CHAPTER ONE
INTRODUCTION
1.1 Background to the Study
The condition of the physical environment especially the urban areas, today is a significant source of worldwide worrisome. The worry is more noteworthy in regard of developing countries like Nigeria. This is apparent from the fact that the urban condition is enormously of man's making. The safeguarding of the urban territories from human harmful physical, social, economic and political activities ought to be man's vital obligation. Everybody could be enticed to believe that the miracle year 2000 AD and past will bring along simple life to all the people with the "Healthy life for All", "Housing for all" and "Education for All" to the year 2000 AD syndrome. However, this idea could be accomplished yet, accomplishing them presents different issues.
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 land uses (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 Enugu 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 conforming to 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 land uses and other environmental nuisance.
Local physical development planning has a traditional role of plan production and development control. It is also concerned with the allocation of resources in a way which is aimed at achieving policy objectives set out in the plans. The plans aim at providing more positive guidance for property developers and agencies for development control. Local plans have an objective of increasing public understanding of the system and participation in the planning process. The purpose of a local physical development plan is to ensure orderly, coordinated, harmonious and progressive development of the area in order to ensure health, safety, amenity, convenience and the general welfare of the residents. The Plan should indicate specific areas for residential, commercial, industrial and other purposes. It should also determine the type and density of development in any particular area as well as the conservation of the natural beauty of the locality including lakes, rivers, hilltops, summits and valleys if they exist. The plan should also provide for transport and communication routes. It is on this basis that Enugu State Government declares public streets. Finally they are charged with simplifying planning administration hence Implementation of the plans should be done to acceptable standards.
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). Currently, the Abuja development control manual 2007 edition is partially adopted in Niger state as a guide to enforce development control of different physical development in Enugu and other urban centres in the state.
Omole, 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).
In order to make proper evaluation of the compliance level of development control activities and make adequate recommendations, effective technique is required. Hence, the use of geospatial techniques in evaluating development control activities in Enugu metropolis to achieve accurate and frequently updated information for planning and development control.
1.2 Statement of the Problem
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.
Cherry (2006), unveiled the various urban problems faced in the city of Hong Kong. The author used the probit or logitstatistical model to find out the decision making criteria in development control process and to examine the extent to which these criteria were covered under some formally written planning policies. Some of the problems revealed in the study include; conversion of land use, land use compatibility, overdevelopment and encroachment. These problems are attributed to improper monitoring of development control activities within the city.
Nuhu, Yohana (2013), analysed the geospatial pattern, problem and prospect of development control in Mubi, Adamawa State. They obtained data from the field and government agencies and also used Quick Bird satellite imagery. The study revealed that about 53.3 % of the landmass was covered with haphazard development and only 18.7% hectares portrayed planned development in the area. About 3.7 % hectares of layout were distorted while about 1.8 % hectares experienced land use conversion in the metropolis. The research also reveals that factors militating against effective development control in the town were interference by personalities, lack of cooperation by the land owners, scarcity of man power, inadequate equipment and machinery and inadequate funding.
Usman (2013), assessed development control in Kontagora, Niger state, the research reveals multiple problems encountered by the Planning Board like; inadequate skilled manpower, non implementation of the 1992 Nigerian Urban and Regional Planning Law and lack of proper tools for enforcement. The research revealed that the compliance level was low in the town due to the aforementioned factors alongside the low turnout of developers in seeking building plan approval before commencing any physical development. The research did not apply geospatial technique in assessing development control.
Similarly, Njoku (2011) researched on the impact assessment of Kaduna State Urban Planning and Development Authority (KASUPDA) in Kaduna North and South Local Government Areas. The researcher used stratified sampling technique to administer questionnaire for the purpose of collecting data in the study area. The study identified environmental deterioration and urban polarization in the study area. These problems are attributed to improper assessment of physical development which gave rise to violation of planning provisions. Furthermore, descriptive statistical method was used to reveal that only 6.7% of the property developers complied with planning standards and specifications, while 93.3% did not. This scenario is attributed to inadequate manpower, public awareness, inadequate funding, absence of basic land use instruments and decision guides.
Having consulted the studies of Aribigbola, (2008), Oyesiku, (1997), Abubakari and Romanus, (2011), Okosun, (2010), Cherry, (2006), Nuhu and Yohana, (2013), Usman, (2013), Njoku (2011) and Sanusi, (2006) to the best of the researcher’s knowledge there is no study on that assess development control in Enugu metropolis.
1.3 Objectives of the Study
The aim of this study is to assess development control activities in Enugu metropolis. To achieve this aim, the specific objectives are;
- To assess the level of compliance to development control.
ii.To understand the factors influencing non compliance and enforcement of development control in Enugu metropolis.
- To highlight the implications of non compliance to development control in the area.
- To find out the challenges facing development control in Enugu metropolis
1.4 Research Questions
The research examines the following questions:
- What is the level of compliance to development control?
- What are the factors influencing non compliance and enforcement of development control in Enugu metropolis?
- What are the implications of non compliance to development control in the area?
- Are there any challenges facing development control in Enugu metropolis?
1.5 Research Hypotheses
The study is guided by the following hypotheses:
- Development taking place in Enugu metropolis is guided by an approved development plan which is updated regularly.
- There is a coordinated and participatory approach to land use control
1.6 Significance of the Study
In Enugu, 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 Enugu State ministry of lands and housing 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 Enugu metropolis 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.
An in-depth understanding of the level of local development planning and development control in Enugu metropolis is important to the Government of Enugu State. The findings from the study will help the county government to take up and ensure measures are in place to avoid any disaster that might occur as a result of poor planning and development control in future.
Assessment of urban areas and cities and their classification cannot be completed until county governments prepare the required plans. The findings of this study will be of great assistance in completing the exercise.
The information gathered from the field survey will contribute enormously to the current information on development planning and development control. This research will also form a foundation for further research in the study area hence will be an important source of secondary data for future researchers.
1.7 Scope of the Study
The study focused on the planning and implementation of local physical development plans in towns in rural areas. This study paid specific attention to Enugu metropolis. The study also focused on the legal and institution capacity of Enugu State government to control development on the urban fringe. This helped in evaluation of their capacity as an institution and the legal capacity in place for land use planning and development control for urban areas of Enugu metropolis. The study also highlighted the challenges facing the control and use of land. Statutes relating to planning and control of land remain multiple in Nigeria today. However special attention was put to specific legislation applicable in the study area.
1.8 Definition of Terms
The following terms and words were used frequently in this research.
Development Control: According to McLaughlin (1973), control in general system is that which provides direction in conformance of variations from system objectives within allowable limits. Therefore, Development control is the process, laid down in legislation, which regulates the development and use of land and buildings. Development Control serves as a way, whereby, policies are being implemented and unauthorized growth prohibited, promotes county governments to prevent incompatible land uses.
Implementation: it refers to the post planning actions that are aimed at realizing or executing the plan. It includes development control, monitoring and evaluation.
Land Use Planning: it refers to controlling and organizing the development of with a view of minimizing or obliterating the bad effects that may arise thereof (Moseti, 2004). Land use planning in this study refers generally to the process of mitigating land uses and the diverse interests of people. It is a proposal as to how land use development in terms expansion and renewal should proceed in the future while fulfilling the basic needs. Land use planning is used in this study as a development control tool.
Monitoring and Evaluation: For this study, monitoring shall refer to the tracking the implementation of land use decisions and collecting information necessary to evaluate the effectiveness of land use planning decisions.
Evaluation shall refer to the process of reviewing the land use plan and the periodic plan monitoring reports to determine whether the land use plan decisions and set policies are still valid. This will also help to know whether the plan is being implemented or not.
