Showing posts with label Housing. Show all posts

Sunday 12 March 2023

AN ASSESSMENT OF THE ACCESSIBILITY OF HOUSING AND FACILITIES IN THE URBAN-RURAL FRINGES OF NASARAWA

AN ASSESSMENT OF THE ACCESSIBILITY OF HOUSING AND FACILITIES IN THE URBAN-RURAL FRINGES OF NASARAWA

(A case study of Nasarawa Town)

ABSTRACT

Housing in the developing world and indeed the entire world, must be seen as a political and socio-economic problem rather than a technical one. So must be without exception, within the Nigeria context. It is an obvious fact that all sectors of the society have not been fully taken care of our urban housing policies and programme. However, this project is aimed at examining the assessment of the accessibility of housing and facilities in the urban/rural fringes of Nasarawa.

CHAPTER ONE

1.0 INTRODUCTION

In developing countries a substantial and growth proportion lives or around metropolitan area and megacities, including the zone termed the “Urban fringe” where their livelihood depend to some extent on resources such as land for food, water and fuel, zones are often overexploited. Although heterogeneous in its social composition, the urban fringe constitutes the habit of a diversity of populations, including lower income group who are particularly, vulnerable to negative externalities of both rural and urban systems. These include, risk to health, life and physical hazards related to the occupation of unsuitable sites, lack of access to clean water and basic sanitation and poor housing conditions, environmental changes also impinge upon the livelihood strategies of these communities by decreasing or increasing their access to different types of capital (Umeh 2010)

Nigeria has been experiencing a great transition from rural to Urban oriented economy, which has been accompanied by the increasing mobility of production factors such as capital, labour, technology and information to the Urban fringe near these cities such as Nasarawa, Lagos, Kano, Benin, Aba, Kaduna etc. consequently to the wide spread beliefs that Urban fringes are fashionable area in urban literature especially in developed countries (Dupont 2005). The UN-Habitat report (2005) has indicated that, in the year 2025, 16% of the 5 billion world population will be urban and most mega-cities will stand in what we call the “south cluster”. About 55% of these development will occur at the urban hinterland widely referred to as pen-urban, suburbs, urban fringe, city edge, metropolitan shadow amongst other. Because of proximity to the city, the zone experiences much of urbanization process and serves as buffer for future urban development.

There are forces that shape the urban fringe landscape. One prominent features in Nigeria, particularly Nasarawa is the informal sector activities and its attendant problems on urban fringe.

1.1 SCOPE OF THE STUDY

The significant role played by the housing in the life of an individual, a community or a nation brings to time the importance of management of such properties management has a very significant place in property investment hence there is a need for adequate provision to take care of management became a country that goes on building but does not effectively manage what it has built is quite simple making history and at the same time destroying it immediately. Thus, the research work intends to examine the accessibility culture of most owner of residential property in Nasarawa town which is one of the growing town in Nasarawa state.

1.2 PROBLEM STATEMENT

The urban fringe is often defined as a remote zone at the interface between urban and rural landscape. It is frequently ignored as a specific area within the study of urban housing. Recently, there has been an extra-ordinary revival of interest in urban fringe issues as a result of the exceptional evolution in urban growth. However, in spite of multitude of generalizations in urban theories, little is known on the housing quality of this area.

This research therefore is to examine the relationship between housing quality, information sectors and urban fringes. Social, economic and cultural characteristics as well as environmental issues associated with people living in this area to be examined so as to impact knowledge that can transform these areas. These because, it has been observed that little is known about the people living in the urban fringes of Nasarawa.

This study identify the urban fringe with a view to providing explanations on the housing quality of residential housing in urban fringe slum measured by environmental conditions in the town of Nasarawa- Nigeria.

This study seeks to fill the gap on the emerging socio-spatial by advances knowledge on the socio-economic of the residents of the urban fringe in developing countries using Nasarawa town as a case study.

1.3 AIM AND OBJECTIVES

The aim of this project is to examine the factors militating against effective housing quality in the urban fringes of Nasarawa town. To achieve this aim, the following objective shall be perused.

To identify the urban fringes in Nasarawa.
To examine the socio-economic characteristics of residents in Nasarawa town.
To examine the physical characteristics of residential in Nasarawa town.
To examine the solution to the identify problems.

1.4 METHODOLOGY

In order to reach the above mentioned objectives, the study will include a study intended to consolidate secondary data. The secondary data will include available land use maps of Nasarawa from previous publications and ministry of land to demarcate fringe areas of Nasarawa. The National Population Commission, NPC census figure will be used fo[r projecting population of the area and determination of sample size, official documents case studies of successful intervention and other relevant secondary literature.

In addition, this assessment will be based on existing information from reports, such as the most recent UN-HABITAT global report on human settlement and state of the world cities reports. The analysis draws on comparative evaluations on the topic carried out by major international organization such as UN-HABITAT.

Primary data relating to housing quality were obtained by means of structured questionnaires administered on a systematic sample size of 500 household heads in Doma Road at Lafia from a sampling frame of 5000 housing units. The primary data include five hundred household questionnaires; this will be used to elicit information on the socio-economic characteristics of respondents of the urban fringe, physical and neighbourhoods characteristics and housing quality in the selected local government metropolitan region in Nasarawa town.

Saturday 4 June 2022

Concept of Housing and Housing Demand

Introduction

Housing is one of the three basic needs of man. It is the most important factor for physical survival of man after provision of food. A deficiency in housing can profoundly affect the health, welfare and productivity of man. It is an indispensable necessity without which man’s survival is impossible. Beyond the fabric, services and the contents of the dwelling, housing encompasses all that surround the dwelling to stimulate healthy living. Housing has to be quantitatively and qualitatively adequate in order to fulfill its basic purposes (Aderamo and Ayobolu, 2010).

Housing as a key determinant of quality of life, can be measured at individual, household and community levels as well as human rights in the cycle of human life (Magigi and Majani 2006). It is unique among consumer goods in its pervasive economic, social, and psychological significance. The physical and social environments, within the house and the neighbourhood, support family functioning and children's personal growth. Adequate and decent housing provision has been the central focus of developing countries’ government.

Housing demand has witnessed unprecedented increase in the past decades. The low level of economic development, physical, social and cultural factors have created, among others, immense obstacles to the provision of adequate housing to the majority of population. The population growth rates are growing faster than the provision of new housing and housing infrastructure. This has resulted in intensive usage of the existing stock of housing and deterioration of housing environments. Some of the manifestations of housing and residential land use intensification are increasing room occupancy levels, housing adjustments involving physical changes in housing space and housing space conversion (Awanyo, 1992).

Housing in all ramifications is more than a shelter since it embraces all the social services and utilities that make a community or neighbourhood a livable environment. The result is manifested in growing overcrowding in homes, neighbourhoods and communities as well as increasing pressure on infrastructural facilities and rapidly deteriorating environment (National Housing Policy, 2006).

The housing demand in Nigeria can be examined from urban and rural perspectives. In the urban centres the situation is characterized by acute shortage exacerbated by the rapid rate of urbanization with its associated high population growth rate. This problem of housing shortage is also highly associated with overcrowding and insanitary conditions. The situation in rural areas is characterized by poor quality housing with inadequate utilities like potable water, electric power supply, all season roads etc. In addition to the urban and rural perspectives of the Nigerian housing situation is that of poverty. About 70% of the Nigerian population are poor or are of low – income groups (Federal Office of Statistics, 1996)

Housing Demand

Housing means many things too many people and the understanding of the concept depends on individual perspective. Housings defend not only as a shelter (four walls and roof) but together with its supporting infrastructure such as water supply, electricity, roads (transportation facilities ) shopping facilities and good enabling environment.

Iyangba (1997) see housing as the residential environment roar neighborhood and the physical structure that mankind uses for shelter including all services, facilities and equipment needed for physical health and social well-being of the family. From this definition, housing can then be explained as more than a mere shelter, as it comprises of all the social services and utilities that makes a community a livable environment.

Bounne (1981) gives an illustration of early cave. Man had shelter in a cave from the harsh effect of the weather, wild animal etc. but having his own house to include exterior environment where he can hang his skin to dry became necessary. To this end, it can be deduce that housing and services environment that provides comfort, dignity and health for individual and family living.

Quigley (1976) extended the theoretical analysis of the demand for housing to incorporate the spatial dimension (and thus the residential location decision), as well as the choice of housing type. In particular, we address the choice of housing type and residential location in a metropolitan area, which may have several work places. In this short-run analysis, the spatial distributions of the stocks of various types of housing are given. The theoretical model indicates how choices among housing are related to systematic variations in the relative prices faced by households for the same types of residential housing. The model indicates that these prices, in turn are heavily dependent on the interaction of work place location, the spatial distribution of the stock of housing, and the characteristics of the urban transport network. In housing, demand is seen as the housing need of the people backed up with purchasing power or the ability and wiliness to pay that could be expressed in term of purchasing power, function of income family size location tradition etc. Housing demand is different from need, it is only when the need is backed up with the price or rent that is it said to be effective demand. According to Robinson (1997), “there are three main components of housing demand in Nigeria which are; demand from new housing holds, demand from movers between tenure group and demand from existing household within a particular tenure group. This is because the majority of households who could not build or purchase their own homes after resort to renting.”

Demand for housing differs from place and across socio-economic groups, for instance, demand in the city differs from that of the rural areas. Demand also differs among the high, medium and low-income groups. Housing demand also charges with time, social and economic situation. There is a gap in knowledge between requirement for housing and the ability to obtain the preferred housing type, which result in an effective request crisis for affordable housing in the country. Although it is clear there is a housing shortfall, it is fundamental to know that people can only obtain what they can meet the expense. Affordable housing to low- and middle-income households is the affordability gap. This is defined as the difference between the required monthly mortgage repayments on the least expensive house and the 33% (an industry standard as recommended by the international labour organization) that can be deducted from the total salary of a potential homeowner. The gap affects 52% of the population or 65 million households. While some households achieve affordability with supplementary, informal income, this is not counted in loan origination procedures.

Arunsi (2006) identified the four effective factors that determine housing demand to include household formation, acquisition of second homes, vacancies, and other factors associated with the supply of housing. He declared that in estimating housing demand, certain basic information is required such as population characteristics (total population distribution) of the settlement by type and household size. The population will give the quantitative inventory of the existing housing stock in terms of total number of dwellings, distribution of dwellings by room size, number and provision of utilities like water, electricity, toilet etc.However, the demand for housing may not necessarily be the same as the need for it. Every family needs a dwelling whether it can afford it or not. The effective demand on the other hand, depends among other factors upon the ability to pay economic price or rent. In Nigeria, the provision and construction of houses is very much an individual’s concern, thus most of the houses are privately built and owned. An examination of the country’s response to housing needs and demand are pertinent at this time when every person’s demands in housing provision are too many and varied (Abiodun,1974).

Femi and Khan (2014) explained housing demand as the willingness and ability of housing consumer to pay for a particular dwelling depending upon such consumer’s incomes, house type, location preferences and local prices. He indicated that demand is the quantity of good or service that consumers are willing and able to buy at a given price at a particular given time period. Demand for housing at certain price refers to the value that is placed on a house linked with the satisfaction derived in such house. In economics, this is termed as utility. Housing need relates to social housing while housing demand is related to private housing, effective housing demand is different from Desire housing demand. Effective housing demand can be explained as a desire to buy a house that is backed up with an ability to pay for it. On the other hand, Desire housing demand can be termed to be willingness to buy the house with the consumer’s lack of the purchasing power to be able to buy the house. Until there is purchasing power in terms of money to buy the housing unit, such housing demand has not become effective housing demand (Alison, 2004).

Trends of Housing Demand

Urban populations have increased as a result of both urbanization and natural population growth. One fifth of urban residents are relatively newcomers to urban areas (i.e. first generation residents) and urban areas are expected to continue to grow at a rate of 2.7% per annum. It is noted that there is high housing demand in the country as result of this increase in population. Owusu (2008) revealed that the sharp increase in the level of urbanization is characterized by limited infrastructure (including housing).According to him, the existing housing condition in Nigeria is as a result of rapid urban growth fuelled by increased population growth (both natural and rural-urban migration) and exacerbated by economic liberalization and globalization. Increasingly, the effects of liberalization and globalization are re-configuring the housing supply and demand dynamics resulting in increasing land and property values and rent, which is pushing some middle-income Nigerian to slums and other poor neighbourhoods.

Struyk and Roy (2006) revealed that the population of Kyrgyzstan has increased by 500,000 people since 1998 to 5.22 million inhabitants, despite a strong outward migration in the same period. Due to migration from rural to urban areas, the biggest part of this increase concerns the capital city, Bishkek and to a much smaller extent, the city of Osh. In many parts of the country there seems to be no housing demand. This situation contrasts to that of housing production. The housing stock grew in the same period of time only half as fast as the population, from 1.05 to 1.10 million units, i.e., below 5%. He estimates that 166,000 families are in need of new housing in 2007; whereas the estimate levels of new housing construction was 20,000 to 30,000 dwelling units a year. He argued that under these conditions, it would take 15 years to recover to the same level performance of housing provision as was being achieved before independence.

Scott (2004) stated how the nature of demand for government-assisted housing in South Africa has changed significantly over the last five years: According to him, an average population growth of 2.1% per annum has resulted in the population increasing by 10.4% or over 4.2 million people between 1996 and 2001. If this growth has been sustained since 2001, the extrapolated population for 2004 is 47.5 million people; In addition, the country has experienced a 30% increase in the absolute number of households, where only a 10% increase was expected. This has been caused by the drop in average household size from 4.5 people per household in 1996 to 3.8 in 2001. Urban populations have increased as a result of both urbanization and natural population growth. One fifth of urban residents are relatively newcomers to urban areas (i.e. first generation residents) and urban areas are expected to continue to grow at a rate of 2.7% per annum. He stated that there is high housing demand in the country as result of this increase in population.

Tufour (2008) revealed that the rapid population growth and an uncontrollable rate of urbanization have made housing one of the critical issues facing the Government of Ghana. Various data suggest that housing deficit is in excess of 900,000 units whilst supply figures vary between 25,000 and 40,000 units per annum as against annual requirement of 100,000 units. Currently, the annual housing supply to demand ratio (for new housing) is estimated at about 35%. Ghana is experiencing significant demographic change; which has implications for its cities and towns. The rate of urbanization in Accra is 15%; urban population was 31% in 1980 and rose to 44% in 2000. By the year 2010 more than half (51.5%) of the population is expected to be living in urban areas. As Ghana’s economy continues to grow, transition from a predominantly rural to a predominantly urban society is taking place. The rate at which urban population is growing since 1970 ranks higher than that of national growth. In 1993 alone the urban population in Ghana had shoot up to 35 percent and is expected to double by 2010 earlier than the globally predicted time of 2030 (World Bank, 2002 on quote). With the population estimated at 2.2 million, Accra, Ghana’s capital shares 25 percent of urban population. He indicated that the rapid population growth and uncontrollable rate of urbanization have made housing one of the critical issues facing the government of Ghana. That various data put it that housing deficit is in excess of 900,000 units, while supply figures vary between 25,000 and 40,000 units per year as against annual requirement of 100,000 units.

Ademiluyi (2010) opined that, the ever mounting of crises in the housing sector of the developing world has various dimensions. These include absolute housing shortages, emergence and proliferation of the slums/squatter settlements, the rising cost of housing rent, and the growing inability of the average citizen to own their houses or procure decent accommodation of their taste in the housing market. He revealed that in Nigeria, even though there are no accurate data on the nation’s housing stock, earlier studies and observations strongly suggest quantitative and qualitative housing problems across the country. He observed that policymakers in Nigeria are not really aware of the magnitude of the housing problems facing the low-income earners in the country.According to him, the increasing high rent is a pointer to the fact that there is a decrease in housing stock.

He estimated that the nation’s housing needs for 1990 to be 8,413,980; 7,770,005 and 7,624,230 units for the high, medium and low income groups respectively. The same study estimates for the 2020 stands at 39,989,286; 35,570,900 and 28,548,633 housing units for high, medium and low income groups respectively.

Again, the National Rolling Plan from 1990 – 1992 estimated the housing deficit to increase between 4.8 million to 5.9 million by the year 2000. The 1991 National Housing Policy estimated that 700,000 housing units needed to be built each year if the housing deficit was to be cancelled. The document, in fact, indicated that no fewer than 60% of new housing units were to be built in the urban centres. This figure had increased at the time the 1991 housing policy was being reviewed in 2002. In 2006, the Minister of Housing and Urban Development declared that the country needed about 10 million housing units before all Nigerians could be sheltered.

Friday 21 January 2022

IMPACT OF RURAL-URBAN MIGRATION ON DEMAND FOR RESIDENTIAL PROPERTY

THE IMPACT OF RURAL URBAN MIGRATION ON DEMAND FOR RESIDENTIAL PROPERTY IN NIGERIA CITIES

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND TO THE STUDY

Rural-urban migration was formerly regarded as favourable in economic development. Today, it has become one of the most embarrassing problems in the Nigerian development experience.

Rural-urban migration is ‘‘the phenomenon of a historically unprecedented movement of people from the rural countryside to the burgeoning cities of Africa, Asia and Latin America’’ (Todaro, 1997). ‘‘It is the movement of people from rural areas into cities’’ (Wikipedia, 2013). Some time ago, migration existed internally to enable excess labour to be taken slowly from the rural areas to provide workforce for industries in the urban areas and therefore aid industrial growth. However, experience in Nigeria has shown that the rate of rural-urban migration has ceaselessly outweighed the rate of job creation and having an overweight on the social and infrastructural amenities available in the urban areas which equally reflects on housing demand.

Housing is one of the best indicators of a person’s standard of living and his place in the society. Like food and clothing, housing ranks among the three (3) basic human needs. Its availability is very crucial to the welfare of every human. Housing, literally is defined as buildings or other shelters in which people live, a place to live, a dwelling and to Nations a critical component in social and economic fabric. To most groups housing means shelter but to others it means more as it serves as one of the best indicators of a person’s standard of living and his or her place in the society (Nubi, 2008). It is a priority for the attainment of living standard and it is important to both rural and urban areas. These attribute make demand for housing to know no bound as population growth and urbanization increase very rapidly and the gap between housing need and supply becomes widen.

According to Olofinji (2016), demand for residential property demand can be explained as the willingness and ability of housing consumer to pay for a particular dwelling, depending upon such consumer’s income, house type, location preferences and local prices.

In other words, demand for residential property at certain price refers to the value that is placed on a house linked with the satisfaction derived in such house.

Residential property demand in urban center is a manifestation and reflection of different household desires to live in an urban center. The desire of people to live in an urban center especially in Owerri is increasing at an alarming rate. Owerri for instance has a teeming population that exceeds the resources inherent, and the city may indeed witness a population explosion if urgent measures are not taken to curtail it.

It is against this introductory background of the study that the researcher has intended to examine the impact of rural urban migration on demand for residential properties in Nigeria cities with particular reference to Owerri Municipal of Imo State in Nigeria.

1.2 STATEMENT OF THE PROBLEM

At a glance to everyone who visits Owerri Municipal, it is not farfetched to notice the influx of rural population into the area which is evident in the over-crowdedness of Douglas road, Wetheral road, School road etc. This may not be far from the fact that these rural population are seeking for “better life”. In some other places like Oguamanam Street, Uche Street, Uche street extension, Lobo Street to mention but a few, as much as these areas are overcrowded, most people are found living in indecent building apartments due to their socio-economic background which cannot cope with an ever increasing price of decent houses.

Ever since Owerri became the state capital of Imo state, a lot of people have migrated and still migrate from the rural areas and even from some urban areas into it. They come in search of job opportunities, apprenticeship, trading, school etc. Due to this migration of people from different areas into Owerri Municipal, problems of accommodation started, overcrowding on social infrastructure also started which brought about ageing of the infrastructure, damages on the electrical fittings and plumbing fittings of houses, bad ground water due to excess waste that penetrates in the ground etc. Many people live in crowded areas which in turn affect the human health, living standard and the structural members of the city.

On the other hand, it may be the cause of traffic congestion, delayed services in banks, hospitals, and shopping centers. Low quality education in schools in Owerri municipal may also be an issue caused by rural-urban migration. It may have also been the reason for the over utilization of facilities yielding impacts such as cracking of road, emergence of pot holes, wear-off on buildings etc.

Furthermore, observation has shown that government policies have been in favour of urban development, by purposely and continuously creating employment opportunities, educational opportunities and other infrastructural amenities more in the urban areas compared to the rural areas. Owerri Municipal is not an exemption to this fact. Currently, there exist about three (3) government owned Community Primary Schools clustered together within the boundaries of Tetlow Street and Royce Road whereas there are other surrounding communities which do not have up to two schools to support the entire community. It is noteworthy to also mention that some of the existing schools in these rural communities are not up to standard; therefore, people in search of better education may simply migrate from their rural communities into Owerri Municipal.

It may also be noticed that rural-urban migration have resulted to inequality in the development and quality of life between the rural and urban areas, and therefore may be an enhancing factor to rural-urban migration. People could be attracted to urban areas because they think they will have greater opportunities there.

It is a general notion that the rural areas in Nigeria are being affected by several incapacities in various levels of severity such as: inaccessibility, seclusion, under development, poverty, drabness, boredom, ignorance, depopulation, hunger, and all types of sicknesses. Migration from rural to urban areas may lead to reduction in the number of rural populace and on the other hand may result to high rate of demand on urban housing in cities to which they migrated to.

Therefore, there is need for studies that will focus on the reduction of residential property / housing demand in Owerri Municipal by discouraging rural-urban migration. Such studies will be important so as to create awareness on the present situation, improve understanding and proffer solutions to the issue. This research work is part of the endeavour to contribute towards filling this gap and thus focuses on the impact of rural-urban migration on demand for residential properties in Nigeria with references to Owerri Municipal, Nigeria.

1.3 AIM AND OBJECTIVES THE STUDY

The aim of this study is to examine the impact of rural-urban migration on demand for residential properties in Nigeria – a case study of Owerri Municipal.

OBJECTIVES

Specifically the objectives of the study are;

To ascertain the causes of rural-urban migration and its impact on demand for residential properties in Owerri Municipal.
To determine the setbacks which rural-urban migration has on residential property demand in Owerri Municipal.
To suggest ways of discouraging rural-urban migration thus reducing its impact on housing demand in Owerri Municipal.

1.4 RESEARCH QUESTIONS

The following research questions are posed to guide the study.

What factors lead to rural-urban migration?
What are the impacts of rural-urban migration on the

demand for residential properties in Owerri Municipal?

What mechanisms are to be adopted in solving the problem of rural-urban migration in other to reduce its impact on residential properties demand in Owerri Municipal?

1.5 RESEARCH HYPOTHESES

The hypothesis for this research work is as follows;

H₀: The rate of residential properties / housing demand in Owerri municipal is not dependent on rural-urban migration.

H₁: The rate of residential properties / housing demand in Owerri municipal is dependent on rural-urban migration.

1.6 SCOPE OF STUDY

The scope of this study is limited to rural-urban migration and its impact on residential properties demand in Nigeria, with the primary focus on Owerri Municipal in Imo State.

Furthermore, the research assessed the high rate of housing demand attributed to rural-urban migration which may be associated with various detrimental consequences that will be unfolded in the course of this research.

Hence, the study is limited to showing the adverse impact rural-urban migration has on the demand for housing in Owerri Municipal. Generally, the study looked at the problems, impacts, causes, and how they can be tackled.

1.7 SIGNIFICANCE OF THE STUDY

This work is expected to provide a proper understanding for the subject matter under study, thus it will be of immense help in tackling the problem of its practical perspective.

The study will supply the much needed background in tackling the impact of rural-urban migration on housing demand. Most of the developed countries today are great because they make use of research findings, which often originate from research works.

Therefore;

– The study when successfully completed will be of value to the educational planners and the government.

– The study will be of importance to researchers/students working on related topics.

– The study will reveal the reasons why people migrate from rural area to urban centers and the impact of such movement on housing demand in the study area.

– The study will also be an addition to previous works on the topic, thus, an addition to knowledge.

1.8 THE STUDY AREA

Owerri Municipal is a local government area of Imo state, Nigeria. Its headquarters are in the city of Owerri. Owerri Municipal council, formerly the headquarters of old Owerri local government area(comprising the present day Owerri Municipal, Owerri north, Owerri west and Ngor-Okpala local government areas) became a Municipal council on 15^th December 1996.

The council has an urban setting with one autonomous community made up of 5 indigenous kindred (Owerri nchiise) vis: Umuororonjo, Amawom, Umuonyeocha, Umuodu and Umuoyima, under the rulership of one permanent traditional ruler, presently he is the Eze of Owerre (a.k.a Ozuruigbo of Owerri). The apex traditional institution in the area is the “Oha Owerri” elder’s council, which is the area, is also the judicial aim of government (settling all dispute and other matters). “Onyeishi ala Owerri” is the traditional chief priest of the community. The entire women of “Owerri nchiise” are also under one umbrella body- the “Udodinindom Owerri”.

Generally, the five kindred of Owerri Municipal council are: Amawom, Umuodu, Umuonyeocha, Umuoronjo, Umuoyima. Owerri Municipal also covers the following areas: New Owerri, Ikenegbu, Aladimma, G.R.A and Work layout. Entrances into the Municipal council are Okigwe road, Onitsha road, Port-harcortroad, Aba road and Mbaise road.

1.8.1 LOCATION AND SITE

Owerri Municipal in Owerri, Imo state, Nigeria is located at approximately 5.4833N (Latitude in decimal degrees) and 7.03041E (longitude in decimal degrees). That is 5.4833N 7.035E coordinates: 5.485N 7.035E

Nigeria->Imo state->Owerri->Owerri Municipal Time zone: WAT (UTC+1) Owerri Municipal is bounded on the north by Amakohia, on the north east by Uratta, on the east by Egbu, on the east by Naze, on the south by Nekede and on the north east by Irete.

(a) Rainfall

The study area is within the rain forest belt of Nigeria. Two distinct condition or season (ie wet and dry season) exists. These two regimes are derived from the different air masses prevailing over the country at different times of the year namely; the dry northeast air mass of Sahara origin (tropical continental air mass) which is responsible for the dry season. It blows across the Sahara desert towards Nigeria. This wind pushes the southeast wind further towards the coast where the tropical front is now formed. It is cold, dusty and dry; hence, it does not bring rain. Rather, it brings very cold, dusty, and dry weather called harmattan. It usually starts from November and ends around February and the humid tropical maritime air mass (south west trade wind) originating from the south atlantics. It blows from the high pressure belt area in the south in June to the low pressure belt in the north. This then pushes the tropical continental air mass towards the north where the inter-tropical front is formed. That is, the wind blows across the Atlantic oceans towards the coast of Nigeria. The wind is warm and wet; hence it brings rainfall to the study area. The rainfall decreases towards the northern part of Nigeria. It usually starts around March and ends around October with a short dry period in august called august break.

The rainfall pattern in the area is oscillatory, that is convectional rainfall occurs in area intensively heated like the study area. This results in heavy rain, accompanied by thunder and lightning. The area is characterised by heavy winds, lightning and thunder storm accompanied with heavy rain. The two peak periods are usually between June and September. The annual rainfall ranges from 1600-2900mm.

Thursday 6 January 2022

AN APPRAISAL OF HOUSING CONDITION IN KANTOMA, SULEJA, NIGER STATE

ABSTRACT

The need for Housing in Kantoma as there is both qualitative and quantitative housing provision in the study area, people find it difficult to move to place of work and other activities and some go outside the neighbourhood to work, this motivated the work. Primary data were obtained through administration of structured questionnaires to a random size of population in the area. Oral interviews and field observations were also carried out for holistic and detail assessment of the environment. Secondary data were obtained from desk review method; information on environmental issues resulting housing shortage. The study identifies some problems and recommends that a strong legislation with severe sanction be put in place and they should be a continuous public enlightenment.

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

In recent times, there has been a growing concern on the deteriorating state of housing in most urban areas of the developing nations. Consequently, the need for a decent and adequate shelter has long been an issue requiring urgent global attention. Since shelter constitutes one of man’s basic needs, it does have a profound impact on the health, wellbeing, social attitudes and economic productivity of the individual. However, it has been pointed out that residential quality and the quality of life are two variables of the same equation. Thus, the quality of housing, being basically an important health element, affects the well-being of the people, their productivity, manner of living and the decencies of their lives.

Significantly, good quality housing provides the foundation for stable communities and social inclusion. Previous research has established that a positive correlation exists between the quality of life and the comfort, convenience and visual appeal of housing. Good quality housing is therefore essential to planning. It does not only ensure the safety and wellbeing of people, but promotes beauty, convenience and aesthetics in the overall built-up environment.

Existing realities have however indicated an apparent variation in housing characteristics across different regions. The consequences of adaptation and restructuring have resulted into differences in housing quality in different communities. This problem of differential housing quality is compounded by the very rapid urban growth. However, studies have shown that the provision of appropriate housing, particularly for the urban poor constitutes a major challenge to development in most African countries and developing nations’ at large; and. Despite increasing emphasis on the need to improve housing, particularly within the urban areas of the less developed countries (LDCs), a high proportion of the urban population are deprived of access to good quality housing. Going by a UN-Habitat estimate, more than one billion of the world’s city residents live in low quality housing, mostly in the sprawling slums and squatter settlements in developing countries. The reality is that this urban housing scenario has adverse implications on the general wellbeing of the people and portends severe danger to the socioeconomic and physical development of the nations at large.

In Suleja, like in other towns and cities in the country, the provision of housing has been a major concern for some time. Access to decent and good quality housing has posed serious challenge to sustainable growth and development. While there has been an increasing demand for additional housing stock in the urban areas, the condition and overall quality of the existing stock falls short of the expected standard. Consequently, the urban house forms accommodated extended families living with many inconveniences while spatial congestion and infrastructure overloads cause problem in living comfort.

Considering the gravity of the housing problems and its effects on the wellbeing of the people and the nation at large, there is the need for housing improvements in our cities, and this is predicated on the appreciation of the essence of the house within the context of human habitation. There is no doubt, that housing remains a basic human need. Its quality, cost, and availability are crucial to individual’s quality of life. Also, the location, planning, layout and design make an important contribution to community spirit and identity, and are significant components of the social dimension of sustainable development.

1.2 STATEMENT OF PROBLEMS

There is high prevalence of housing quantitative deficiency and inadequacy in supply in the study area as a result of absence of affordable land for housing development, cost of building material, inadequate provision of infrastructure and service and non-implementation of National housing policy.

1.3 AIM

The aim of this dissertation is to assess housing condition in Kantoma, Suleja Town with a view to evolving physical planning proposals improvement.

1.4 OBJECTIVES

i. To examine the concept and indicators for evaluating housing condition.

ii. To examine the physical condition of Kantoma.

iii. To examine the socio-economic characteristic of the residence of Kantoma.

iv. To evaluate the housing condition of the town.

v. To evolve physical planning solution to the identified problems.

1.5 SCOPE

The study area covers the entireKantoma, Suleja Town located in Suleja local government area of Niger State.

1.6 LIMITATION

The following are the limitation encountered in the course of the research.

There was shortage of fund to carry out the project.
During the data collection, some respondent were reluctant to fill the question.

1.7 JUSTIFICATION

The result of this study will provide a guide for the appropriate authorities to decide on a new strategy for housing development.

1.8 PHYSICAL CHARACTERISTICS

The climate of Suleja is associated with two distinct seasons, wet and dry season. The rainy season starts from March to October and sometimes delays to around April to October. The rainy season occur for about seven (7) months. The dry season is about five (5) months November to March. During the period, the temperature and humidity follow closely the pattern of two dominant tropical air masses leading to the emergence of distinct regimes of;

(i) Hot and humid period April- July

(ii) Cool and humid period July – October

(iii) Cool and dry period November – February

(iv) Hot and dry period February – March

1.8.1 TEMPERATURE

Temperature within this area is average of about . The possibilities of the temperature drooping to the barest minimum degree centigrade are positive because it is embedded within a mountain.

1.8.2 LAND USE OF THE AREA

The land use of the area is predominantly residential/commercial development coming up.

1.8.3 VEGETATION

Generally, the vegetation of Niger State is characterized by savannah which is also typically stratified community with a discontinuous canopy, shrubs and grass layers. The free stratum is less dense than that of the savannah woodland but more substantial than that of the shrub savannah.

1.8.4 SOIL AND GEOLOGY

The geographical area is sand and rocky. These rocky are igneous rock the soil part of the region is good. It consists of humus soil that is responsible for the good vegetation within the region.

1.8.5 WIND

The two pronounced air masses experienced in Suleja are the north-east trade winds (tropical continental winds) from the Sahara desert in winter (September-April) which is moist south west monsoon winds which blows from the Atlantic ocean and brings rain with it.

1.8.6 HUMIDITY

Reference to Nasarawa, relative humidity is high compare to what is experienced in most northern States this is because of effects of altitude.

1.8.7 HYDROLOGY

Suleja is characterized by a network of streams and rivers. Many of the streams are small and seasonal. The major ones like river Uke and Ado are the ones that flow through the season, but in some extreme years they dry up at the peak of dry season.

1.8.8 TOPOGRAPHY

Suleja has a gentle slope that is undulating dissected by a network of streams characterized by a lot of hills and granite in other parts of the area. ‘The area is generally within 300 – 500m above sea level.

Saturday 9 March 2019

ASSESSMENT OF HOUSING AFFORDABILITY BY LOW INCOME EARNERS IN GWAGWALADA, FCT, ABUJA

ABSTRACT

The main purpose of this study is to carry out assessment of housing affordability by low income earners in Gwagwalada, Abuja. This project is divided into five chapters. Chapter one introduces the topic to highlight the importance and objectives of the study and depict the scope of the study and historical background of the study area. Chapter two discuses a great deal of view documented by previous writers on housing affordability. Chapter three discuses research methodology. This is the method employed in collection of data. Purposive sampling technique was used to carry out this research. Chapter four deals with analysis of data with the view of interpreting the data collected to arrive at the research findings. Chapter five considers some facts and findings, the following recommendations were made in the research; government should implement effective programs aimed at providing housing, encourage and involve private investors to construct houses that will cut across all classes of people, loans should be made more available and accessible to the low income group, reduced cost of building material and labour, land should be made accessible to potential builders, encouragement of mass production of local building materials, facilitation and encouragement of building development societies.

CHAPTER ONE

INTRODUCTION

1.1 BACKGROUND OF THE STUDY

The significance of housing as a major determination of man’s welfare, life sustenance and survival cannot be overemphasized. Provision of housing as a requirement comes next after food.

Housing is an integral part of human settlement that fulfils basic need and has a profound impact on the quality of life, health, welfare as well as productivity of man. It plays a crucial role in integrating physical and economic development, environmental sustainability, natural disaster mitigation and employment generation as well as wealth creation (Erguden, 2001; Boehm and Schlottmann, 2001; UN-HABITAT, 2006a).

The desire for adequate and affordable housing also has strong links to the need for security, safety and proper socio-economic status of individuals and communities. In spite of this widely acknowledged importance of housing and various efforts in making adequate and affordable housing available to majority of people, a large proportion of urban residents in less developed countries for instance, in Nigeria, do not have access to decent housing at affordable cost (Tipple,2004; 2006; UN-HABITAT, 2006a; Greene and Rojas, 2008).

In developing countries like Nigerian, the problem of housing is more noticeable than in developed countries. Moreover, the shortage of housing in Nigeria in the urban areas is more noticeable and critical than in the rural areas.

As a result, most urban residents in Developing Countries live in housing conditions that constitute an affront to human dignity and which comes with appalling social, economic, spatial and health implications (Rondinelli, 1990; Cotton and Tayler, 1994; Opara, 2003; UN-HABITAT, 2006d; Coker et al., 2007; UNFPA, 2007). Hence, inadequate housing condition has become an intractable challenge that has continued to receive attention from governments and individuals in many developing countries.

In line with human tradition which seeks to investigate, describe, understand and proffer solutions to ameliorate defects in human conditions, and enhance individual and collective well-being; both public and private sectors have continued to take concerted efforts at addressing the social and economic challenges posed by inadequacies in housing provision in many countries of the world. These efforts have informed legislations, policies, strategies and reforms, which most often have culminated in various housing programmes (Onibokun, 1985; Rondinelli, 1990; Ajanlekoko, 2002; Sengupta, 2005; Sengupta and Sharma, 2008). Governments in many developing countries have engaged in different housing programmes and delivery strategies. For example, previous studies have shown that successive administrations in Nigeria had launched a minimum of seven public housing programmes in the last few decades in a bid to address increasing housing challenges in the country (Onibokun, 1985; Awotona, 1990; Ogu, 1999; Ogu and Ogbuozobe, 2001; Ajanlekoko, 2002; UN-HABITAT, 2006; Akinmoladun and Oluwoye, 2007; Ademiluyi and Raji, 2008).

However, substantial literature on public housing in developing countries has revealed three main streams of criticism (Mukhija, 2004). First, it is argued that most public housing schemes are inefficient and ill conceived, and thus failed to meet the needs of target population (Rondinelli, 1990; Mba, 1992). Second, direct government involvement in housing provision is viewed as being negligible compared to the volume of housing provided by informal private sector (UN-HABITAT, 2006a; 2006c). Finally, government intervention in the housing market to check rising cost of housing is seen as counter-productive and an impediment to smooth operation of housing market and efficient housing delivery system (Sengupta and Ganesan, 2004; Mukhija, 2004).

Consequently, many scholars and stakeholders have argued that government has no business in providing housing for people, but rather government should act as a partner, enabler and facilitator of housing process by making available appropriate incentives, policy and good regulatory environment necessary for effective private sector participation in housing provision (World Bank, 1993; UNCHS, 2000). In view of this, there is an emerging consensus that current approaches to public housing be based on market-friendly policies and strategies that encourage reduction in government’s direct involvement in public housing provision.

Ong and Lenard (2002) and UN-HABITAT (2006) were however of the opinion that this does not necessarily mean reduction in government’s social responsibility in providing housing for the citizens, but rather it implies the production of housing through collaborative approach in an integrated manner.

In the light of foregoing criticisms coupled with the need for sustainable solution to burgeoning housing challenges; most governments in developing countries are engaging in new housing policies, programmes and strategies that seek to meet demands of market-driven economies in addressing housing needs of their people (Sengupta and Ganesan, 2004; Sengupta, 2005; Sengupta and Sharma, 2008). In Nigeria for instance, current approaches to public housing provision are based on private sector-driven strategies (National Economic Empowerment and Development Strategy, 2004; Aribigbola, 2008; African Ministerial Conference on Housing and Urban Development, 2008). Surprisingly to date, the outcomes of those strategies, reforms and programmes are yet to be empirically evaluated in many of these countries, including Nigeria.

It is in light of the above that this study was set to carry out assessment of housing affordability by low income earners, a study of Gwagwalada, Federal Capital Territory.

1.2 STATEMENT OF THE PROBLEM

Housing problem has been generally accepted as being diverse and complex. Within the spectrum of this problem, one can identify both qualitative and quantitative deficiencies. Housing problem is worldwide and it is of a recurring nature, in fact it is doubtful if any nation of the world can satisfactorily meet its housing requirement.

In Nigeria, most people live in poor quality house and poor sanitary environments. The problem of inadequate housing has been compounded by the rapid rate of urbanization and economic growth. Housing difficulties is more serious for the low income group where problems have been complicated by rapid growth, inflated real estate values, speculative activities, influx of poor immigration and lack of planning.

It is because of the above problems that this research is set to carry out an assessment of housing affordability by low income earners in Gwagwalada, FCT.

The definition of low income group according to FGN (2004) is all employees and self-employed persons whose annual income is equivalent to salary grade of 01-06 within the public service. Interestingly, the national minimum wage is now N18, 000 (Adedeji and Olotua, 2012; Fapohunda et al., 2013) or ($47, per month at the rate of N380 per $1.) This observation is corroborated by the previous UN Human Development Report of (2009) which remarked that 83.9% of Nigerians live below $2.00 a day and cannot afford decent accommodation and pay the market rent rates and other incidental expenses to most landlords, who are pressed to get returns on their housing investments as soon as possible. The World Bank observation that the country needs to produce about 720,000 housing units annually for the next 20 years to solve the problems which indicates the enormity of the housing problem. Arguably the Nigeria 2020 development strategy which includes a vision to build 10,398,650 housing units between 2012 and 2020 (Housing Finance in Africa Yearbook, 2012, pp.111) reinforces the Word Bank assertion.

1.3 AIM AND OBJECTIVES OF THE STUDY

The aim of this study is to assess housing affordability by low income earners in Gwagwalada, F.C.T. The specific objectives include the following:

1. To examine or measure housing affordability in Gwagwalada, FCT.

2. To identify and examine the various programs aimed at providing affordable housing to low income earners in Gwagwalada.

3. To examine the extent of their implementation in Gwagwalada

4. To identify problems faced by low income earners to access affordable housing and suggest possible solutions.

1.4 RESEARCH QUESTIONS

The following research questions were formulated to guide this study:

How can housing affordability be measured or examined in the study area?
How can the various programs aimed at providing affordable housing to low income earners be identified and examined?
What are the extents of their implementation in the study area?
What are the problems faced by the low-income earners in accessing affordable housing and to proffer possible solutions to the identified problems in the study area.

1.5 SIGNIFICANCE OF THE STUDY

In this study, the researcher set out to assess housing development and the affordability in Gwagwalada with the aim of highlighting the inherent problem facing low income earners in assessing affordable residential housing. It is expected that this work will be of interest to government, students and the general public. This study will also help to serve as literature (reference source) to government at all level, students, individuals or corporate bodies who want to carry out further research on housing development and affordability in Gwagwalada. A reliable and efficient measure of housing affordability is very important for local policy makers for a number of reasons; Firstly, an efficient measure of housing affordability is often used as the basis for allocating government funds for housing programs, Secondly, individuals can utilize this measure to make informed decisions about where to live and Thirdly, the housing affordability measure can assist government agencies and non-profit organizations to develop realistic estimates, and thus utilize public funds more efficiently.

1.6 SCOPE AND LIMITATIONS OF THE STUDY

The scope of this study is restricted to the assessment of housing affordability by low-income earners in Gwagwalada. The study will cover only Gwagwalada Local Government Area with reference to selected areas and known structures.

The limitations encountered are of distance and its attendance cost of travel in order to obtain the needed information which to write this study. Another limitation to the study is short time factor which did not give the desired opportunity for thorough research work, hence gathering adequate information becomes very difficult. Therefore, the researcher resolved to seek friendly approach in order to obtain the needed materials or information from the area under study through the administration of questionnaire.

1.7 DEFINITION OF TERMS

Housing: Housing is defined as buildings or structures that individuals and their family may live in that meet certain federal government regulations. Housing Development
Affordable Housing: Affordable housing is housing deemed affordable to those with a median household income as rated by country, State (province), region or municipality by a recognized Housing Affordability Index.
Income: Income is the consumption and savings opportunity gained by an entity within a specified timeframe, which is generally expressed in monetary terms (Barr, 2004). However, for households and individuals, income is the sum of all the wages, salaries, profits, interests,. Payments, rents, and other forms of earnings received in a given period of time.
Accommodation: It is lodging in a dwelling or similar living quarters afforded to travelers in hotels or on cruise ships, or
Management: Management in organizations is the function that coordinates the efforts of people to accomplish goals and objectives by using available resources efficiently and Housing Development

1.8 HISTORICAL BACKGROUND OF THE STUDY AREA

Before the creation of Federal Capital Territory, Gwagwalada was under the Kwali District of the former Abuja emirate now Suleja emirate. Gwagwalada Area Council was created on 15 October 1984. Its official population figure of 158,618 people at the 2006 census. The relocation of the seat of government from Lagos to Abuja in 1992 and the recent demolition of illegal structures within the Federal City Center brought a massive influx of people into the Area Council being one of the fastest growing urban centers in the FCT. The population of the Area Council has grown to over 1,000,000 people. Gwagwalada Area council is one of the five Local Government Area Councils of the Federal Capital Territory of Nigeria, together with Abaji, Kuje ,Bwari , and Kwali ; the FCT also includes the City of Abuja .Gwagwalada has an area of 1069.589 km 2.

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Wednesday 16 January 2019

ASSESSMENT OF THE EFFECTS OF THE IMPLEMENTATION OF MASS HOUSING ON HOUSING DELIVERY IN ABUJA

ABSTRACT

This project is an assessment of the effect of the implementation of mass housing on housing development in Abuja The objectives of this study include: to examine the concept of massing housing in Abuja, to examine the Mass Housing Policy and its requirement in the FCT, to assess the implementation of the mass housing programme in the study area, to assess the effects of implementation of mass housing on housing delivery in the study area. Survey design was adopted for data collections, this enable the research to make use personal observation, interviews and questionnaire to gather relevant data for the purpose of the study. Data were presented and analyse using tables, percentages and descriptive statistics. The findings of the study reveals that much have not be done in the provision of mass housing for the residence in Abuja, thus a lot is still desired. Based on the research findings the researcher recommends that to make any significant impact in addressing the housing needs of majority of Nigerians, more attention should be given to increase the share of developers in housing infrastructure and building technology to reflect the socio-economic context of FCT and its environs.

CHAPTER ONE

1.0 INTRODUCTION
1.1 Background to the Study

As the scale of the housing challenge in the developing world is increasing at an alarming pace, the need for real action to address affordable housing supply is becoming increasingly critical. To deal with this challenge governments and local authorities are updating their knowledge on global housing policy approaches in order to formulate effective policy instruments. Over the years Nigeria has developed and implemented a number of housing policies and strategies, in an attempt to address the housing of its citizens and particularly the low-income group (Abdullahi 2010).

Abuja has been experiencing very rapid urbanization. This is largely due to urban growth associated with natural population growth and rural-urban migration driven by rapid socio-economic changes and development, tied to the movement of the seat of Federal Government of Nigeria from Lagos to Abuja in 1991. However, this growth has not been matched with simultaneous provision of adequate housing infrastructure.

The demand for basic infrastructure services has also grown over the years, quickly outstripping the supply capacity of existing assets which manifested in the acute shortage of dwelling units and resulted in overcrowding, high rents, poor urban living conditions. Many years of underinvestment and poor maintenance have left Abuja with a significant infrastructure deficit which is holding back the city development and economic growth. Abuja needs to make massive investments beyond the means available to government in order to close its yawning infrastructure gap. The Federal Government believes that the private sector can play an important role in providing some of this new investment through Public Private Partnerships (PPPs). Therefore, the need to provide adequate, suitable and equitable housing has remained a major priority of the government, since that piecemeal housing can never solve the housing requirement of the country estimated at about 16 million units (Gemade, 2010).

With the declining financial resources of government on housing delivery and other infrastructural services, Public Private Partnerships (PPPs) has been widely advocated for housing and infrastructure development in Nigeria as part of recent housing reforms. The National Housing Policy (NHP, 2006) marked a significant transition of the government to position itself as enabler and facilitator in housing delivery. It advocated increased participation by the private sector and emphasized government’s role in creating conditions to boost housing supply by eliminating legal and regulatory constraints and supporting appropriate infrastructure investments.

This entailed a notable shift in the public sector role from direct housing provision to engaging the private sector in constructing, financing, operating and maintaining housing units. Deriving from international documents such as the Global Strategy for Shelter to the year 2000 (UNCHS, 1992), and later Enabling Markets to work (World Bank, 1993), subsequent policy documents like Nigeria National Housing Policy (NHP, 2006) emphasized the policy thrust of simultaneously enhancing and changing the roles of the public and private sectors. This new role requires that real estate developers learn how to build houses to particular price targets, so that members of different income groups can aspire to the status of homeownership.

The purpose of all these policies is to ensure that all Nigerians especially the low income groups own or have access to decent, safe and healthy housing accommodation that would be achieved through a private sector led housing delivery system anchored on mass construction of houses and strong mortgage finance (NHP, 2006).

All these areas have their accompanied housing environment to accommodate the bulk of its residence. Phase Three has six residential districts and four sector centers. However, the detailed land use plan for phases III and IV are still begin processed, and the planned and unplanned population for these areas are causing overcrowding of the built up areas.

1.2 STATEMENT OF RESEARCH PROBLEM

Mass Housing programme involving the public-private partnership was launched in the year 2000, towards providing adequate housing stock for the growing population of the federal capital territory. Under this arrangement, the Federal Capital Territory Administration (FCTA) is expected to provide land and required primary infrastructure to the housing development sites while the developers provide the houses and tertiary infrastructure according to the approved specifications of the FCT authority. However, the implementation of mass housing programme has been ongoing for a long time now but there does not seem to be much progress with respect to adequate provision of infrastructure and home ownership by the programme, indicating that critical gap exists between programme’s target and reality, therefore this research is an attempt to carryout an assessment of the effects of the implementation of mass housing on housing delivery in Abuja.

1.3 Aim and Objectives of the Study

1.3.1 Aim

The aim of this project is to carry out an assessment of the effects of the implementation of mass housing and housing delivery in Abuja.

1.3.2 Objectives

The Specific objectives of this study include the following

To examine the concept of massing housing in Abuja.
To examine the Mass Housing Policy and its requirement in the FCT.
To assess the implementation of the mass housing programme in the study area
To assess the effects of implementation of mass housing on housing delivery in the study area
To highlight the factors affecting the implementation of mass housing programme in the FCT.

1.4 Research Questions

What is the concept and massing housing in Abuja?
What are the policy Mass Housing Policy and its requirement in the FCT.
How effective is the implementation of the mass housing programme in Abuja
What are the effects of implementation of mass housing on housing delivery in the study area
What are the factors affecting the implementation of mass housing programme in the FCT.

1.5 Significance of the Study

The study will reflect the effect of the implementation of mass housing on housing provisions in Abuja. the results of this research will be a awaken call to improved performance of government and to strengthen further the provision of housing stocks within the Nigeria, as such It also provides the rationale for developing an effective housing policy framework towards achieving sustainable urban development in Nigeria.

The results of this study will help the policy-makers and executors to know the relevance of private estate developers in the provision of affordable housing so as to avoid the pitfalls or gray areas inherent in partnering and providing enabling environment for their effective operation.

Theoretically, the study will serve as a contribution to knowledge regarding the effects of the implementation of mass housing on housing delivery in Nigeria and Abuja in particular. More so, it serves as a reference material for administrators and policy-makers at all levels of government.

1.6 Scope and Limitation Of Study

The study will focus on the effects of the implementation of mass housing on housing delivery in Abuja the federal capital territory. It will also evaluate the implementation of the programme in housing delivery in the FCT between years 2006 to 2016. The study is limited by unavailability or unwilling attitude of most stakeholders to give necessary data for the research.

1.7 Definition of Terms

Housing: Housing is defined as the process of providing functional shelter in a proper setting within a neighborhood supported by sustainable maintenance of the built environment for the day- to-day living and activities of individuals and families within the community (FRN,2006).

Mass Housing: This refers to a form of housing provision in which houses are built in large number or quantity in a particular area.

Housing Delivery Programme: Housing programmes, are specific strategies usually initiated to increase the housing stock in a country. They are instruments for implementing housing policies.

Housing Delivery System: The housing delivery system involves a complex process which flows in stages and in a sequential series to produce a housing unit or units (Agbola, 1998).

Public Private Partnerships: Wallace, (1998) defined public-private partnerships as arrangements where development is undertaken with a combination of not-for-profit, private and public participations of programs.

1.8 Historical Background of the Study Area

It was in 1976 that Federal Military Government led by Late General Murtala Mohammed enacted Federal Capital Territory Act (FCT) established Abuja after it has been chosen to be the administrative capital of Nigeria and with solely administrative functions. This was after the failure of Lagos due to the problems of inadequate land space for future expansion, terrible traffic congestion, poor drainage, acute housing shortage and associated costs, unbearable ethnic influence etc. The planned period for the transfer was to be completed in 1986. However, it was on 12^th December, 1991, that the final movement of Federal capital to Abuja became a reality. Abuja is located in the geographical centre of Nigeria (Figure 1.1) and lying between latitudes 6o 45’ and longitudes 7o 39’ north of the equator. The land of approximately 8,000 square kilometres was carved out from the then neighbouring states of Kwara, Niger and Plateau to serve as the FCT and the Federal Capital City (FCC) to constitutes about 250 square metres. From its designed capacity the FCC will contain 3.2 million people when the development of the city is completed, however, the Abuja population has exploded to 6 million with less than 50% of development attained. The government vested all the land in FCT in the Federal Government of Nigeria. The government also created Federal Capital Development Authority (FCDA), as its agency responsible for the spatial planning and development of the FCT.

The FCT administration has allocated certain areas for mass housing development in compliance with town planning regulations and the Abuja master plan. But the series of policies were inconsistent, inadequate, slow and procedurally difficult, which had led to the massive development of squatter settlements (SERAC, 2007)

POPULATION

Abuja is a fast growing city and its growth is largely attributed to the role the city plays as the Federal Capital Territory. According to the 2006 National Population Census, the population of FCT is 1,406,239 which consist of 733,172 males and 673,067 females (NPC, 2006). (See Table 1.1). However,

with not up 50 % of planned development of Abuja attained (Daramola & Aina, 2004); the city is estimated to have a population of over 6 million, which by far exceeds the original design capacity of 3.2 million when the city is completed. This geometric increase is reaffirmed considering the figures reported by UN Habitat (2008) that Abuja was the fastest growing city in Africa with annual growth rate of 8.3 % per annum and much greater than Mega city of Lagos with 3.74 %.The failures of the administration of Abuja to implement the recommendations suggested by the International Planning Association (IPA) on the achieving housing delivery are apparent. The soaring demand and the inability to access formal housing, the unmet demand necessitated the emergence of informal and unplanned settlements, numbering over 65 in the Federal Capital Territory (FCT) as symbol of apparent failure of the city administration (COHRE, 2006). Unfortunately, the rapid population growth in the study area has over taken the rate of physical development like housing and other infrastructures.

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