ABSTRACT
There is a continuous exacerbation of
environmental problems in big cities of today’s world, thereby,
diminishing the quality of life in them. Of particular concern is the
fact that today’s megacities are evolving in the developing world
without corresponding growth in the economy, infrastructure and other
human development indices. As urban population continues to grow in
these cities of the Global South, governing institutions are usually
unable to keep pace with their social responsibilities, thus, making the
issue of urban governance very critical. This is because effective and
efficient urban governance is highly essential for the creation,
strengthening and sustenance of governing institutions.
Lagos,
a mega-city of over 15.45 million people and the most populous
metropolitan area on the African continent epitomizes the fundamental
grave characteristics of the emerging megacities of the Global South,
thereby, constituting an apt choice in understanding the emerging
megacities of the next generation. Two out of every three Lagos
residents live in slums and de-humanizing physical and social
conditions. Many of them sleep, work, eat and cook under highway
bridges, at the mercy of weather elements.
This
research, therefore, evaluated urban governance through housing
administration in Africa’s largest megacity. It examines the extent of
housing problems in the city, the causal factors and the culpability of
government agencies statutorily responsible for the provision, control
and management of housing development in Lagos - the tenth largest city
in the world. A representative geographic part of the city which
manifests classic characteristics of slum life, listed by Mike Davis as
the largest slum in Africa and the 6th largest in the world – Ajegunle -
was adopted for case study. The research design combined rigorous
literature search (desk research) with quantitative and, especially,
qualitative approaches to data collection. The qualitative approach was
more intensely adopted because government officials often respond to
enquiries with ‘official answers and data’ which may not be reliable and
the study had to rely on keen observation of physical traces, social
interaction and personal investigation. The cross-sectional research
method was adopted. Information was solicited from house-owners,
building industry professionals, sociologists and officials of relevant
government agencies, through research tools like questionnaires,
interviews, focused group discussions and personal observations.
TABLE OF CONTENTS
Title Page i
Abstract (German) iv
Statement of Originality vii
Quotations viii
Abstract ix
Dedication xi
Acknowledgement xi
Table of Contents xiii
List of Tables xviii
List of Figures xxii
List of Plates xxiv
Terms and Abbreviations xxvi
Reading Guidance/Format of the Research Report xxix
PART I
1.0 INTRODUCTION AND THEORETICAL FRAMEWORK 2
1.1 Introduction 2
1.2 Theoretical Framework 13
1.2.1 Conflict Theory in Housing…………………………………………………………….….....15
1.2.2 Theory of Political Ecology..…………………………………………………………….…...22
1.2.3 Exit, Voice and Loyalty in the Slum ………………………………………………….…...26
1.2.4 Rationalizing the Theories/General Overview ..……………………………….…...34
2.0 HOUSING AND ITS MULTI-DIMENSIONAL LINKAGES 37
2.1 Evolution and Development of Housing 37
2.1.1 Impact of the Industrial Revolution on Housing Development ………….…. 39
2.2 Slum and its Global Reality 41
2.3 Housing Linkages to the Socio-Economic Environment 45
2.3.1 Housing and Income/Employment Generation….…………………………………45
2.3.2 Housing and Poverty …………………………………………………………………………..47
2.3.3 Housing and Health……………………………………………………………………………47
2.3.4 Housing and Education………………………………………………………………………49
2.3.5 Housing and Other Opportunities……………………………………………………….50
2.4 Dynamics of Housing Components………………………………………………………………50
2.4.1 Housing and Government Policies…………………………………………………………51
2.4.2 Housing and Finance…………………………………………………………………………….52
2.4.3 Land…………………………………………………………………………………………………....54
2.4.4 Housing and Building Materials…………………………………………………………….54
2.4.5 Housing and Labour ………………………………………………………………………….55
2.4.6 Housing and Construction Technology………………………………………………….60
2.5 Housing and Urban Governance ………………………………………………………………….63
2.6 Housing Problems in Urban Nigeria ..…………………………………………………………..68
2.6.1 Quantitative Shortage…………………………………………………………………………..70
2.6.2 Qualitative Shortage…………………………………………………………………………….70
2.7 Causes of Housing Shortages ……………………………………………………………………….71
2.7.1 Heavy Rural-Urban Migration……………………………………………………………….71
2.7.2 Defective Housing Policies and Poor Implementation…………………………….72
2.7.3 Difficulty of Accessibility to Mortgage Facilities and Land Titles………………………………………………………………………………………….72
2.7.4 Heavy dependence on Foreign Building Materials and other Housing Inputs…….……………………………………………………………... 74
2.7.5 Use of Quacks for Professional Services………………………………………………..74
2.7.6 Problems of cost recovery……………………………………………………………………74
2.7.7 Poor Infrastructural Facilities……………………………………………………………….74
2.7.8 Economic problems…………………………………………………………………………….75
2.8 Housing Policy Development in Nigeria……………………………………………………….75
2.8.1 Previous Housing Policies in Nigeria……………………………………………………..77
2.9 Research Gaps……………………………………………………………………………………………82
3.0 RESEARCH PROBLEMS, QUESTIONS AND JUSTIFICATION OF STUDY………………………………………………………………..85
3.1 Problem Statement…………………………………………………………………………………85
3.2 Aim of Research 89
3.3 Objectives of Research 89
3.4 Research Main Question 89
3.5 Secondary Research Questions 90
3.6 Hypotheses of Research 90
3.7 Methodology of Research 91
3.8 Scope of the study 91
3.9 Limitations of Study 92
3.10 Relevance of Study 92
3.11 Audience of Study 93
4.0 METHODOLOGY OF RESEARCH 94
4.1 Sources of Data 94
4.2 Research Design 95
4.3 Sampling Techniques 96
PART II
5.0 STUDY AREA 103
5.1 Lagos Metropolitan Area ………………………………………………………………………….104
5.1.1 Historical Background ………………………………………………………………….…...106
5.1.2 Geography……………………………………………………………………………………..…..108
5.1.3 Demography …………… ………………………………………………………………….…... 109
5.1.4 Government and Administration…………………………………………………….…. 114
5.1.5 Economy …………………. ………………………………………………………………….….. 116
5.1.6 Housing …………………... ……………………………………………………………………... 117
5.1.7 Transportation ………... ……………………………………………………………………... 116
5.1.8 Water and Sanitation .. ……………………………………………………………………... 119
5.1.9 Poverty Profile ………….……………………………………………………………………... 121
5.2 Ajegunle in Ajeromi-Ifelodun Local Government Area 122
6.0 FIELD DATA PRESENTATION, ANALYSIS AND DISCUSSION OF FINDINGS 130
6.1 Data Presentation and Inferences ..130
6.1.1 Questionnaire I; Landlords………………………………………………………………….130
6.1.2 Questionnaire II; Housing Sector Professionals …………………………………..142
6.1.3 Interview with Staff of Statutory housing Agencies………………………………156
6.2 Overview of the Chapter/Discussion of Findings 160
7.0 COMPARATIVE HOUSING CHARACTERISTICS IN LAGOS: SLUM AND UPSCALE NEIGHBORHOODS 161
7.1 Observed Housing Inequalities in Lagos 164
7.1.1 Acquisition of Houses – Rental or Ownership 166
7.1.2 Neighborhood Location and Quality of Infrastructure…………………………..170
7.2 Comparative Housing Characteristics of Ajegunle and Its Adjoining Upscale Neighborhoods …………………………………...…………………179
7.3 High Rent in Lagos and Linkage to Corrupt practices ..……………………………...186
7.4 The Incumbent Administration and Low-Costing Housing ..…………………….. 192
7.5 Overview of the Chapter ...……………………………………………………………………....195
8.0 HOUSING AND LIVING CONDITIONS AT AJEGUNLE AND OTHER SLUMS OF LAGOS.……………………………………………………………….198
8.1 The Slums of Lagos………………………………………………………………………………….198
8.1.1 Origin and Proliferation of Lagos Slums…………………………………………….200
8.2 Social and Health Challenges of Housing in Lagos Slums and at Ajegunle …………………………………………………………………….204
8.3 Overview of the Chapter…………………………………………………………………………..213
9.0 GOVERNMENT AGENCIES AND THEIR ROLE IN HOUSING DEVELOPMENT IN LAGOS AND AT AJEGUNLE 216
9.1 Housing Agencies and the Housing Mis-match in Lagos 218
9.2 Structure, Administration and Evaluation of Housing Institutions in Lagos 221
9.2.1 Lagos Executive Development Board (LEDB) - 1928 222
9.2.2 Lagos Planning Authority (LPA) - 1946……………………………………………….. 224
9.2.3 Ikeja Area Planning Authority (IAPA) - 1956 ...………………………………..........226
9.2.4 Lagos State Development and Property Corporation (LSDPC) – 1972 ………………………………..………………………........ 227
9.2.5 The Federal Housing Authority of Nigeria (FHA) – 1973 ……………………… 229
9.2.6 Lagos Building Investment Company Limited (LBICL) – 1980 …………... ….231
9.2.7 Ministry of Housing – 1999 ..…………………………………………………………... …..232
9.2.8 Ministry of Physical Planning and Urban Development (MPP&UD) – 2003 ……………………………...…………………….... ..234
9.2.9 Lagos Metropolitan Development and Governance Project (LMDGP) – 2006 ……………………………………..…………………………... 236
9.3 Forced Eviction as Anti-Slum Strategy of Lagos’ Governments 238
9.4 Corruption and the Housing Outcome in Lagos 241
9.5 Overall Assessment of the housing Institutions in Lagos State 247
9.6 Overview of the Chapter 251
PART III
10.0 SUMMARY, CONCLUSION AND RECOMMENDATIONS 257
10.1 Summary 257
10.2 Validation of Hypotheses 259
10.3 Implications for Theoretical Discourse 260
10.4 Conclusion 263
10.5 Recommendations 265
10.6 Suggestion for Further Research 271
11.0 REFERENCES 272
Appendices 299
Curriculum Vitae 354
Reading Guidance/Format of the Research Report
The
dissertation opens with poignant and imperative quotes from a
world-renowned institution (WHO) and a highly recognized global
leadership figure on the importance of effective urban governance,
through strong statutory institutions, in contemporary urbanizing world.
The quotes also emphasize the particular case of the under-developed
countries of Africa, in which the need for the building of strong
institutions has become critical. This underscores the general theme of
this dissertation, which is, the role of statutory institutions in urban
housing governance.
The treatise is segmented
into three primary parts, that is, Parts I, II and III. Part I comprises
introduction, theoretical framework, research questions and the
research methodology, Part II presents comprehensive information on the
study area and the research findings; both from primary and secondary
sources, including the presentation and analysis of data from
questionnaires and interviews, while Part III closes the dissertation
with inferences from the findings, answers to research questions,
conclusion and recommendations.
The first of
the ten chapters of the dissertation introduces the research theme,
stressing the importance of housing in human societies. It discusses the
vicious cycle of housing poverty and alludes, in brief, to the
multi-dimensional linkages of housing, elucidating with several figures.
It also introduces the linkage between housing outcome and urban
governance through the statutory administration of housing by government
institutions. The discussion of relevant theories in the chapter
establishes theoretical framework for the research.
An
extensive review of the literature on the research theme was undertaken
in the second chapter, covering issues of urban governance, housing
linkages, slum proliferation in global context, housing institutions,
housing development in Nigeria and Lagos, in particular, and the
previous efforts of governments at various levels to solve the housing
problems. The chapter ends with the presentation of the research gaps
revealed in the literature review. Following an analysis of the gaps, an
important breach in knowledge was identified and adopted for this
research.
The research problem was fully
articulated in chapter three, thereby, establishing a justification for
the study. The relevance of the study to the planning profession in
contemporary time, the planning world in general and to policy makers
was also established. The audience of study was also identified in the
chapter. The scope and limitations of the study were also delineated
while the aim and objectives of research were carefully crafted. The
research questions and hypotheses of study were also formulated in this
fundamental and very vital chapter.
Chapter
four discusses the methodology of the research, stating the sources of
data gathered, which include both primary and secondary sources. The
chapter also attempts to justify the research methods and designs
adopted. It also elucidates on the research design approach which
encompasses both qualitative and quantitative methods, although, the
emphasis was on the former. The questionnaire design and the structure
of interviews were also discussed.
An
exposition on the study area - Lagos and Ajegunle neighbourhood, in
particular - is the target of the fifth chapter. The incredible
socio-economic statistics of Lagos, the 10th most populous city on earth
and the fourth densest in the world, after Mumbai, Kolkata and Karachi,
respectively, were discussed in this chapter. The geography of Lagos
was also discussed and the enormous challenges confronting the city were
examined. The geography and socio-political status of Ajegunle
neighbourhood, which is the specific section of Lagos, adopted as case
study were also introduced.
Chapter six
presents and analyzes the field data obtained from the questionnaire
administration, interviews and focused group discussions. Inferences
confirming the dire state of housing in the study area and unfavorable
perception of government and its agencies were drawn, based on the data.
Chapters seven and eight present findings from extensive literature
search, personal observations and focus group discussions. Chapter seven
examines the housing situation in Lagos megacity, in general, focusing
on a comparative analysis of the slum and upscale areas, thereby
underscoring the inequality in the housing situation. Chapter eight, on
the other hand, focuses on Ajegunle, in particular, establishing the
exclusion of the neighborhood and its residents from access to decent
housing and infrastructure. The physical observations were supported
with ample photographs. These two chapters provide valuable insight into
the status-quo and presents an historical review of the trend, while
identifying contemporary efforts by government and the private sector in
addressing the issue of housing in Lagos megacity.
In
chapter nine, relevant institutions of government that are responsible
for housing administration and management were examined and evaluated
vis-a-vis their successes and failures, in juxtaposition with their
specific stated goals, objectives and statutory responsibilities.
Attempt was made to identify the reasons for the status-quo, chronicling
the effects and implications of the historical trend in the activities
of these institutions/agencies on the housing outcome of the city.
The
dissertation concludes in chapter ten by presenting the salient
findings from the research and the relevance of these various factors in
the present odious outcome of housing in Lagos metropolis. The
implications of the research findings were presented in this chapter,
while juxtaposing the findings from the desk research with the results
obtained from the field studies. These data were carefully streamlined
and harmonized to obtain a clear picture of the situation, thereby,
proffering relevant answers to the research questions. The chapter
closes with recommendations for addressing the malady in the statutory
housing institutions/agencies of Lagos State, with the aim of halting
and reversing the ongoing decay in the housing sector of the megacity.
This is expected to constitute an important step towards the improvement
of the state of housing in the megacity, thus, moving the world’s sixth
most populated megacity, and the world in general, closer to the
attainment of Target 11 of the Millennium Development Goal No. 7,
thereby, making the world a better place.
Author Information
Ade-Kunle Ifesanya
Institute for European Urban Studies
Faculty of Architecture
Bauhaus University Weimar, Germany
May, 2012
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