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Land Use in Nigeria Completed
Land Use in Nigeria Completed
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1
Department of Civil Engineering, Obafemi Awolowo University, Ile-Ife, Nigeria [email protected];
2
Department of Water Resources and Environmental Engineering, Ahmadu Bello University, Zaria, Nigeria
3
Department of Urban and Regional Planning, Ladoke Akintola University, Ogbomoso, Nigeria;
4
Department of Urban and Regional Planning, Obafemi Awolowo University, Ile-Ife, Nigeria
5
Department of Urban and Regional Planning, Osun State College of Technology, Esa-Oke, Nigeria
ABSTRACT
Cities are of enormous political, social, cultural and economic importance in various countries in which
they are located. Land value is one of the major determinants of the morphology of these cities. This paper
examined the relationship that exists between various land value determinants in Nigeria. Using factor analysis
and principal component techniques, it showed that a high level of co-variation existed between factors of land
value such as accessibility, rent, and transport improvement, quality of neighbourhood, infrastructural facilities
and government regulations. The need for land use planners to consider these land value determinants in putting
land into optimum use were highlighted. The paper revealed that although land use planning and policies and
mechanisms are in place in the city, they are not fully implemented and do not have any significant effect on
land accessibility. Reinvigoration of land use policies including amendment of the land use act was advocated.
It was concluded that there is a need for planners to consider the land value determinants in planning
for optimum use of land.
(c)
Spatial Growth: As a result of the history (a former Federal Capital of Nigeria), physical features, the process
of growth (Lagos State Government land policies), Lagos initially had 3 major directions of growth – Badagry
Abeokuta, Ikorodu – and Shagamu (with the introduction of the Lagos-Ibadan expressway). However, between
1979-83 when the road to Lekki corridor started growing. This corridor because of its closeness to the central
business district on Lagos Island, and the high income residential areas of Ikoyi and Victoria Island has
developed in the fashion of the multiple Nuclei theory into a finger consisting of the affluent in society. This
initial tendency was enhanced by the growth of the private sector which continues to reinforce the tendency.
While this was going on in Lekki Peninsula, the other direction of the city was largely ignored by the planning
of the city and developments developed haphazardly. Lagos therefore has haphazard development in all these
directions and the immediate adjacent towns of Sango, Mowe, Ogijo etc, had a large input of people who built
with planning or supply of any urban infrastructure!
Slums: As a result of the process of growth of the city, overrunning established towns with their traditional
settlements and rulers, the city now encompass a large number of traditional settlements which now paints the
picture of blighted areas dotted in different parts of the city calling for renewal. With increasing population,
difficult terrains were built upon e.g. Ajegunle, Makoko, Iwaya, Badiya etc. which are now constitute part of the
network of slums in the city. By the time the master plan of metropolitan Lagos (1980-2000 A.D) was prepared,
only 42(No) slums were identified. At this time only 6 of these slums were in Ikeja Local Government. By
1998 where I carried out a study of blighted areas in Ikeja, it has increased to 22. Today nobody can say
exactly, the number size and population living in blighted areas in metropolitan Lagos.
Housing: Lagos exhibits the best of architecture and the simplest (houses on stake). There is a good variety of
the Brazillian architecture in central Lagos, to the very modern on Victoria Island and Lekki Peninsula. The
architecture has been copied from all over the world. They depict extreme affluence and the deepest
deprivation.
Industrial Provision: As a result of lack of planning, industries are juxtaposed within residential areas. Apart
from a few purpose built industrial estates like Ikeja, Oshodi, Matori, Yaba and Ikorodu estates, most of the
industries are located in Sango-Otta in Ogun State, the neighbouring state. This occurred largely because of the
policies of the Lagos State Government which imposed heavy fees on industrial land in Lagos. Recently
however, the export free zone is being developed on the Lekki Peninsula and this apart from providing
employment will help to reverse transport movements in Lekki corridor.
Commercial Land Use: The original Central Business District of Lagos is located on Lagos Island (around
Martins, Nnamdi Azikwe and Marina Streets). As a result of combination of factors – traffic congestion,
insecurity and permissive planning – about half of purely residential neighbourhoods of Victoria Island are now
offices. A conscious effort was made to create another central business district in the Alausa area of Ikeja, but
the government itself started the dismantling of the CBD when it created housing estates on part of the land and
did not put the infrastructure early enough. The opportunity to have developed city centres in metropolitan
Lagos when the Lagos State Government did not pursue the development 35 urban centres identified in the
1980-2000 master-plan. With permissive planning, if non-planning, commercial activities are located
haphazardly even in high brow residential enclaves. Gardens were changed into residential plots. For instance,
Victoria Island which was designed with about 30% open space has no single one today. In the area of tourism,
Lagos is blessed with beautiful beaches which are not developed enough. The issue of security is another
determent. The present government is making efforts to reverse this.
Environment: Solid waste disposal is being tackled vigorously and the city is wearing a better look. The issue
of air pollution is still much around.
Other Urban Basic Services: Water supply through government mains does not reach more than 20% of the
population though efforts are on to improve the situation. However, it must be pointed out that the water supply
to Lagos is from Ogun State and the reservoir (Adiyan water reservoir) is equally in Ogun State. Drains and De-
flooding – The present Government in Lagos State is making great efforts to deal with this problem.
Employment/Informal Economy: This is a subject that is a very serious problem as a result of the fact that a
lot of the people coming to the city does not have the skill or mental orientation to live in a global city. The jobs
are not expanding as fast as the population. Added to this is the fact that our physical planning has no answer
for the informal economy. They are driven from road side and other unapproved places but to nowhere in
particular.
Urban Governance: Since the year 1999, there has been a high degree of transparency and some level of
participation (information) of government plans and policies. However, the Local Government has not been
allowed to function as a proper level of Government. Furthermore, the physical planning system has refused to
decentralize its activities to the local level to the detriment of the physical development of the city.
Climatic Change: The present government is not unaware of this matter and apart from the tree planting
awareness campaign and enforcement; it sponsored a recent international conference on the subject.
Energy: As part of the consciousness of the conservation of energy, the state is encouraging more people to us
public transport. The state is also using solar energy for most of the street lights and also has an independent
power supply in place
Historical Area and Heritage: These are key elements for the city image and identity. They are relevant to
give a sense of planning and belonging to its inhabitants. City marketing is increasingly aware of the relevance
of it as an attraction factor to turn it more competitive. Planning has to consider heritage as an important asset of
cities. Developing, renewal and refurbishing policies should be put in place. So far, Lagos State is yet to
capitalize on this issue and efforts should be intensified on it.
Poverty and Poverty Alleviation: The solution to poverty is work and in this use the state Government has
been employment a lot of people, send people for skill development training, set up micro-finance
organizations. In summary in designing the Lagos mega-city, efforts must be made to use or our design to
reinforce, among others, less consumption of energy, reduce climate change, promote tourism and eco tourism,
market our heritage, encourage use of mass transit, expose crime and reduction in social inequalities.
Olayiwola et al (2005) examined the relationship that exists between various land value determinants in
metropolitan Lagos, Nigeria. Using factor analysis and principal component techniques, it showed that a high
level of co-variation existed between factors of land value such as accessibility, rent, transport improvement,
quality of neighbourhood, infrastructural facilities and government regulations. The need for land use planners
to consider these land value determinants in putting land into optimum use were highlighted.
Braimoh (2006) characterized residential land development in three regions with different population
densities in Lagos, Nigeria. Land use changes were mapped from satellite images, while logistic regression was
used to model the probability of residential land development as a function of spatially explicit biophysical and
social dataset. Residential land conversion within the low population density region occurred on the highest
elevations, in areas with the highest proportion of rural land and change in population potential, and at the
farthest distances from the central business district and designated industrial centers. Conversely, new
residential land development within the high population density region occurred at the farthest distance from
major roads, waterworks and protected forests. Higher rates of development in low to medium density regions
suggest that the dominant process of land change is extensification of residential areas. These patterns have
significant policy implications for urban management in Lagos.
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