ASSESSING THE EFFECTIVENESS OF
DEVELOPMENT CONTROL MEASURES IN RIVERS STATE
CHAPTER ONE: INTRODUCTION
1.1 Background to the Study
The
number of people living in urban centres continues to grow at approximately
twice the rate of that in the rural areas and it is expected that the global
city population will increase from 2.76 billion in 1995 to 5.34 billion in the
year 2025.This will lead to exerting greater pressure on the natural
environment than ever before as such increasing the rate of urban sprawl
(Ngetich, Opata, Mulongo, 2014). Increasingly, deterioration of the environment
is becoming worrisome and as such attention is being focused on the management
of the urban environment. However, only few people recognise that the
management of the urban environment can only be effective with a sound
development control of the structural development in urban centres (Nuhu,
Yohana, 2013).
Most
of the problems of the urban centres in Nigeria could probably have been
prevented if there is effective development control (Sanusi, 2006). For
instance, in Hong Kong, evaluating development control activity has brought
about improved economy and the physical environment. It has identified major
areas of non compliance and addressed them. This could not have been achieved
if development control activity was not evaluated over time especially between
different landuses (Cherry, 2006). This therefore makes evaluating development
control in urban centres important so as to ensure that compliance with
physical development regulations are adhered to. Furthermore, the environmental
defenders office of South Australia (2011), claimed that the practice of
assessing compliance level of development control gave the city a livable,
convenient, improved economy which gave rise to aesthetic urban centres that
meet the definition of town planning. This was done by curbing the challenges
of implementing the provision of the planning authority’s plan for an ideal
environment and checkmating the developer who wishes to undertake unguided
activity that may have contravening impact on the environment. Before and after
the emergence of the 1946 Town and country planning ordinance in Nigeria,
development control was operational in regions. However, the neglect and non
implementation of full planning proposals and development control has made
areas that would have been designated as ideal neighbourhood in districts,
towns and cities grow haphazardly (Obabori, Obiuwevbi,Olomu, 2007). This trend
has been observed in Minna, Niger state of Nigeria. Development Control stands
at the heart of urban development. It is a technical tool for ensuring that all
users of urban land exercise some discipline in land development conformingto
planning rules and regulations.
Analysts
such as Sanusi (2006) believe that if development control is sound, it is
possible to avoid part of the problems facing urban centres such as, slum,
squatter settlements, polluted environment, unregulated and mixed landuses and
other environmental nuisance. Physical planning therefore, entails putting in
place a system of controls either to allow for those changes which are in
accordance with plans and policies, or to prevent those developments that are
not in the plans and policies from taking place (Falade, 2003). Keeble (1969)
avers that development control involves regulation of the detailed aspects of
development, of which precise guidance cannot be given by the development plan,
so as to ensure convenience and safety. In the real sense, the purpose is to
allow for orderly environment that will meet the requirements for ideal living.
Agbola, (1985) observed that development control is a collection of
interrelated para-legal and administrative techniques and instrument designed to
safeguard, regulate, conserve and disburse land or part thereof in the interest
of the overall community.
In
Nigeria, development control took proper effect after the introduction of the
Urban and Regional Planning Decree of 1992. This gave rise to the establishment
of development control agencies at Federal, State and Local government levels.
Also, with the establishment of development control agencies at various levels,
there has been some degree of orderliness in some cities where development
control is more effective (Ogundele, Odewumi &Aigbe, 2010).
Omole
and Akinbamijo, (2012) asserts that development control is primarily used to
achieve the objectives of implementing planning strategies, environmental
safety and better health. However, effectively assessing its activities has
continued to suffer major setbacks due to the challenges attributed to plan
implementation. As such, a different approach of assessing development control
becomes necessary. Tremendous efforts have been made in the pursuance of a more
organized and orderly arrangement of land uses within Nigerian cities from the
colonial era to date. In spite of such efforts, Nigerian cities still portray
environmental problems arising from a gross disregard of development control.
In recent times, adoption of Remote Sensing (RS) offers cost-effective
solutions to city planners and meets data needs for both macro and micro level
analysis of land use planning in urban environment management. Geographic
Information System (GIS) is used for integration of various data sets to obtain
a homogenous composite land development unit which help in identifying the
problem areas and suggest conservation measures (Nuhu &Yohana, 2013).
Furthermore,
Sanusi (2006) opined that Port Harcourt, the capital of River state is facing
increasing growth and expansion like other Nigerian cities. This physical
transformation in River state necessitated the establishment of River
State Urban Development Board (RUDB) in 1998 with a view to control physical
development in the area and other major towns within the state. Since then,
development control has been enforced in the state by the Board. Although
some degrees of success have been recorded, the absence of a well coordinated
approach to evaluate development control activity in the metropolis has
resulted in non compliance by many and also led to the contravening of physical
development within the metropolis unchecked. In order to make proper evaluation
of the compliance level of development control activities and make adequate
recommendations, effective technique is required. Hence, the need to access the
effectiveness of development control measures in rivers state.
1.2 Statement of the Problem
As
rural settlements grow and become urban centres, and urban centres become large
municipal areas, there is always increased competition in the demand for land.
It is therefore pertinent that adequate planning and control mechanism be put
in place to ensure harmonious development and functional efficiency. To achieve
this fundamental activity, layouts of various land uses such as residential,
commercial, industrial, open spaces and recreation, circulation and
institutional uses among others are undertaken to standardise and control
physical development and ensure harmonious growth (Aribigbola 2008). According
to Oyesiku (1997) the forms and patterns of distribution of structures in
general to promote the good health, accessibility, convenience and harmonious
land use is a function of the rights and methods of dealing with land development.
Effective urban land control and management particularly in areas with rapid
urban sprawl is imperative to prevent urban land use problems such as slum
formation, rising costs of land, accessibility to urban land for housing,
incompatible use, flooding, overcrowding and congestion among others. In most
cases development takes precedence over planning. This notwithstanding, the
process of accretion has been so rapid in most cases that, efforts at spatial
re-organization and development control are often left behind. The cumulative
effect of this accretion in urban centres is seen in the haphazard distribution
of land uses and structures without regard to any planning standards, the
attendant problems of congestion, the inaccessibility to some areas, pollution
and other forms of environmental degradation becomes inevitable (Abubakari,
Romanus, 2011).
Most
cities in Nigeria are currently experiencing continuous physical growth and the
resultant effect is an increase in the demand of land for various purposes
like; commercial, residential, industrial, public and semi public purposes. The
course of becoming a developed country has created numerous problems of urban
growth management in Nigeria such as imbalance in land use allocation,
overcrowding, pollution and loss of natural resources (Okosun, 2010). This
scenario therefore has called for the need for physical planning and effective
development control mechanisms in order to ensure balance in land use
distribution and also to ensure maximum degree of compliance to the provision
of the master plan of the cities. Abubakari and Romanus (2011), identify
development control as a tool that facilitates appropriate development,
recognising its significance in building and protecting a healthy economy and a
sustainable environment. It also examines the potential impact of the proposed
development, protects the public interest from inappropriate development and
also involves compliance of all procedures, building code and planning
standards to ensure that physical development conform to the approved plans.
River state, like any other Nigerian state is experiencing unprecedented growth
in the cityscape in the last two decades (Sanusi, 2006). This growth has
resulted to various urban challenges thus, the need for physical development
control mechanism in the state. The state urban development board has carried
out enforcement exercises within Port Harcourt metropolis and has recorded some
success but problems like; conversion, overdevelopment, encroachment etc can still
be observed in the area. There is therefore the need to assess the
effectiveness of development control activities periodically in the area. Thus
this study seek to access the effectiveness of development control in River
state.
1.3 Aim and Objectives
The
aim of this study is to assess the effectiveness of development control
measures in rivers state. To achieve this aim, the specific objectives are to;
1. Assess the level of compliance to
development control
2. Examine the factors influencing non
compliance and enforcement of development control in Port Harcourt metropolis
3. Examine the implications of non
compliance to development control using geospatial technique in the area.
1.4 Research questions
1. What is the compliance level to
development control in River state?
2. What factors influence noncompliance
to development Control activities in Port Harcourt Metropolis?
3. What are the implications of non
compliance to development control activities?
1.5 Scope of the Study
The
scope of this study is limited to the assessment of the effectiveness of
development control in River State. The study is further limited to the Port
Harcourt the river state capital.
1.6 Justification of the
Study
Urban
centres have always been of great concern to policy makers and technocrats.
This is because of the role they play in the economic, social and political
development of the country. The problems confronting urban centers include
housing, transportation, inadequacy of facilities, utilities and services,
insecurity and above all physical environmental degradation. Development
control measures which is aimed at regulating physical development and
settlement with the intention of creating conducive and orderly development of
physical structures becomes mandatory to be fully implemented in any fast
growing urban centres (Ogundele, et al. 2010).
However
the system of development control and its effective implementation is much
influenced by various forces, which are at work. Firstly, there is the planning
authority’s plan for an ideal environment. Secondly, there is the developer who
wishes to undertake an unguided activity which might have impact on the
environment. Tremendous effort have been made in pursuance of a more organized
and orderly arrangement of uses within Nigerian cities from colonial era to
date. In spite of such tremendous effort in pursuance of a more organized and
orderly arrangement of uses within the city, the existing condition of our cities
still portray an alarming reality of environmental problems and a gross
disregard of development control. In our contemporary era, Remote Sensing (RS)
offers cost-effective solutions to city planners‟ data needs for both macro and
micro level analysis of the land use planning and development control leading
to urban environment management. While Geographic Information System (GIS) is
used for integration of various data sets to obtain a homogenous composite land
development unit which help in identifying the problem areas and suggest
recommendations measures to be taking (Nuhu and Yohana, 2013). In Port
Harcourt, the complexity of urban development is so dramatic that it demands
immediate attention in the area of physical planning of the city. The dynamic nature
of urban environment necessitates unprecedented growth thus, the high demand of
land for various purposes like Commercial, Residential, Public and Semi Public.
These developments are monitored by the River State Urban Development Board to
ensure orderliness and compliance to the Master plan, land use zoning plan and
other planning schemes. However, it was observed that with the enforcement of
development control by the board, compliance level to planning regulations have
not been assessed in Port Harcourt which if not given due attention may leave a
lot of districts to continue to grow unguided and the challenges to ensure
compliance may not be overcome.
1.7 Significance of the Study
The
role of development control in management of urban areas cannot be
underestimated.
The
crucial role of development control makes studies about it relevant to national
development. This study aims at assessing the effectiveness of development
control in the
Rivers State.
The
study is particularly important as contributes to existing works on
development
control in Nigeria. This will contribute to knowledge by discovering new
challenges stakeholders faces in controlling and housing development in urban
centers in
growing cities and also serves as a reference material for future research.
The
findings of this study will help contribute to good management practice in the
public
institutions
charged with the responsibility of controlling housing developments in the
country. This is because the study attempts to explore the problems associated
with
housing development control and recommends actions to be taken for its
effectiveness.
Furthermore,
the findings will create awareness of stakeholders on the current state of
housing
developments and their effect on the urban environment and people. This will
aid
ensure adequate measures are put in place to prevent further developments of
the
situations where buildings in urban areas uncontrolled. The implementation of
findings of
this research will also lead to improvement in urban housing development and
management as well as related issues in Nigeria as a whole.
The
study will extend literature and broaden the frontiers of knowledge in
development
control
and serve as input into related works in future. The findings could contribute
to
tabling issues for consideration in the study district as well as national
policies on
ensuring effective developments in the urban areas and beyond.
1.8 Historical
Background of the Study Area
Rivers
State, also known as Rivers, is a state in the Niger Delta region of southern
Nigeria (Old Eastern Region). Formed in 1967, when it was split from the former
Eastern Region, Rivers State borders includes; Anambra and Imo on the north,
Abia and Akwa Ibom on the east, and Bayelsa and Delta on the west. The state
capital, Port Harcourt, is a metropolis that is considered to be the commercial
center of the Nigerian oil industry.
With
a population of 5,198,716 as of the 2006 census, Rivers State is the 6th most
populous state in Nigeria. Rivers State is a diverse state that is home to many
ethnic groups, the majority being Igbo or Igboid, but also including the Ogoni
and Ijaw. The state is particularly noted for its linguistic diversity, with 28
indigenous languages being said to be spoken in Rivers State, the most dominant
of which are the Igbo speaking groups, the Ogoni and Ijaw languages. Rivers
State is the 26th largest state by area, and its geography is dominated by the
numerous rivers that flow through it, including the Bonny River.
The
economy of Rivers State is dominated by the state’s booming petroleum industry.
Although the rise of the oil industry has led to increased revenue for the
state government, mismanagement and corruption have prevented the state from
rapid development and meaningfully tackling poverty. During the 2000s, Rivers
State saw a rise in the number of cult killings committed within the state. In
2019, Governor Ezenwo Nyesom Wike declared Rivers State to be a Christian state
because it is made up of 90% Christians and 10% orthodox with few strangers
practicing Islam unconventionally.
Geography
Rivers
State is a predominantly low-lying pluvial state in southern Nigeria, located
in the eastern part of the Niger Delta on the oceanward extension of the Benue
Trough. The inland part of the state consists of tropical rainforest, and
towards the coast, the typical Niger Delta environment features many mangrove
swamps. Rivers State has a total area of 11,077 km2
(4,277 sq mi), making it the 26th largest state in Nigeria.
Surrounding states are Imo, Abia and Anambra to the north, Akwa Ibom to the
east and Bayelsa, Delta to the west. On the south, it is bounded by the
Atlantic Ocean. Its topography ranges from flat plains, with a network of
rivers to tributaries.
Climate
Ogoni
Climate activists and others in Port Harcourt protesting environmental
degradation in 2015.
Rainfall
is generally seasonal, variable, as well as heavy, and occurs between the
months of March and October through November. The wet season peaks in July,
lasting more than 290 days. The only dry months are January and February having
little to no effect.
Total
annual rainfall decreases from about 4,700 mm (185 in) on the coast,
to about 1,700 mm (67 in) in the extreme north. It is 4,698 mm
(185 in) at Bonny along the coast and 1,862 mm (73 in) at
Degema. For Port Harcourt, temperatures throughout the year are relatively
constant with little variation throughout the course of the seasons. Average
temperatures are typically between 25 and 28 °C (77 and 82 °F). Some
parts of the state still receive up to 150 mm (6 in) of rainfall
during the dry period. Relative humidity rarely dips below 60% and fluctuates
between 90% and 100% for most of the year.
