AN EVALUATION OF THE IMPACT OF DEVELOPMENT CONTROL ON RESIDENTIAL PROPERTY DEVELOPMENT IN ABUJA
ABSTRACT
This project assesses the impact of
development control on residential property development in Abuja with
the aim to identify possible problem and find possible solution. In the
course of carrying this research the primary data was collected through
questionnaire and oral interview with the Federal Capital Development
Authority (FCDA) and some real estate property developer in the FCT. 100
Questionnaire was administered which 80 was collected back upon which
the data presentation and analysis depends on. The instrument used in
analyzing the data was purposive and tabular form. The research shows
that developer and the development control officials tend to accused
each other of complicity in development of residential property process
in Abuja. the researcher therefore recommend that there is urgent need
for effective force and good communication skill and rapid awareness
aiming at creating adequate effectiveness on physical environmental
issues in Abuja, the Federal Capital Territory.
CHAPTER ONE
1.0 INTRODUCTION
1.1 BACKGROUND OF THE STUDY
Development control forms an integral
part of the planning practice. It is the basic means by which the state
intervenes to regulate the use and development of land in order to
implement local and national planning policies. Most significantly it is
the part of the planning process in which members of the public come
into contact with local planning authorities.
Today, development control comes under
considerable criticism about the nature of decisions taken, and the ways
in which they are taken. One hears complaints that sluggishness
discourages development; that its complexity is excessively costly; And
that its nature stifles initiative. (Amos, 1980). Development control is
not appreciated by the general public mainly because of the
restrictions it imposes on the aims and aspiration of the developers.
Originally, the rationale for the
introduction of state control on private development was to achieve
objectives of safety and better health in order to create an improved
environment for the benefit of the community. However, as the role of
the state expanded and the extent of its intervention increased, the
definition of the ‘environment’ subject to planning control has changed.
From being wholly concerned with the physical form and content of
development it now embraces the social and economic consequences of
development. As a result, development control has been used to implement
planning strategies for different purposes; for example to minimise the
negative effect of urban growth, to check the menace of market forces
and ensure social equity, as well as to support economic growth
(Litchfield & Darin Drabkin, 1980).
Therefore, development control is a tool,
sometimes used to achieve its original objectives of safety and better
health; Sometimes to implement planning strategies; and in some cases to
do both. Although it continues to regulate the use of land, while
planning strategies have widened in scope, development control has
proved incapable of meeting additional demands. Since development
control is used to implement planning policies, which are normally
reflected in planning legislation, physical development plans and other
associated planning documents, the failure to achieve development
planning objectives may be due to the pursuit of inappropriate policies,
to the application of inflexible standards and regulations, or both,
which is why Koenigsberger (1975), Rivkin (1978) and McAuslan (1985)
comment that development control practices are inappropriate,
ineffective and inequitable in their operation in most Third World
cities.
They argue that developing countries
stand to benefit little from the transplanting of regulations that have
evolved in different social soils with differing political and economic
climates. Another criticism is that planning agencies in developing
countries lack the power and resources to perform efficient and
effective development control.
Development control is seen as a
mechanism to maintain standards. It is process laid down by legislation,
which regulates the development of land and building. It is the
professional activity carried out by town planners in order to ensure
compliance with the approved master plan thereby ensuring orderliness.
In line with the above definition,
development control actually regulates any building or rebuilding
operations in, on and under the land. It also ensures an orderly growth
of settlements by stipulating adequate standards for all aspects of
land-use through the provision of adequate lighting, ventilation, open
spaces and other socio-cultural facilities that make life worth living.
The power to grant or refuse as well as attach conditions to permissions
for development to take place gives the public agencies the big teeth.
Ogunsesan (2004) opined that development
control is the “front line‟ of planning and the part, which affects the
general public most. There is a direction in the exercise of development
control on developers. The direction according to Ogunsesan (2004) is
the objectives of development control, which include: the protection and
enhancement of the built environment; the coordination of both public
and private investments in land and property to ensure that land is
efficiently used; and the control of pollution. In development control
process, time is a very important factor. There are two types of time
factors in the development control process as pointed out by Faludi
(1973): “internal and external time lag”. The internal time lag as he
explained is the time it takes to act upon information received, while
the external time lag, he explains as the time it takes for the action
to be effected.
Development control is carried out by
planning authorities that have legal powers conferred on them to ensure
that development is secured. The authorities according to Faludi (1973)
are empowered to: plan, promote and secure the physical development and
environmental improvement by economic; as financial developers they can
initiate planning schemes and develop the area wholly or partly‟.
Kimaryo (1992) is of the view that „though the planning authorities are
empowered legally to carry out their duties, it may still be restricted.
Its effectiveness reduced by lack of political backing and support from
the top echelon of government functionaries‟.
Furthermore, development control is seen
as a powerful implementation weapon in the planning armory. Positive
encouragement is given to developers to compel them to willingly develop
their land with due respect to the requirement of the planning
authorities. Public enlightenment is usually embarked upon which tend to
encourage the public to want some sort of control over physical
development. Communication is a vital tool necessary for development
control to succeed. An effective and efficient communication ensures
„control development with people and not for people‟; for if people are
carried along in development control process, the authority will be able
to guide development with ease and achieve their set objectives of a
well planned built-up area with good road network, building set-backs,
ventilation, lighting and pollution free environment. On the other hand,
if the members of the public are not informed, they may not accept the
idea of control, with feelings that since they owned the land, they can
as well carry out development the way they want and at their own time
without due consideration.
1.2 Statement of Research Problem
Rural- urban migration has caused
congestion in the urban areas and left the towns and cities sprawling
endlessly into the countryside with dire consequences for the provision
of essential urban infrastructure. That is, the rate of expansion of
each of old and newly emerging town led to the emergence of
uncoordinated land-uses, winding road network, traffic congestion,
uncoordinated provision and distribution of socio-physical
infrastructure, uncollected waste and the like, amongst others with
great impact on the socio-economic well being of the inhabitants. All
these are resultant effects of uncontrolled development in both rural
and urban settlements in Nigeria.
The rapid growth of our settlements,
particularly urban areas need to be controlled to prevent chaotic and
haphazard physical growth and development, which certainly takes place
in the absence of any development control measure. However, some of the
rationales for effective development control are the achievement of
balanced, coordinated and good development of the environment; it
ensures structural soundness and the adequate provision of necessary
utilities, services and facilities for the proposed buildings;
protection and the development of the environment so that the activities
of men do not have adverse effects on it. This uncontrolled development
has led to the environmental situation as presently witnessed in some
squatter settlements of Abuja and other big town and cities in Nigeria.
It is against this background that this study seek to evaluate the
impact of development control on residential property development in
Abuja.
1.3 Aim and Objectives of the Study
The aim of this project is to evaluate the impact of development control on residential property development in Abuja.
To achieve the aim above the following objectives were pursued
- To examine the effectiveness of development control in Abuja
- To identify the functions of development control
- To evaluate the impact of the development control on residential property
- To identify the possible problems militating the effective and efficient development control in the study area.
1.4 Research Questions
- How effective is development control in Abuja?
- What are the functions of development control?
- What impact has development control made to residential property development in Abuja?
- What are the possible problems militating the effective and efficient development control in the study area?
1.5 Hypothesis
Ho: There is no significant relationship between development control and residential property development in Abuja.
H1: There is a significant relationship between development control and residential property development in Abuja.
1.6 Significance of the Study
This project will help to overcome the
challenges that are currently facing in development authority in Abuja
by the time this project is completed as it will serve as an eye opener
on relevance of development control towards effective and efficient
development of urban and rural areas in Nigeria.
The result of this study will enlighten
property developers and investors on the need to comply with development
control authority as development control generally impact positively on
residential property development.
Students and other researchers will find
this research useful as it will serve as reference to the department of
estate management and valuation.
1.7 Scope and Limitations of the Study
There are different types of property
development, this project mainly concern on the impact of development
control on residential property development in Abuja.
The following are the limitations of the study
- Lack of proper response from the developer’s point of view.
- The financial aspect was a bit difficult.
- There was no previous work available to reference with.
- And the absence of the group leader makes the data analysis slow.
1.8 DEFINITION & OPERATIONAL OF TERMS
- Development: used here means an event constituting a new stage in a changing situation i.e. process development or being developed.
- Control: implies the power to influence or checking direct result of a survey or experiment of an intelligence of organization.
- Impact: these means to have a strong effect on something either positive or negative.
- Residential: means involving living at the place where you are working, studying or being looked after.
- Property: a thing or things belonging to someone or possessions collectively i.e. an attribute, quality or characteristics of something.
1.9 HISTORICAL BACKGROUND OF THE STUDY
The name “Abuja” was derived from Abu Ja,
a brother to Muhammadu Makau, the last Hausa ruler of Zaria. Makau had
left Zaria after being defeated by the Fulani and settled in the area
now known as Abuja. In 1825 his brother Abu Ja succeeded him as the 62nd King of Zaria.
The full name of Abu Ja was Abubakar
(shortened to “Abu”) and the name Ja was given to him because he was
light in complexion (in Hausa “Ja” means red or fair). He became known
as “Abu Ja”, “Abu the fair one” (other sources claim that the name “Ja”
was derived from the last name of his father which was “Jatau”). Abu Ja
then built a new capital for his Kingdom and called it “Abuja.”
Abuja was mainly built in the 1980s and
it officially became Nigeria’s capital on December 12, 1991, replacing
Lagos. The Abuja Federal Capital Territory, while smaller than other
states within Nigeria, is two and half times the size of Lagos city, the
former capital. This territory was formed with the express purpose of
supporting Abuja city, encircling it within a womb of nature. Abuja has
an Area size of 713km2
The site for the new capital was chosen
because of its central location (viewed as neutral both ethnically and
religiously, where culture and religion meet), easy accessibility,
pleasant climate, low population density, and the availability of land
for future expansion.
Not only was a city designed, but an
entire environment. Part of the provisions of the Master Plan is the
development of adequate recreational and Green areas within the city.
Abuja is surrounded by abundant hills, highlands, savanna grassland, and
tropical rain forests.
The master plan of Abuja ad the Federal
Capital Territory (FCT) was developed by international planning
associates (IPA), a consortium made up of three American firms: Planning
Research Corporation; Wallace, Roberts and Todd; and Archisystems, a
division of the Hughes Organization.
The master plan included a regional site
selection ad master plan for the new and detailed design of the Central
Area, which accommodates the national government center, cultural
institutions, and the Central Business districts.
Outside The central Area, residential
mini-cities with populations of 150,000 to 250,000 are organized around
local business and the employment centres.
More detailed design of the central areas
of the capital, particularly it monumental core, was accomplished by
Kenzo Tange, a renowned Japanese architect, along with his team of city
planners at Kenzo Tange and Urtec Company.
Places of Interest in Abuja
Abuja National Mosque: The
national mosque of the country declared a national monument belonging
to all Nigerians. Its outstanding golden dome and minarets dominate
Abuja’s skyline.
National Christian Centre: The symbol of unity of Christendom in Nigeria. The centre’s magnificent edifice was designed by an Italian firm.
Millennium Park: Abuja’s
most popular and largest green area is the Millennium Park. Designed by
world renowned architect Manfredi Nicoletti, it was officially
inaugurated by Queen Elizabeth II in 2003.
National Stadium: Built in 2003 and this ultra-modern complex has a seated capacity of 60,000. It is used by the Nigerian National Football Team.
The problems associated with the capital
being in Lagos, such as population pressures, political and ethnic
divisions, led to the search for a new capital in 1976. Abuja was
selected from among 33 possible sites. Physically located in the centre
of the country and viewed as neutral both ethnically and religiously, it
is where culture and religion meet.
The criteria used for selection included:
centrality, healthy, climate, land availability and use, water supply,
multi-access possibilities, security, existence of resources, drainage,
good soil, physical planning convenience and ethic accord.
The Emir of Abuja at the time, Alhaji
Suleiman Barau, was asked to meet with his Emirate Council to approve
contributing four of the five districts to Abuja to become the new
capital. The council was divided as some districts considered it too
much of a sacrifice; but at the end, they approved the request from the
Federal Government.
Thus, the Abuja in Niger State
contributed 80% of the land of the territory, Plateau State (now
Nassarawa State) contributed 16% of the South east territory and Kwara
State (Now Kogi State) contributed about 4% of the south-west territory.
Abuja Districts
According to the 1979 master plan,
Abuja’s territory has to be developed in four phases on an area of about
250 square kilometres, and each phase has to be further sub-divided
into districts.
The phase 1 development
has almost been completed and includes the Central Business District
(the three Arms Zone Presidency, National Assembly and Supreme Court),
the Maitama, Wuse, Garki and Asokoro, residential and business
districts.
There are also 5 districts in Phase 2, and
some of them have works at various stages of completion. They are Kado,
Durumi, Gudu, Utako (which infrastructural facilities have been
completed) and Jabi. Phase 3 districts are Mabuchi,
Katampe, Wuye and Gwarimpa. There are also 5 suburban districts, which
are Nyanya, Karu, Gwagwalada, Kubwa, and Jikwoyi. Along the Airport Road
there are clusters of satellite settlements, namely Lugbe, Chika,
Kuchigworo and Pyakassa.
Other satellite settlements are Idu (the
main industrial zone), Mpape, Karimu, Gwagwa, Dei-Dei (hosting the
international Livestock market and also International Building materials
market).
Construction service companies and
enterprises continues at a fast pace in Abuja and new places open
weekly, Phase 2, currently under development, involves the integration
of the surrounding Katampe, Mabushi, Utako, Wuye, Durumi, Gudu, Jabbi,
Duste and Gaduwa areas into the city. Phase 3 and 4 are also under
development, however, there are works at various stages of
implementation in Karmo, and Idu districts (Phase 3), and the Gwarimpa
Districts, where many of the construction companies “Life Camps” are
located, has already been developed.
Weather and Climate
The history of Abuja is not complete
without talking about it’s wonderful weather and climate. The FCT
experiences three weather conditions annually. This includes a warm,
humid rainy season and a blistering dry season.
In between the two, there is a brief
interlude of harmattan occasioned by the northeast trade wind, with the
main feature of dust haze, intensified coldness and dryness.
The rainy season begins from April and
ends in October, when daytime temperatures reach 28 °C (82.4 °F) to
30 °C (86.0 °F) and nighttime lows hover around 22 °C (71.6 °F) to 23 °C
(73.4 °F). In the dry season, daytime temperatures can soar as high as
40 °C (104.0 °F) and nighttime temperatures can dip to 12 °C (53.6 °F).
Even the chilliest nights can be followed
by daytime temperatures well above 30 °C (86.0 °F). The high altitudes
and undulating terrain of the FCT act as a moderating influence on the
weather of the territory.
Rainfall in the FCT reflects the
territory’s location on the windward side of the Jos Plateau and the
zone of rising air masses. The annual total rainfall is in the range of
1100 mm to 1600 mm.
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