Proposal on Urban Renewal

8/11/2019 Proposal on Urban Renewal

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URBAN RENEWAL AS A TOOL FOR HOUSING REDEVELOPMENT

(A CASE STUDY OF IBADAN NORTH LOCAL GOVERNMENT, OYO STATE)

CHAPTER ONE

1.0 INTRODUCTION

1.1 BACKGROUND OF THE STUDY

The most visible and obvious consequences of urbanisation in

developing countries, such as Nigeria, is often rapid deterioration of urban

housing and living conditions (Lewin, 2002). This is traceable to the fact that

urbanisation leads to explosive population growth, which is occasioned by a

phenomenal leap in the quantitative housing needs of the populace (Diogu,

2002). The housing needs are not matched by effective demand since the

large majority of the populace does not have the wherewithal for adequate

housing.

In Nigeria, the rate of provision of new housing stock has lagged

severely behind the rate of population growth resulting in staggering housing

deficit (Adejumo, 2008) requiring an annual production of more than 70,000

housing units to cope with the population trend (Okedele, Adebayo, Iweka

and Uduma-Olugu, 2009). The rapid increase in the population of urban

centres has resulted in an increase in the cost of living because of higher

demand on urban commodities. There is a dearth and high cost of urban

land, and high cost of housing, which is often in short supply and out of the

economic reach of the majority of the urban households (Oladapo and

Olotuah, 2007). The urban centres are populated by a large mass of people

on low wage and who face irregular employment. This segment of the urban

population is indeed poor, and is constrained to limited, insufficient,


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homelessness, increased rate of poverty and social vices among several

others. The need to stimulate progressive urbanization through adequate

housing delivery thus constitutes a critical challenge to development. Thus,

this paper examines the need for urban renewal as a tool for housing

redevelopment in Nigeria.

1.2 STATEMENT OF THE PROBLEM

It has been established that urban growth in any particular society,

especially in the developing world is not just due to the natural increase in

population hut also due to the immigration from the rural environment to

the urban centers. Due to unequal distribution of facilities, job opportunities

and glowing glamour cities there is constant influx of people from rural areas

into the urban centers.

However, clue to the present economic problems the rate at which

properties and the necessary infrastructural facilities are being left

unmaintained are on a steady increase, rent passing on majority of property

especially the residential stock are not true representation of their networth

and capital value. Also, the necessary infrastructural facilities such as road,

electricity, water, sewage system and drainages are left unmaintained and

they will get diminished in quality in no time.

1.3 JUSTIFICATION OF THE STUDY.

The physical ugly look of Mokola area in Ibadan North Local

government prompted this research work. The area has been growing for


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long in all direction. Residential property are being built with inadequate

infrastructural and street service, and even the condition of people living in

the area is nothing to write home about.

Despite the fact that the ugly physical development of the core area in

Ibadan city. In recent past the State Government in collaboration with World

Bank rehabilitated major roads within the case study area instead of

carrying out total renewal of the whole area.

Therefore, this study will focus on how urban renewal could be

implemented in such a way that it will be effective in all the nooks and crane

of Mokola in Ibadan North LGA. This is also determined to review methods

and procedures at which urban renewal can be carried out that make it

more effective especially total renewal.

It is hoped that this study will make a contribution to scholarly

literature on the subject and will stimulate further research on the topic.

1.4 AIM AND OBJECTIVES

The aim of this study is to investigate on how urban renewal serves as

a tool for housing redevelopment in Nigeria. Specific objectives are to:

To identify various tools of urban renewal necessary for the

redevelopment of decaying cities.

To examine urban renewal programme in decaying neighbourhood of a

city.

To identify the problems associated with carrying out a comprehensive

urban renewal in decaying neighbourhood of a city.

To make probable recommendations to solve the identified problems.


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1.5 SCOPE OF THE STUDY

The scope of this study is limited to the urban renewal as a tool for

housing redevelopment in Oyo state with reference to Mokola area in Ibadan

North Local government.

The peculiar features of Mokola area with respect to its buildings or

structures that have reached obsolescence favored its choice as the case

study area. This is with the fact that the area has residential, commercial

and recreational activities. The study area covers the socio cultural,

economic, physical and environmental problems.

1.6 LIMITATION OF THE STUDY

1.7 STUDY AREA

This area consists of residential and commercial development that has

been in existence for a very long time in which most of buildings are ancient.

The case study has a high density population which has affected the sewage,

drainage and refuse disposal systems due to congestion of people in the

area. Mokola layout is said to have covered a total of about 0.74km2source

(data base of Ibadan North Local Government Areas). It is located on hill

within Mokola area that is one of the highest hills in Ibadan metropolis. In

accordance with 2006 census the population of male in this area was given


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to be 15,964 while female population 16,012 and the total population of the

area was given to be 31,976.

The indigeneous settlers of the case study area are mostly Yorubas.

Specifically the Egbas, Ijebus, Ondos and Ekitis. The metropolitan nature of

Ibadan makes it a haven for all and sundry. All other tribes in Nigeria are

found in this area examples are: Igbos, Deltas, Edos and Benues etc.

1.9 DEFINITION OF TERMS

Urban Renewal: Urban renewal is defined as a system of preventing the

premature obsolescence of urban neighbourhood and facilities for the

reformation of the declining area as well as the re-circulation of worn-out

areas.

Slum:Slum can be defined as area with an advance condition or stage of

blight where dwellings predominant which by reason of dilapidation,

overcrowding, facility arrangement of design, lack of ventilation or any

combination of these factors are determinant to safety, healthy or morals.

Urbanisation: This is a process of concentration of population in large

number in large population controls. It is the process of agglomeration of

population in urban centers since urban areas are made up of buildings.

Obsolescence: This is the stage when Old buildings and layout have little

value as they stand. In other words it is the decrease in value of real estate

property as result of old age.

Redevelopment: This is the process whereby an existing properties being

converted into a more suitable form just to increase its values.


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CHAPTER TWO

2.0 LITERATURE REVIEW

2.1 THE CONCEPT OF URBAN RENEWAL

According to Balchin and Chieve (2007)Urban renewal is to regenerate,

make new again, restore, and recover. Renewal focuses on therestoration of

vigour, strength and activity within a Community and encompasses the dual

potential of redevelopment. It has a scope for the demolishing of and the

rebuilding of communities and/or the physical environment. Harvey

(2000)defines urban renewal as the physical change, or change in the use or

intensity of use of land and buildings, that is the inevitable outcome of the

action of economic and social forces upon urban areas.

Urban renewal is a comprehensive scheme aim to redress a complex of

urban problems, including unsanitary, deficient or obsolete housing;

inadequate transportation, sanitation, and other services and facilities;

haphazard land use; traffic congestion; and the sociological correlates of

urban decay, such as crime (Igbokwe, 2006). Early efforts usually focused on

housing reform and sanitary and public-health measures, followed by

growing emphasis on slum clearance and the relocation of population and

industry from congested areas to less-crowded cities, as in the garden-city

and new-towns movements in Great Britain. Late 20th-century criticisms of

urban sprawl prompted new interest in the efficiencies of urban

centralization (Onibokun, 2005).

Mabogunje (2005)stated that urban renewal is happening in countries

across the World including the UK, USA, New Zealand, Belgium and

Australia. There are a number of commonalities between urban renewal


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programs in the USA, UK and Australia. According to Okupe (2002), recent

urban renewal programmes in the UK are primarily (but not solely) intended

to arrest the decline of inner city neighbourhoods in areas with a high

density of people from low socioeconomic backgrounds and high

unemployment rate, it is also the inevitable outcome of political forces, as

governments play an instrumental role in defining areas for development as

well as funding and setting policy targets for renewal areas.

Olotuah and Bobadoye (2009) however, explains that each country

approaches urban renewal according to its means and its political and

administrative systems. One of the chief activities of urban renewal is

redevelopment, which is achieved through the clearance and rebuilding of

structures that are deteriorated or obsolete or are laid out in an

unsatisfactory way. Other aspects of urban renewal involve the reuse of the

land for new purposes, rehabilitation of structurally sound buildings that

have deteriorated or lost their original functions, and conservation-a

protective process designed to maintain the function and quality of an area,

for instance, by requiring or assisting adequate maintenance while

preventing inappropriate development or uncharacteristic changes in the use

of land and building. The purpose of urban renewal is to improve specific

areas of a city that are poorly developed or underdeveloped. These areas can

have old deteriorated buildings and bad streets and utilities or the areas can

lack streets and utilities altogether. It involves the demolition of and

destruction of business premises priceless historical structures and

relocation of people.


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Agbaje (2013)reveals that the urban renewal programme is a two faced

projects. It has both negative and positive sides. On the positive side, stated

that, urban renewal may have economic benefits and improve the global

economic competitiveness of the city centre. It may also improve cultural and

social amenity, opportunities for safety and surveillance. Likewise, it may

increase tax revenue for the government which may lead to the creation or

renovation of housing stocks, educational and cultural opportunities.

However, despite the huge benefits that may accrue from urban renewal

development programmes, the negative side also abound to some categories

of people, especially, women, the poor and the disadvantaged in the society.

On the negative side, was of the opinion that the urban renewal programme

is a regressive mechanism for enriching the wealthy at the expenses of

taxpayers and the poor. It carries a high cost to the existing communities

and in many cases resulted in the destruction of vibrant neighbourhood.

Agbaje (2013) has also argued against urban development programme that

though the urban renewal process through renovated of a neighbourhood

generally increases its value, it rarely improves the living standard of its

current, low income residents who are usually forced to move out. In

addition, globally, during any development programmes, women's interests

are not usually taken into considerations

Aina (2009)argues that the urban renewal programme involves eviction

mechanism and trends that must be analysed with reference to the global

context and the persistent imbalance between demand and the supply of

land for housing, the scarcity of prime urban land for development,

Increases in the market value of urban land and increasing comodification of


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informal land markets. Eviction usually takes place where there are dual or

conflicting property rights on the land. Evictions of each country have its

own specific characteristics. In Kenya for instance, in their studies found out

that public authorities recover land that had been allocated to occupants

under a temporary Permit to occupy regime in order to carry out a

development project. Occupants of this land were exposed to forced evictions

without compensation. Likewise in Zimbabwe, report that the largest scale

and possibly the most violent eviction of street traders in the continent was

carried in the year 2000. The UN Habitat mission to Zimbabwe estimated

that about 700,000 people who were displaced across the country. These

evicted people lost their homes and their source of livelihoods or both. Urban

renewal usually tends human more to poverty than reducing it. Poverty

reduction in developing countries is possible only by addressing the

disproportionate burden of poverty and increases human access to strategic

resources.

2.2 FACTORS THAT NECESSITATE URBAN RENEWAL

2.2.1 Slums

A rapid increase in urban population may result in the problem of

straining or breaking down of sanitary facilities and other infrastructure in

cities and towns. The local bodies are faced with the responsibility of

providing amenities with limited or often scant resource. The net result of

this incongruity between the resources and responsibility not only lead to

formation of new slums but also gives new dimensions to the problem of

slums (Balchin and Chieve, 2007).


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Slum refers to a congested urban and suburban district characterized

by deteriorating and sanitary housing and highly noticeable poverty. It is

usually understood to be of overcrowded, squalid, closely built and

unhygienic housing.

Slums are a formidable problem, merely because the gap between

resources and demand for shelter tends to exist perpetually. Many slums are

situated in vulnerable locations like river margins, water loosed areas, road

margins etc. The slum population prefers to live in unhygienic conditions

and in areas prone to floods and accidents. Besides, the problems of over-

stretched infrastructures environmental degradation, seasonal flooding,

destruction of national vegetation, all resulting from increase in population

give rise to urban decay (Igbokwe, 2006).

Slums are construction of housing which overturn had fallen into a

state of disrepair and no longer provides the standard necessary for human

habitation and when this situation exists, urban renewal programme may be

the answer.

The existence of slum areas not only causes social problems but

actually results in sub-optional distribution of economic resources, this is

because urban renewal can improve resources utilization by reducing the

social cost on both inhabitant and non-inhabitants like improving the

quality of neighborhoods with the elimination of adjacent slums and blight

(Igbokwe, 2006).


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Nature of slum area

Slum has its own characteristics ranging frond its residents to both

physical and social characteristic, which would be divided into subheading

for clarity:

(i) Economic characteristics

In terms of income, over 85% of the inhabitant of slum, by virtue of

their occupation tends to fall within low income group. In -Beirut, Lebanon,

most inhabitants of the slum existing in the old high density area in the

central city are working employees of the railways some of several industries

within the city hut unsettled.

(ii) Housing characteristics

Housing in slum area is generally poor. The housing standard with

their unit density, occupancy rate, quality of housing units plans are

nothing to write home about (Onibokun, 2005). Apart from these, the housing

units are not well oriented despite the fact that it accommodates thousands

of millions of people all over the globe due to the geometrical increase in

population in the core are against the arithmetic increase in the number of

available habitable space, there is subsequent overcrowding and shortage of

suitable living accommodation creating pressure or available community

facilities.

There were neither good road network nor adequate spaces around the

;houses, what served as circulation routes are narrow valley ways, facilities

like pipeborne water, electricity and adequate ventilation were also lacking.

The room density or occupancy rates was thick and such an unhealthy,


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overcrowded and poor environmental conditions in existence favoured

spread of communicable disease.

The United State Urban Renewal Administration (USURA) has specified

that one or two primary conditions must exist before an area is considered

suitable for total slum clearance.

(a) More than 50% must be sub-standard or old

(b) Inadequate street layout, obnoxious land use overcrowding of building,

excessive dwelling units unsuitable for repairs or any other factor identified

as hazards to health

(iii) Social characteristics

Each slum resident is influenced by the general culture of slum

dwellers in varying degrees. Majority of these inhabitants tend to take the

fact that they are slum dwellers for granted and so behave in an unjust

manner. Life in the slum is usually gregarious largely centered on the

immediate areas where friendsshops and possible credit are found. There is

little privacy confusion and wise seldomly abated, life however is more

unrestrained then in the middle class area. There also constant struggle for

economic survival and the area serves as abode for unscrupf3lous persons.

Types of slum dwellers

Abiodun (2003) identified various types of slum dwellers based on the

ways in which the slum dwellers based on the way in which the slum

dwellers thought about themselves. Quite obviously for many, the slum

constitutes a set of opportunity for undesirable behaviors which they want to

indulge in, some are in the slum areas on a temporary basis only while

others, are there to stay.


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However, Abiodun (2003) identified four major types of slum dwellers.

They are:

(i) The permanent necessitarians

(ii) The temporary necessitarians

(iii) The permanent opportunist

(iv) The temporary opportunist

The permanent Necessitarians

These are those in the slum by necessity, and they include the poor,

the social out cast and indolent. The indolent are those whose most striking

characteristic is generally immobility whether inherited characteristic

disease, malnutrition and maleducation.

The Temporary Necessitarians

These are those in the slum by necessity, but whose residence there

are temporary, they spend a part of their lives there while all their values

and identification and most of their association are outside. Another set of

people that belongs to this category are the people referred to as the trapped.

In most cases they occupy house left to them by a parent or relative at a time

when the area was most rundown one day they find themselves living right

in the middle of a slum.

Permanent Opportunist

These groups are those who live in the slum to stay primarily because

of the opportunity it affords them, they include fugitives whose slums afer

sandinary or asylum as a cover or protection from the too prossing inquiries

of the more respectable world.


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The Temporary Opportunist

They are of three types and they include the beginners, the climbers,

the entrepreneurs. The beginners are mostly immigrants who found slum,

the area as first settlements, found job and learn the element of urban living,

the climbers on the other hand are in most cases the apprentice who might

have been in the city for sometimes and because of long term plan

apprenticeship, they decided to live in the slum so as to be able to

accumulate enough food, money and know-how to leap later into a much

better area. And finally, the entrepreneurs who are a set of people that

established a small business and even make slum itself their business.

2.2.2 Obsolescence

This is a stage where the useful life of a building is reducing in value.

Obsolescence with regards to building is a relative term and it indicates that

a property is less suitable for use. It also occurs when a development is

needed to bring about a new life cycle.

(a) Physical Obsolescence

This is the easiest to appreciate and relates to the wear and tear on the

fabric of a building. It occurs as a result of the use and use intensity of a

building and also as a result of climate influence on the property. Physical

obsolescence or deterioration also results from combined effects of natural

agency of building and the effects of neglect and lack maintenance or wrong

use of development of land.

Until the buildings reach old age in their life cycle, physical

obsolescence is not a severe problem as it usually can be taken care of by

proper maintenance.


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(b) Functional Obsolescence

This is a deficiency in design, equipment or layout that makes a

building less suitable for use. On the other hand, the loss of value on a

property may be due to change in style, tastes, technology and demand.

Okupe (2002)says that the size of a building to meet modern demand is one

of the important causes of functional obsolescence. Thus a building becomes

functionally obsolete if it becomes contained any of its functional component

in the fulfilling of the purposes for which it was installed or if it (Ices not

meet users requirements).

(c) Economic Obsolescence

This is the utility of life of a property arising from economic force such

as changes in the highest and best use. It is also known as location

obsolescence e.g. sitting of factory in a residential area.

The causes of economic obsolescence is deep within economy as a

whole and include changes in size and age structure of the population,

migrants and the number and size of household, technological improvements

especially those affecting transportation, changes in fashion and taste and

rises or fall in the standard of living either the whole or part of the economy.

All these and other changes in the economy affect the demand for the use of

properties (Mabogunje, 2005).

(d) Social Obsolescence

This is a process where the social costs rather than the social

benefits of keeping a property in its present use supercedes any economic

value that may have been accruable to private individual enjoying a property

to the detriment of the larger society or neighbourhood. This form of


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obsolescence is reviewed from the point of the community at large as

regarding the cost benefit weight of the property being in continuous

existence (Mabogunje, 2005).

With respect to social obsolescence, the main factors taken into

consideration are dangerous to health, lack of essential amenities and the

high social cost involved in retaining the premises in question.

2.2.3 Congestion

Threat to the future convenience and prosperity of every town carrier is

traffic congestion. Most town centers have grown up around generating of

two or more traffic routes. This often means that today long distance traffic

routes, local cross town traffic and town center traffic all crowd into the

center areas because that is where the main road leads to and with the vast

increase in commercial roads transportation and private car ownership, the

result is intolerable. The town center cannot survive unless it is rescued

from this condition and adopted to the middle age. The town center is

usually the oldest part of the town, which means it has not grown beyond

proportion with the outward expansion of the town. Today, the town center

may contain a greatly increased population particularly if the town is being

expanded to relative congestion in the great cities. The town centers needs

room to grow but it can seldom do so without reading for change existing

pattern (World Bank, 2008).

2.2.4 Road Construction

This is the construction of new roads as a result of old town getting on

enhanced status e.g. becoming a state capital. The existing road may be


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expanded to allow for a dual carriage way. Also, there may be need to allow

access into built areas which were impenetrable before. This invariably leads

to the renewal system in most urban area (World Bank, 2008).

2.2.5 Continuity

The fact that traditional town center is threatened with obsolescence

does not mean that it can or should be turned apart. Even if the physical

conditions as a such that a cleans sweep should be made, there may he

features which should be retained, or quantities, which should be

reactivated. Usually, a traditional town center with variety if uses has

developed over the country as a market place and a meeting point (World

Bank, 2008).

2.3 THE PHASES OF URBAN DECAY IN NIGERIA

Urban decay can be described as the physicals effect including

facilities that are poorly monitored and in disrepair, deterioration of

buildings and improvements, visual and aesthetic impacts, increase in

property crime and increased demand for emergency services, which result

from increase in retail closures and long-term vacancies (Jiboye, 2009). The

built environment in many developing countries particular Nigeria is fast

decaying. The factors responsible for this can be attributed to rapid

urbanization, rural urban migration, and decades of speedy economic

downturn, decay of urban infrastructure and negligent urban housekeeping

(World Bank, 2008). Within the Nigeria contexts, the phases of urban decay

are identified in the following areas which agree with features outlined

elsewhere (Onibokun, 2005):


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A. Environmental, Health Issues and Living conditions.

(i) Poor waste management:Rapid population growth in urban cities like

Lagos, Ibadan, Onitsha, Kano, Kaduna, Awka, Port Harcourt etc has placed

immense pressure on solid waste management systems. Solid waste is

generated in almost all parts of the urban areas and solid waste

management becomes complicated in bigger cities. In most cities/towns, the

refuse is dumped in an unsatisfactory and haphazard manner without

sanitary landfill. The failure of such systems to cope has contributed to

water pollution, environmental degradation and the spread of communicable

disease and fatalities.

(ii) Poor air quality:Air pollution is one of the key contributors to disease

and fatalities globally, and is a significant problem in urban areas in Nigeria.

The main sources are industrial plants, residential and commercial

buildings, concentrations of hazardous waste and motor vehicles.

(iii) Environmental degradation: Rapid urbanization has resulted in

deteriorating environmental conditions, including from illegal occupation of

open spaces, loss of tree cover, reclamation of water bodies and construction

on river flood plains.

(iv) Inadequate urban utility services (water, sanitation and sewage,

electricity, fuel etc):The cause of Nigeria urban decay can be attributed to

the inadequacy and uneven distribution of service in the cities. Evidence of

this scenario is shown when making a comparison with some selected

countries in Africa. Table 1 below show the summary. Table 2 presents the

distribution of households by type of toilet facilities (%). Table 2 further


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outlined the deficiency and inadequacy of basic infrastructural amenities in

Nigeria urban centres (Onibokun, 2005).

Table 1: Distribution of water and improved sanitation in Africa

Source: Onibokun (2005)

Table 2: Types of Toilet in the Urban Household in Nigeria2003 (in percentage)

Source: Onibokun (2005)

B. Crime and Insecurity:

This is a major problem today in Nigeria urban centres. The

proliferation of hooliganism, tuggery, criminality and other social vices have

become eyesore in Nigeria. And this has been associated to the cause of: (i)

Economic cost: Crime and violence in urban areas has been associated with

various economic costs. These include: Costs related to medical treatment,

foregone earnings, loss of productivity due to injuries, loss of

competitiveness, losses through thefts and muggings, cost on private

security, and costs to the judicial system. (ii) Social cost: Crime and violence

can also have significant non-monetary costs in terms of increased morbidity

and mortality, erosion of social capital and higher levels of fear, in trust and

anxiety.


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C. Poor Productivity and Market Inefficiencies

(i) Informal and inefficient property markets: Uncertainty over land tenure

and urban planning and management in many Nigeria cities has resulted in

efficient operation of land and property markets, excessive speculation and

high levels of dispute and litigation in the cities. The property market is

characterized with infiltration of quacks in Benin, Lagos, Ibadan, Port

Harcourt, Kano etc.

(ii) Limited incentives: Urban workers who are self-employed or working in

low paid informal jobs are often unable to earn more, regardless of their

efforts, which can undermine productivity. (iii) Fragmented production

chains: High rent in urban centres has resulted in the location of suppliers

away from producers. This can result in inefficient supply chains

distribution structure and high local transaction costs in manufacturing

industries (Mabogunje, 2005).

D. Housing Problem: Quantity and Quality

This has remained an unresolved problem in the cities. Substandard

housing in Nigeria urban centres is a major problem of our cities. The

problems of most of our urban cities like Lagos, Ibadan, Kano, Enugu and

Benin City etc resulted from the fact that they were never planned by experts

(Mabogunje, 2005). The problem is particularly serious for those in the lower

income strata.

E. Traffic Congestion

The rapid expansion of cities and improper transport planning has

produced significant traffic congestion in Nigeria cities. This has resulted in


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financial costs for urban residents due to lengthy travel times to work and

time wasted; and higher transaction costs to business in moving goods and

services.

The foregoing situations have made the urban areas breeding places

for crimes and defiant behaviours, thus, making the urban centres unsafe

for people, unattractive to investors, unconducive to economic activities and

inimical to good governance.

2.4 AN APPRAISAL OF HOUSING DELIVERY POLICIES IN NIGERIA

There is no doubt that some of the past policies and programmes

relating to housing and urban development in Nigeria were contextually and

practically relevant in addressing popular needs. Undeniably, some of the

policies initiated by the government at both the federal and states levels in

meeting the housing needs of the people are moves in the positive direction,

as such actions, however minimal, have alleviated the problems of the grave

inadequacies of services and facilities in housing, as well as defusing the

persistent housing tension among the low-income group in the major urban

areas. However, considering the scope and magnitude of the housing

problems necessitated by spontaneous urbanization, the slow speed and

weak content of official intervention in addressing the developmental

challenge, it is apparent that some of the outcomes of these actions are


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almost unidentifiable. Some of the reasons identified as responsible for these

shortcomings are outlined as follows.

In Nigeria, it is evident that the planning, programming and

implementation of the mass housing policy and programmes suffer grossly

from planning inconsistency and weak organizational structures due to

political instability, and over centralized mechanism of decision making and

execution. For instance, most of the houses built by government tagged low-

income housing are rather too expensive and out of the reach the targeted

low-income group. Also, many of the housing units were located many

kilometers away from those who require them and from the functionally

active boundaries where socio-economic activities take place within the

cities. The involvement of the public sector in housing in Nigeria has been

more of policy formulation than housing delivery. Despite huge allocations of

money to the housing sector in the National Development Plans, very little

was achieved in terms of meeting specified targets in housing construction.

This is especially true for direct house construction programme. A number of

reasons can be adduced for this, which include: wrong perception of the

housing needs of the lowincome earners, who incidentally constitute the vast

majority of urban dwellers; the proposal of typical housing that is not rooted

in the different Nigerias climatic, cultural and socio-economic environments;

improper planning and poor execution of housing policies and programmes;

undue politicizing of government housing programmes and the lack of the

political will and astuteness to carry out government housing programmes to

logical conclusions, and insensitivity of government to the operations of the

private sector in housing delivery (Olotuah and Bobadoye, 2009).


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There is no doubt that the magnitude of the quantitative housing

needs of Nigerians is enormous considering the rapid increase in population,

and the rate at which urbanization is occurring in the country. Also to be

considered is the level of inconsistency by the government in its approach

and strategies aimed at achieving the goal of the National Housing Policy, as

housing matters are constantly transferred to different government

ministries from one government regime to the other. For instance, the

housing reforms embarked upon by the Federal Government (1999 2007)

involved the establishment of the Federal Ministry of Housing and Urban

Development. The ministry was, inter alia, to supervise the Federal Mortgage

Bank of Nigeria, especially in the disbursement of loans from contributions

into the National Housing Trust Fund. The ministry has now been scrapped,

and in its place, a new Federal Ministry of Works and Housing has recently

been created (Olotuah and Bobadoye, 2009).

Despite various inadequacies in the existing housing policy framework

in Nigeria, the indispensability of Public sector intervention in housing

delivery must be emphasized, especially for low-income earners. Since

housing is essential for mans existence and the development of human

potential; its adequacy, both qualitatively and numerically enhances the

health, welfare and productivity of the individual and consequently the

wealth of the nation. Government has a social responsibility therefore to

ensure adequate housing provision for the people. In other to achieve this

goal, there is the need for a redirection and redefinition of existing policy

framework which should be made relevant to the present developmental


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needs and realities, and formed within the context of global sustainable

housing and urban development realities (Igbokwe, 2006).

2.5 URBAN RENEWAL STRATEGY

Urban renewal process is perceived to overhaul the congestion in

the city centres (Newman, 2001). Urban renewal comprises some numbers

of strategies such as; Filtration, social planning, the boot-strap strategy,

replacement, guiding urban growth through investment and local

government strategy.

Filtration is based on the out migration of households and

employment followed by the clearance and redevelopment of vacated sites.

It was potentially the most system oriented of the approaches. Out-

migration resulted from both planned decentralization and market forces.

This is achieved with the creation of new towns to provide overspill

housing and employment to eliminate difficult journeys to work. It can

also be in the form of expanded towns or satellite towns. The expanded

towns received even less overspill than the new towns. Newman (2001)

underlines the importance of peripheral development around metro cities.

He argues that in case of fast growing urban centres, peri-urban areas

have experienced rapid economic growth as that is the easiest

environment in which new communities and manufacturing structures

can be built, absorbing large numbers of migrants. This approach,

however, calls for the resuscitation of new town creations in the time past

in Nigeria such as satellite town, Lagos; Ajoda New Town, Ibadan etc.


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Social planning, as described by (Balchin and Chieve, 2007),

governments have regarded this as being secondary to physical and

economic planning. Social planning focuses on people rather than on

urban space or property, and should first involve analyses of the basic

causes of deprivation as a prelude to the application of needs related

policies.

The boot strap strategy entails rehabilitation and is mainly

confined to housing. It does not (or should not) involve the displacement

of occupant and it is often thought that in economic terms, it is less

costly than redevelopment, although evidence is conflicting. Needlemans

renewal theory thus suggested that the comparative economics of

redevelopment and rehabilitation depends on (Newman, 2001):

(i) the rate of interest (ii) the future life of the rehabilitated property and

(iii) the differences between the running costs of the new and rehabilitated

property. Normally, rehabilitation would be worthwhile if the present cost

of clearance and building exceeds the sum of the cost of rehabilitation,

the present value of the cost of rebuilding, and the present value of the

difference in annual running costs.

Mathematically, rehabilitation would be more economic than

redevelopment if: b > m + b (1+ i)- + r [ 1(1+1)- (Balchin and Chieve,

2007) i Where, b = cost of demolition and rebuilding m = cost of

rehabilitation i = the rate of interest = useful life of the rehabilitated

property in years r = difference in annual repair costs Further researches


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in the model seemed to suggest that rehabilitation was cheaper than

redevelopment although the question of timing have been ignored.

Replacement: Here clearance is followed by sound redevelopment

schemes. Usually there are many social problems that need to be solved

especially if redevelopment does not occur immediately after clearance,

therefore it is essential that, not just for economic reasons, schemes are

carefully selected, priorities determined and work sensitively programmed

(Harvey, 2000). Development is undertaken by either the public or private

sector or by a partnership of both. This approached had been adopted

both in the US and UK.

Guiding urban growth through investment: This method combines

the replacement strategy with market forces. Areas are initially ranked

according to their renewal potential, related infrastructure might be

improved and private investment is attracted.

2.6 DEVELOPING AN EFFECTIVE HOUSING POLICY FRAMEWORK FOR

SUSTAINABLE URBAN DEVELOPMENT IN NIGERIA.

High quality and well-managed housing is a cornerstone of sustainable

communities. The location, planning, layout and design of housing make an

important contribution to sustainable development. The quality and

condition of housing has a major impact on health and well-being.

Significantly, two of the eight action oriented goals outlined in Agenda of the

United Nations World Summit on Environment and Development centered

on the promotion of adequate shelter for all, and the improvement of human

settlement management in less developed countries (Abiodun, 2003).


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These goals among others are in consonance with the principle of

sustainable development, which according to The World Commission on

Environment and Development, also known as Our Common Future refers

to as development that meets the need of the present without compromising

the ability of the future generations to meet their own needs. Sustainable

housing provision is thus the gradual, continual and replicable process of

meeting the housing needs of the populace, the vast majority of who are poor

and are incapable of providing adequately for themselves. It ensures housing

strategies that are stable and are not subject to vagaries in the political

circumstances of the country. Providing adequate housing therefore

constitutes one of the major constituents of sustainable urban development.

The issue with providing adequate shelter in Nigeria does not seem to

rest on the absence or search for feasible and viable policies and

programmes; neither does it reside in the incessant changes of

administrative or institutional identity as witnessed in Nigeria. It however

lies on ensuring an appropriate operational framework for its

implementation. It also lies on imbibing the right political will, economic

determination, organized and democratic approaches in the resolution of the

housing crisis. A recent World Bank report notes that two of the most critical

urban development issues facing Nigeria are the financing of urban

infrastructure and the institutional arrangements for housing delivery in

urban centres. Of all the myriads of problems faced by urban dwellers,

particularly in large urban centers like Lagos, is that of housing. The need to

develop an effective and operational framework for housing delivery in

Nigeria is therefore central to the achievement of sustainable housing and


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urban development. Since the process of urbanization also involves the

improvement of urban quality including renewing the city, optimizing urban

spatial organization and improving urban function; achieving sustainability

in housing provision therefore requires major societal changes, restructuring

of institutions and management approaches. It requires the appropriate

political will based on the conviction of the responsibility of government to its

citizens, and the need to create humane and decent environment for

dignified living (Olotuah and Bobadoye, 2009).

The lack of consistency and continuity of policies is often the bane of

the execution of government programmes. Sustainability in housing

provision can only be achieved if government policies are based on the real

needs of the people and not informed by selfish political reasons. As such,

housing programmes should be vehicles for improved living conditions of

people, with serious implications on their health, welfare and productivity.

Meeting set targets should be a priority concern of government at every point

in time irrespective of the political leaning of the initiator of the policy. The

quantitative housing needs of the urban poor have to be realistically

estimated, and their multidimensional nature taken into consideration. This

is an important component of strategies for policy formulation and decision-

making which forms a basis for setting targets for housing development

programmes (Aina, 2009).

Nigeria as a nation operates a three-tier system of government, made

up of the federal, state and local. Rather than concentrating the mechanism

of urban governance in terms of decision making and executions to only the

center as it is the current practice, each tier should be saddled with clearly


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defined goals and specific responsibilities toward ensuring effective housing

delivery. While the federal government is performing its primary role of

ensuring and providing the needed operational framework or modalities and

resource backing, it should also act as facilitator to other tiers of government

as well as the private sector and the individuals at the community level in

other to make them relevant in urban development and housing delivery

issues. To complement these efforts in an attempt to create viable cities for

the future generations, there is an urgent need for government to adopt

relevant urban renewal strategies for the improvement of the decaying

infrastructures in most Nigerian cities (Abiodun, 2003).

Among relevant steps required to realize sustainable housing provision

is how to put the housing needs of the Nigerian population into proper focus,

and a coordinated programme to achieve this should be thoroughly worked

out. Sustainable housing provision is thus contingent on such underlying

factors as policy formulation and decision making, policy execution and

monitoring, and social acceptability and economic feasibility. These factors

must take into cognizance the bottom-up participatory approach in housing

provision involving genuine local participation by people at the grassroots

level. The grassroots population in the bottom-up approach comprises the

local leaders (traditional chiefs, representatives of community groups),

women and youth organizations, community-based organizations (local

housing cooperatives, peer groups, social clubs, community associations),

and consultative assemblies. Without reference to the perceptions and

capabilities of local people, housing programmes often fail. This is because


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local communities are in the best position to identify their needs, and order

their priorities (Aina, 2009).

Nigeria is a multi-ethnic nation with over 250 tribal groups. Despite

striking uniformity and sameness visible in the various house forms in the

country, each tribal group has created its own unique mode of housing,

which is sympathetic to its environment and mode of life of the people. For

this reason, decisions reached in the top-down approach to propose

prototype-housing design for the entire Nigerian population have never really

succeeded. Local communities have valuable experience, a special

understanding of their environment, their local building resources and the

ways of making the best uses of them. Thus, housing that will be properly

rooted in the cultural, climatic, socio-economic circumstances of the people

can only emanate from within the communities. At the level of planning and

decision-making, local participation is indispensable to sustainable housing;

this also contributes to building local capacity. The organ of government

responsible for housing development is expected to translate the inputs from

all the states in the country into a national action programme.


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REFERENCES

Abiodun, J. (2003). Housing problems in Nigerian Cities, Third World PlanningReview, 5(3), 33-37.

Agbaje, E.B. (2013). Modernisation, Urban Renewal and the Social Cost ofDevelopment. Mediterranean Journal of Social Sciences, MCSERPublishing, Rome-Italy. Vol 4 No 10

Aina, T. (2009). Petty landlords and poor tenants in a low-income settlements inMetropolitan Lagos, Nigeria, P. Amis and P.C. Lloyd (eds), Housing AfricasUrban Poor, International African Institute, 87-102.

Balchin, H. and Chieve, S. (2007), Urban Land Economics and Public Policy.Macmillan. London. pp. 76-123.

Igbokwe, J.I. (2006), Mapping and Spatial Classification of Major UrbanCentres in part of South Eastern Nigeria with Sat. 1 Imagery, 5th FigRegional Conference, Accra Ghana, March 811.

Jiboye, A.D. (2009). The challenges of sustainable housing and urbandevelopment in Nigeria, Being a paper presented at fourth InternationalConference on Research and Development. International Research andDevelopment Institute, Unilag, Akoka, Nigeria.

Harvey, M. (2000), Urban Land Economics, 5th edn., Palgrave Publishers Ltd

(pp. 270-275).Newyork.

Mabogunje, A. (2005). Towards an urban Policy in Nigeria, Onibokun P. (Ed),Housing in Nigeria, A book of Readings, Ibadan, (1985), NISER.

Newman, P. (2001), Sustainable Urban Water Systems in Rich and Poor CitiesSteps Toward a New Approach, Water Science and Technology, 43 (4),9399.

Okupe, O. (2002). Problem of Real Estate Developers in Nigeria, A paperpresented at a workshop organized by the Nigerian Institute of QuantitySurveyors, Abuja.

Olotuah, A.O. and Bobadoye, S.A. (2009). Sustainable Housing Provision for theUrban Poor: A Review of Public Sector Intervention in Nigeria, The Builtand Human Environment Review, 2, 51- 63.

Onibokun, A.G. (2005) Public Housing Delivery System in Nigeria: A CriticalReview, Housing in Nigeria, Onibokun, A. G. (Ed.), Nigerian Institute ofSocial and Economic Research, NISER, Ibadan, (1985), 429-446.

World Bank (2008), Urban poverty: a global view, Prepared by Judy L. Baker forthe World Bank Group, Washington D.C. www.worldbank.org/urban/


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CHAPTER THREE

3.0 BACKGROUND OF STUDY AREA

3.1 INTRODUCTION

Mokola, this is a very popular aspect of Ibadan metropolis and which

falls within the biggest local government within the metropolis that is Ibadan

North Local Government Area. It is in ward 9 of the local government area.

It being surrounded by areas like Bodija, Sango and Dugbe. The major

land uses existing in this area are: Residential use, commercial use and

recreational use. Majority of the streets in Mokola are not well laid out, but a

place is well laid out known as Mokola layout which is the case study area of

this dissertation.

In this case study area, it is well laid out, majority of the buildings are

ancient. In the area, there is congestion that is, they are too many living in

the area and it is situated on the hill.

3.2 HISTORICAL BACKGROUND OF THE STUDY AREA

Due to the fact that the case study of this dissertation is within

Ibadan, most especially Ibadan North Local Government. A brief historically

development of Ibadan North Local Government will be examined.

By history, where Ibadan and its environs is today used to be known

as Igbo-Ipara (forest at manaders) not previously inhabited by anybody and

this was the situation before a Lagelu and founded Ibadan (Akinlolu, 2009).

The twenty seven descendants of Oduduwa who left to found their

own kingdom migrated for diverse reasons e.g. hunting and ambition to

found their own towns.


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Lagelu did not give the town any names, its geographical position

made people refer it as ILUEBAODAN meaning town on the edge of

grassland. History had it that the first Ibadan was destroyed by the Yoruba

Army due to the violation of custom regarding Egungun festival. Inhabitants

during the reign of Alaafin Sango who dies in 1365 (Akinlolu, 2009). The

famous Lagelu and his army fought for more than three years to restore back

Ibadan to be the head but was defeated, as a result of this defect, Lagelu and

his children decided to settle in a place kown as Okebadan.

This went on for sometimes when he and his children became hungry

and started roaming about for food. They got to a place of fruits called Oro

and Lagelu and his children decided to settle at the place and that was how

the present Ibadan came to existence in 1829.Ibadan started with war camp

by Ife, Ijebu, Owo and Oyo soldiers who fought Owu people as they found

Ibadan to be a good defence out post.

Thus the population has been interrogenous from history late, Ibadan

became an administrators center, the administrative extent of Ibadan was

found to cover more than half of the entire Yoruba speaking people, due to

its power. The locational advantage of the city has given it prominence as a

favourable center for political, commercial, educational, industrial and social

activities (Akinlolu, 2009).

The scale of activities in Ibadan created job opportunities and

consequently influx of people to the city and as such is responsible for its

large population which is giving Ibadan problems like transportation and

most especially poor planning.


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In the early part of 1970, Ibadan land was made up of two (2) councils

namely Ibadan City Council (I.C.C.) and Ibadan less city Area. The first was

referred to as Ibadan while the second was referred to as the rural settlement

of the region. This structure existed till 1976 when local government reform

was carried out. This led to the establishment of Ibadan Municipal

Government, namely Akinyele, Lagelu, and Oluyole (source Ibadan North

Local Government Area).

The present eleven local governments (five urban and six rural) came

into being in August 1991 during Babangida Regime. The structure of

Ibadan Municipal and three rural local governments of 1976 remained until

1991 when the Ibadan Municipal Government was divided into five local

government areas which brought about the existence of Ibadan North Local

Government where the case study of this dissertation is located.

3.3 DESCRIPTION OF STUDY AREA

This area consists of Residential and Commercial development that

has been -in existence for a very long time in which most of buildings are

ancient. It is a well laid out area within Mokola Area as a whole. There are

well tarred roads with drainage and the case study has a high density

population which has affected the sewage, drainage and refuses disposal

systemsdue to congestion of people in the area.


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3.3.1 SIZE AND RELIEF

Mokola layout that is community improvement programme area is said

to have covered a total of about 0.74km2 source (data base of Ibadan North

Local Government Areas).

It is located on hill within Mokola area that is one of the most highest

hill in Ibadan metropolis.

3.3.2 POPULATION

The population of male in this area was given to be 10,169 while

female population 9,942 and the total population of the area was given to be

20,111.

3.3.3 PEOPLE

The indigenous settlers of the case study area are mostly Yorubas.

Specifically the Egbas, Ijebus, Ondos and Ekitis.

The metropolitan nature of Ibadan makes it a haven for all and

sundry. All other tribes in Nigeria ore Ibadan in this area examples are:

Igbos, Deltas, Ondos and Benues etc.

3.3.4 ADMINISTRATIVE DIVISIONAL

The case study area is within Ibadan North Local Government Area.

The Headquarters of the local, government area is located at Agodi Gate.

3.3.5 LOCATION

It is located on the hill along Mokola Sango Road. It being hounded

by Premier Hotel, Cultural Centre, Agala forest and Mokola - Sango Road

3.3.6 LAND USE PATTERNS

Majority of the land uses in the study area are:

a) Residential


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b) Commercial

c) Recreational

d) Educational

Residential:These are the building being used solely for residential purpose

that is buildings where people reside only all times. Meanwhile majority of

this land use is recently being converted to commercial use therefore

residential land use is now mixed with commercial. Examples are building

within the Mokola market, where people reside and at the same time used

for commercial purpose.

Commercial: These are buildings which are being used for shops, offices

and they are mostly converted from residential to commercial clue to its

economic value. We have others like shopping mall and complexes found by

the major road side of the case study area. For example Segilola Shopping

Mall along Mokola-Sango road.

Recreational:There are pockets of recreational uses in the case study area,

examples are the Popular Premier Hotel, Guest houses, e.g. Cultural Centre,

Inastrate food center etc.

Educational: We have a lot of educational institution within the case study

area such as Nursery and Primary Schools, Secondary Schools etc. examples

are: Alafia Institute Public School, Mokola, Alafia Institute Primary Nursery

and Primary School, other private secondary and primary schools, Oba

Akinbiyi School beside Cultural Centre, Pilphet N/P School at Adenle Street

and C & S mIen Primary School.


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3.3.7 LEVEL OF SOCIAL AMENITIES

The quality and degree to which amenities are provided to a

neighbourhood enhance the conditions of living in that neighbourhood and

his also increases its standard and enhance the social value of occupants.

The public services and infrastructures therefore act as an index of

neighbourhood quality.

The roads in the case study area are well tarred with drainage, but

lack street light. Majority of the drainages are being abused by people in the

area which makes the drainages to be blocked and causes offensive odour.

Due to large number of people in the area majority of the containers

for refuse are being abused which causes bad odour that can lead to

epidemic and moreover majority of the occupants lack accessibility to

portable water.

3.3.8 SOCIO-ECONOMIC CHARACTERISTICS

As regard the case study of this dissertation the socio-economic

characteristic deals particularly with level of people that stays or resides in

the area. Majority of the people living in this area are tenants according to

interview carried out the area.

Many of the occupants are workers both male and female, some

working with the government, some private establishments and others self

employed income earners groups in this area are majorly middle and low

income by which majority are tenants and few others as owner occupiers.

3.3.9 ECONOMIC BASE OF STUDY AREA

In the case study area, majority of land uses are residential, of which

are being converted to commercial use which makes the study area


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economically picking up. For example some buildings along Sango-Mokola

road and UCHMokola road are being converted to commercial use such as

shops, offices, shopping complexes and shopping mall.

All these have added value economically to the study area and more

arc all these conversion from residential to commercial are being aided due

to improvement on infrastructural facilities in the area for example the road

rehabilitated by World bank Urban Renewal project.

Other things that makes the economic value of the study area are:

small scale industry such as, shoe making industry, carpenters, welder

industry electricians, bakery, Vulcanizers, Tailors, Babers etc. Moreover,

examples of commercial use buildings arc freedom process limited and photo

Clinic buildings along Sango-Mokola Road.


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THE GENERAL PRINCIPLES OF URBAN RENEWAL OF DECAYINGCITIES IN MOKOLA, IBADAN, OYO STATE.

THE CONCEPTS OF REDEVELOPMENT VIS-A-VIS PRINCIPLES OFURBAN RENEWAL IN DECAYING CITIES.

2.7 ISSUES OF URBAN RENEWAL OR REDEVELOPMENT FOR URBANSUSTAINABILITY IN NIGERIA

Berg et. al (1998) opined that urban redevelopment is an issue that

has raised up the policy agenda of European member states since the mid

1990s. It is being increasingly recognized that cities are the motors of

regional economic growth within the European Union (EU) and often the

location of significant prosperity. The basic idea behind urban renewal is

simple: future tax revenues pay for revitalization efforts. Urban renewal

areas usually show evidence of some degree of blight, demonstrated by

conditions such as poorly constructed buildings, faulty planning, lacking

open spaces, deteriorated properties, an incompatible mix of uses and

improper utilization of land.

Huang, (2008) stated that the best strategy for sustainable urban

development and to limit urban decay is care for existing cities. This is

especially a challenge in rapid urbanizing countries like Nigeria. As put it by

Emudi and Osiki (2008), the houses are drab, dirty and recking with

unclean and decaying refuse. Water is scarce and must therefore, be


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rationed, excreta disposal is inadequate with litters of human waste being a

common sight in a neighbourhood. (there) are inadequate drainage

facilities with waste water forming mini puddles within the compound where

mosquitoes and insect vectors exercise their reproductive potentials. The

situation agrees with the conclusion that most of the cities in Nigeria,

demonstrate the gradual villagization as a result of population explosion,

environmental degradation and the inability of the various governments and

urban councils to control the growth of cities (Emordi and Osiki, 2008).

Urban renewal or redevelopment has been considered as a tool to solving the

problem of squatter settlement (Aluko and Amidu, 2006).

Urban renewal theories were largely influenced by social, economic

and historical developments as well as city planning movements immediately

after the Second World War (WWII). Many countries embarked as rebuilding

efforts, characterized by demolition of old dilapidated areas, large-scale

clearance of city slums and construction of modern high- rises after the war.

Large-scale redevelopment created many social problems, and encouraged

many city planners and scholars to question its effects and functionalities.

Indeed, large scale renewal and redevelopment efforts have been criticized for

neglecting the complexities of the urban fabric; it is not only uneconomical,

but also damages the city's heritage and degrades various socio

environmental qualities.

Urban renewal process is increasingly expensive as the redevelopment

process involves not only building new structures but also resetting the

original residents. As described by Waque and Hirji (2005), urban

intensification produces a diversity of densely packaged, highly valued


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economic interests in real estate in terms of fee simple interests, limited

partnerships, ground leases, retail leases, joint ventures, mortgages,

etcetera.

According to Olusule (2010) five procedural steps are necessary to be

followed to accomplish a desirable urban renewal exercise for the

community. They are; acquisition of land in accordance with the plan,

relocation of residents from the acquired building into satisfactory quarters,

site clearancethe razing of the structures on the land may be carried out

only after the quality of such structures have been determined, site

improvements and supporting facilities and services are undertaken by the

agency and land may be built upon by agency or sold to original owners if

compensations have been paid. Urban renewal has also been linked with the

sustainable provision of basic amenities such as water, and electricity

(Vander and Graaf, 2010; Larsen and Gujer, 1996; Zeeman and Lettinga,

1999; Newman, 2001; Ashley et. al. 2004). The provision and continuous

management of amenities are fundamental to the concept of sustainable

urban development.

In African urban housing in the fifties, two of the hallmarks of the

colonial approach were the redevelopment of decaying Core areas

combined with the renewal of slumsor squatter areas and the construction

of large rental (sometimes tenant purchase) public housing estates. At the

start, the minister of Lagos Affairs appointed the Lagos Executive

Development Board (LEDB) in 1951, now known, as the Lagos State

Development and Property Corporation (LSDPC) to clear a slum area of

about 28.3 4 hectares (70 acres) in central Lagos within a triangle in the


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variety of Broad Street Balogun and Martins Streets together with Nnamdi

Azikwe street and the area east of it. The sum of N5.90 million was granted

by then government to the LEDB for the clearance of the slum but actual

expenditure in 1962 had risen to about N6,932,886 despite the little cleared

(Aluko and Amidu, 2006). The amount of deposits received by government

from lots redeemed, amounted to only N1, 452.192 leaving a net balance of

expenditure of N5, 476,694. Land acquisition and structures, apart from the

Surulere rehousing site amounted to about N6, 232,360.

Furthermore, it is pertinent to state that various actions of urban

renewal programmes have been constraint with public criticism. However,

various factors have been considered as the motivators of the exercise; poor

drainage, poor environmental conditions, transport congestion etc. Adequate

provision of basic facilities such as electricity, water supply, good roads

school and other services is refund to entire the functioning of the any urban

neighbourhood as well as for the stability and development of individual

family life (Agbola and Jinadu, 1994).


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QUESTIONNAIRE

DEPARTMENT OF ESTATE MANAGEMENT

THE POLYTECHNIC, IBADAN

1stAugust, 2014.

Dear Respondents,

I am a final year student of the named institution and department carrying out an

academic research on Urban Renewal as a Tool for Housing Redevelopment in partial

fulfillment for the award of Higher National Diploma (HND) in the Department of Estate

Management, The Polytechnic Ibadan.

Your contribution and co- operation will be highly appreciated for the success of

this research.

The information you will provide shall be used for academic purpose ONLY and

will be treated with the strictest confidence.

Yours faithfully,

Ayakore Opeyemi


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SECTION A: DEMOGRAPHIC DATA

INSTRUCTION: Please tick ( ) where appropriate

1. Sex: Male ( ) Female ( )

2. Age: 21- 30 ( ), 31-40 ( ), 41-50 ( ), 50 and above ( )

3. Marital Status: Single ( ), Married ( ), Divorced ( ), Widowed ( )

4. Education Qualification: SSCE ( ), OND ( ), Bsc/HND ( ), Masters ( ), Phd ( )

SECTION B: HOUSING

5. Type of Building (i)Bungalow ( ) (ii) Two storey( )(iii) More than 2 Storey ( )

(iv) Flat ( ) (v) Duplex ( ) (vi) A Storey ( )

6a. How satisfied are your house and neighbourhood before roads and drainages in

your neighborhood were rehabilitated?(i) Very satisfied ( )(ii) Somewhat satisfied ( )

(iii) Not satisfied ( )

b. How satisfied are you with your house and neighborhood after roads and drainages

in your neighborhood were rehabilitated? (i) Very satisfied ( ) (ii) Somewhat satisfied

(iii) Indifferent ( ) (iv) Not satisfied ( )

7a. Your property is of what use before roads and drainages in your neighborhood

were rehabilitated? (i) Residential ( ) (ii) Commercial ( ) (iii) Recreational ( )

(iv) Mixed use ( )

b. Your property is of what use after roads and drainages in your neighborhood were

rehabilitated? (i) Residential ( ) (ii) Commercial ( ) (iii) Recreational ( )

(iv) Mixed use ( )

8. Does this improvement on roads and drainages have any positive impact on your

property and your neighborhood as a whole? If, yes ( ), No ( )

Why .

9. What do you believe that is left to be done by government to enhance more

redevelopment in rehabilitation? (i) Improve level of infrastructure facilities ( )

(ii) To engage in totals clearance or demolition ( )

10. What do you believe will he the problem if another comprehensive improvement

is to be done in your neighborhood that is total clearance of buildings?

11. Do you believe this area has an ugly look? If, yes ( ), No ( ) why?

12. What are the factors responsible for change of use?


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Condition after improvement of roads and drainages:

Good ( ), Pair ( ), Poor ( )

16. Drainage system

a. Available before improvement ( ) Not available before improvement ( )

Condition: Good ( ), Fair ( ), Poor ( )

b. Available after improvement ( ), Not available after improvement

Condition: Good ( ), Fair ( ), Poor ( )

17. Toilet facilities

(i) Septic tank (ii) Pit latrine (iii) None

Condition before improvement on your neighborhood

Good ( ), Fair ( ), Poor ( )

Condition after improvement on your neighborhood

Good ( ), Fair ( ), Poor ( )

Documents

Proposal on Urban Renewal