just north of Abuja, capital of the Suleja Emirate. It is sometimes confused with the nearby city of Abuja, due to its proximity, and the fact that it was originally called Abuja before the Nigerian government adopted the name from the then Emir Sulayman Barau for its new federal capital in 1976.
It was established in the early 19th century by Mohammed Makau, the last Hausa emir of Zaria and his followers who were fleeing the Fulani jihadists engaged in the conquest of northern Nigeria. Zaria, or Zazzau, was one of the Hausa city/states of Northern Nigeria which were being conquered by the Fulani jihadists under their charismatic Sheik, Usman bin Fodio.
Apart from its closeness to the Nigerian federal capital, it is also recognised as a centre of excellence for traditional West African pottery, namely the world-famous LadiKwali Pottery Centre, established by Michael Cardew in 1950. The leading exponent of this school of pottery was Dr. Ladi Kwali, who received worldwide acclaim for her works, the originals of which are on display worldwide.
Economy
Discoveries of ancient sculptures of the Nok culture, both at Suleja town and in the Makabolo River bed, have helped prove the influence of Nok on the Yoruba art of Ife. Today Suleja is well known as an exporter of Gbari pottery. Cotton weaving and dyeing, with locally grown indigo, and mat making are traditional activities, but farming remains the chief occupation. Local trade is primarily in agricultural products. In addition to the Pottery Centre, a government secondary school and a hospital are located in the town. The Dorben Polytechnic has a campus in Suleja.
History
The emirate’s wooded savanna area of about 2,980 square kilometres (1,150 sq mi) originally included four small Koro chiefdoms that paid tribute to the Hausa kingdom of Zazzau. After warriors of the Fulani jihad (holy war) captured Zaria (Zazzau’s capital, 220 km (140 mi) north-northeast) about 1804, MuhammanMakau, sarkin (“king of”) Zazzau, led many of the Hausa nobility to the Koro town of Zuba (10 km or 6 mi south). Abu Ja (Jatau), his brother and successor as sarkinZazzau, founded Abuja town in 1828, began construction of its wall a year later, and proclaimed himself the first emir of Abuja.
Withstanding Zaria attacks, the Abuja emirate remained an independent Hausa refuge. Trade with the Fulani emirates of Bida (to the west) and Zaria began in Emir Abu Kwaka’s reign (1851–77), but, when Abuja’s leaders disrupted the trade route between Lokoja (160 km or 99 mi south-southeast) and Zaria in 1902, the British occupied the town. Alluvial tin mining began in Emir Musa Angulu’s reign (1917–44).
In 2011, Suleja was hit by several bomb assaults. Ten people were killed on March 3rd. On April 7th, another bomb killed 25 people.
Suleja is a city in Niger State, Nigeria, pop. (2006) local government area, 216,578, just north of Abuja, capital of the Suleja Emirate. It is sometimes confused with the nearby city of Abuja, due to its proximity, and the fact that it was originally called Abuja before the Nigerian government adopted the name from the then Emir Sulayman Barau for its new federal capital in 1976.It was established in the early 19th century by Mohammed Makau, the last Hausa emir of Zaria and his followers who were fleeing the Fulani jihadists engaged in the conquest of northern Nigeria. Zaria, or Zazzau, was one of the Hausa city/states of Northern Nigeria which were being conquered by the Fulani jihadists under their charismatic Sheik, Usman bin Fodio.
Economy
Discoveries of ancient sculptures of the Nok culture, both at Suleja town and in the Makabolo River bed, have helped prove the influence of Nok on the Yoruba art of Ife. Today Suleja is well known as an exporter of Gbari pottery. Cotton weaving and dyeing, with locally grown indigo, and mat making are traditional activities, but farming remains the chief occupation. Local trade is primarily in agricultural products. In addition to the Pottery Centre, a government secondary school and a hospital are located in the town. The Dorben Polytechnic has a campus in Suleja.
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