ABSTRACT
This study examined the effects of refuse dump on residents in Ibadan, Oyo State.
The study used survey research design which was highly structured, and data was collected by means of a structured questionnaire. The data was analyzed using statistical package for the social sciences, (SPSS) as the Pearson correlation was used in analyzing the data. The study make use of the descriptive analysis to achieve the mean, frequency distribution and percentage results of the responses from the instrument.
The study revealed that; dumpsites in Ibadan are very close to residential areas; dumpsites in Ibadan are open and are mostly not regulated; dumpsites in Ibadan have no environmental protection in place; and dumpsites in Ibadan is made up of both solid and liquid waste, were the identified characteristics of dumpsites in Ibadan, Oyo State. The study showed that, the management process of dumpsites in Ibadan is very poor; however despite the poor state of dumpsites management, it has helped to minimize the rate of dumpsites infection in Ibadan. Lastly, it was further revealed that, public health such as cholera, malaria, etc; environmental factor such as air pollution; unsanitary condition; outbreak of vector-borne disease; and land contamination, were the identified effects of dumpsite on residents around the dumpsites.
The study concludes that, waste dumpsites have been found to have adverse effect on the residents and this can have an effect on the willingness of residents to relocate from waste dumpsites to another location due to the perceived adverse health effects associated with open dumpsites. The study further recommend that; government, NGOs, firms and individuals should be participatory and active in clean-up campaigns and environmental sanitation exercises in their localities; government should organize seminars and workshops to sensitize the citizens on environmental issues and waste management; the management of waste should be in care of the local government in order to ensure the effectiveness of proper waste management in the state; daily refuse should be properly and adequately covered, leveled and compacted by mechanical plant; there should be a regularly clean up of dumpsites in the study area, which can be done twice a week and to ensure its sustainability towards a better, clean and sanitary state; the government should look into ways of recycling waste as this will help minimize the amount of waste significantly.
CHAPTER ONE
1.1. Background to the Study
Waste is related with practically all human activities and it is inseparable from life mainly because as long as man is alive he stores, uses and disposes off materials. Moreover, the complexities of waste which contemporary civilization produce is directly related to the living standards, socio-economic and cultural attributes of that particular environment (Hoornweg, 2013). Waste disposal is one of the major and very complex environmental problems facing low income countries, Nigeria inclusive. The rate of change in metropolitan solid waste quantities and composition in developing and developed countries is unprecedented. It has been observed that one of the main problems facing Ibadan and which has turn out to be an intractable nuisance is the open and unsystematic dumping of refuse which include human waste, animal waste and other waste components. Lots of decaying refuses litter in strategic locations in the state especially in areas like Iwo Road, Challenge, Orita Challenge, Gate, Mokola, Bere, among others. Waste in such open dump site is, unarguably a source of atmospheric and water pollution, land contamination, health hazards and environmental degradation. In Ibadan and most fast growing cities in Nigeria like Lagos and Ogun, it is not uncommon to see open waste dumps located in close proximity to residential areas. As a result, this can create unsanitary conditions, environmental pollution and outbreaks of vector-borne disease that is capable of discouraging individuals from residing in affected areas.
According to Parker (ND) the Law of Garbage is: “Everybody wants it picked up, but nobody wants it put down.” And, the second part of this Law is: Nobody wants it put down anywhere near where they live, the so-called “not in my back yard” syndrome (NIMBY), or “locally unacceptable land use” (LULUs). The reality however is that, open waste dumps are located close to residential areas where people live. It is universally accepted that the location of a property influences the price or rent of the property either positively or negatively (Freeman 2010). As countries become richer and more urbanized their waste composition changes (Lietman, 2015). A negative side of greater influence is that it brings with it more waste of higher volume (making waste more expensive to collect). It is noteworthy that waste management is a labour and capital-intensive function that often consumes 20 to 50percent of municipal operating budget (Oyinlola 2011 and Thomas, 2013). Financing waste management is a major problem for municipalities that are faced with chronic resource shortages and competing demands. As a consequence, waste management in many cities fail to meet minimum acceptable standards with grave adverse effects on the urban environment, public health, quality of life for large city dwellers especially poorer people and as well affects the value of properties.
In Africa, particularly in Nigeria, swift urbanization owing to economic growth and industrial activities has put pressure on the land within the cities and their neighbourhoods (Igbara et al., 2016). There are escalating cases of haphazard dumping of refuse as a result of the increasing urban population with an overwhelming influence on the ability of the metropolitan authorities to manage such wastes (Ajadike, 2011). In most urban centres in Nigeria, refuses (wastes) are disposed of by dumping in open areas, which encourages the growth of organisms that can spread diseases to people living around that environs (Peter et al., 2016; Igbara et al., 2016). Many times, the situation is worsened as these wastes in open dumps are burnt, which in turn leads to a form of air pollution. According to Huang (2008), sees solid wastes as solid or semisolid materials resulting from human and animal activities that are useless, unwanted, or hazardous.
The history of dumps in Ibadan is rising swiftly, as the amount of waste generated on yearly basis in Ibadan is increasing (Nest, 2018). Illegal dumping of waste and the concomitant environmental concerns continue in several areas of the city of Ibadan (Nest, 2018). The amount of resources invested in solid waste management in Oyo State is dwarfed by the population it caters for (Akintola, 2017). The location of dumpsite is usually at the edge or the peripheral area of the city or some few kilometres away from the city. According to Ontario environmental protection act of 1990, each operating landfill shall have an onsite operational maintenance buffer zone or set-back of 500 to 600meters identified on the certificate of approval. However, Smith (2016) argued that, a number of dumpsites earlier located far away from the main settlement have been taken over by development. It is not uncommon to find dumpsite enclosed by residential and or commercial buildings.
Meanwhile, there is a connection between the waste generation and property rental value as the value of individual properties usually relies on the property's unique attributes, each of which creates utilities or disutility to individuals (Igbara et al., 2016). As rightly opined by Oloke et al. (2013), rental value doesn’t only rely on the physical attributes of a building but as well as the environment that surrounds the building. Njoku (2014) noted that, the impact of improper solid waste disposal ranges from depreciation of aesthetic value, loss of economic value, change of property use, development of slum, and reduction of rental value among others. While research efforts have concentrated more in the area of sanitary landfills, stigma and industrial land values (Guntermann, 2000), assessing the impacts of environmental contamination on Commercial and industrial properties (Ihlanfeldt, and Taylor, 2012), the effect of hazardous waste on property value in Lagos metropolis (Bello, 2011), that of the property rental value haven’t been adequately taken care of in the literature.
Based on the above, it is against this backdrop that, this study therefore examines the effect of refuse dump on residential rental value in Ibadan North Local Government Area, Ibadan, Oyo State, Nigeria, focusing on individual housing types in order to proffer solution to the prevailing housing market value challenges
1.2. Statement of Research Problem
Domestic solid waste generation continues to grow globally in tandem with growing level of consumption. As such, solid waste management, which involves a systematic control of generation, storage, collection, transportation, separation, processing, recovery and disposal of solid wastes (Rogdgers, 2014) has turned out to be increasingly difficult.
In contemporary Nigeria, one of the greatest challenges to environmental quality in Nigeria is solid waste management. Quite a number of studies have been examined in the area of solid waste and its effects on management (Adewusi and Onifade, 2011; Beede and Bloom, 2010). However, despite the importance of an effective solid waste management on properties, safety and human health, there has been little or no focus on the effect of refuse dump on rental value of residential properties in Ibadan, Oyo State. This study seeks to explore the belief that environmental quality is a major determinant of property value at any location, and to confirm the notion that refuse dump affect property values negatively. The major question then is whether proximity to waste dumpsites in Ibadan North Local Government affects the rental values of properties that are located in close proximity to such dumpsites.
1.3. Research Objectives
The primary objective of this study is to investigate the effect of refuse dump on residential rental value in Ibadan North Local Government Area, Ibadan, Oyo State, Nigeria. However, the specific objectives are to:
- investigate the effect of open waste dumpsite on properties located close to the open waste dumps and those located farther away from the dump in Ibadan North Local Government.
- examine the environmental problems arising due to close proximity to refuse dumpsite in Ibadan North Local Government
- identify the factors that influence changes in rental values of residential properties in close proximity to refuse dumpsite in Ibadan North Local Government
1.4. Research Questions
Based on the above research objectives, the following research questions were poised for this study.
- To what extent is the effect of open waste dumpsite on properties located close to the open waste dumps and those located farther away from the dump in Ibadan North Local Government?
- What are the environmental problems arising due to close proximity to refuse dumpsite in Ibadan North Local Government?
- What are the factors that influence changes in rental values of residential properties in close proximity to refuse dumpsite in Ibadan North Local Government?
1.5. Research Hypotheses
The following research hypotheses will be formulated in the null form;
Ho1: Open waste dumpsite has no significant effect on properties located close to the open waste dumps and those located farther away from the dump
Ho2: There exist no environmental problems arising from close proximity to refuse dumpsite
Ho3: There exist no factors that influence changes in rental values of residential properties in close proximity to refuse dumpsite
1.6. Significance of the Study
This study is significant in that since proximity to dump sites can severely affect residential properties values, property owners close to the dumpsite will be able to know the effect that this facility may have on their property in terms of demand for accommodation, value for sale or health wise.
Furthermore, this study is of significance to the agency in care of its management in order to be able to take decisive measures in improving the activities at the site. Any property close to an active dump sites might probably be devalued depending on how close the property lies to the site, whether the site is still active, and (if not active) if the waste has been properly encapsulated or removed, or by the presence or lack of other amenities.
In addition, the results of the study are also expected to contribute to closing the gap in literature with respect to understanding the obstacles of refuse dumpsites within residential areas.
Lastly, the study will highlight the negative effects of refuse dumpsites in a close proximity to residential properties values and as well as a point of reference to other researchers who might want to carry out study in relation to this field.
1.7. Scope of the Study
This study will investigate the effect of refuse dump on residential rental value in Ibadan North Local Government Area, Ibadan, Oyo State, Nigeria will be studied. The Ibadan north local government residential area was selected by the researcher because it is one of the major local governments in Ibadan with vast refuse dumpsites. The results found at Ibadan north local government will generalize the environmental effects of refuse dump in any residential area.
1.8. Study Area
Ibadan city is situated approximately between Longitude 7°2′ and 7°4′E and latitude 3°35′ and 4°10′N of Greenwich Meridian. It is at an altitude of 237.3 metres above the sea level and distance of about 145km north-east of Lagos and 659km south-west of Abuja. The general land use pattern of the Ibadan metropolitan area shows a pure residential use of urban Ibadan and agricultural use for rural Ibadan. According to Ayeni (2018), residential land use is the most predominant among all land uses in the built up part of Ibadan. In his analysis, the metropolitan area refers to the urban areas only and some parts of the rural area. Ayeni (2018) noted that the total land area devoted to residential use amounted to 22,187.5 hectares (221.875km2).
Generally, housing in Ibadan, whether formal and or informal, has spatial dimensions. This is evident in housing attributes which differ according to observed locations of houses within the city. Housing in Ibadan may be divided into three residential districts according to location and age of buildings and the availability of housing amenities. These are the traditional or core area, the transitional and the modern areas (Agbola, 2017).
Ibadan, just like most cities in Nigeria, is faced with the twin problems of population increase and rapid expansion. These phenomena have brought growing strain on urban infrastructure facilities. One area in which this strain has turn out to be most obvious is in waste management where the extant system appears to be incapable of coping with the mountain load of waste generated and heaped on the surface (Afonja, 2016). As the metropolitan area of Ibadan continues to witness series of developmental activities, environmental risks arise from a wider array of sources which include air pollution from vehicles; household energy use; industrial and power plants; indiscriminate dumping of solid waste; water pollution from solid wastes and untreated sewage; and traffic congestion. These problems have more direct and immediate negative impacts on human health, safety and rental value.
Currently, the government of Governor Seyi Makinde has been doing everything possible to effectively manage the dump sites in Ibadan, which is mostly coordinated by Honourable Kazeem Bolarinwa (The Special Adviser on Youth and Sports, Oyo State). Although, these sites get overfilled from time to time and can be exceptionally difficult to manage during the rainy season. Trucks get stuck and the roads inside the disposal sites become impassable. However, since the administration of the incumbent administration of Governor Seyi Makinde, there has been a significant improvement in the area of waste management and refuse dumpsites across the states
