CHAPTER ONE
INTRODUCTION
1.1
Background to the Study
The rapid urbanization in many developing countries over the past half – century seems to
have been accompanied by excessively high level of concentration of urban population in
very large cities. (Dimuna and Dinastsone, 2010). Therefore urbanization is taking place at
different speeds in different continents.
Currently, in the world, the rapid growth in population is a threat to the environment. Since
the available infrastructure might be over stretched. Sequel to this growth and decay
dynamism, the amenities and infrastructure that were hitherto considered adequate and best
use of the available land resources. In the neighborhood are now found to be otherwise.
At the present time, most cities are trying to take an international position and become
global cities. On other hand of our ever dual society, we find the cities that once were the
symbol of the industrial society and nowadays lay abandoned and useless, suffering from
serious problems of decay. For these cities, good governance and good city planning are
essential to survive and stop their decline. Nevertheless, the process of urban decay have
usually been dealt with an economic approach, the reversibility of urban decadence was
linked to the restitution of economic value and lost status, not to the improvement of the
quality of life or to the amelioration of urban or social conditions.
Decadence is synonymous to the word obsolescence. That is when an environment grow old
and the growing in this content is not only caused by old age but other factors can also be
1
involved, these includes; uncontrolled population, overcrowding, poor housing quality
which result to obsolescence total neglect of neighborhood of our cities squalid dilapidation.
A deteriorating urban area will exhibit some pollution, poor water supply etc. also is an
evidence of overpopulation which result in over utilization of the little available facilities
and this will result to environmental blight. Blight can be explained as the act of spoiling or
damaging something especially by causing a lot of problems.
1.2
Statement of the Problem
Developing countries today face greater urbanization challenges than developed countries.
Developed countries urbanized at a comparatively leisurely pace. The United States was 40
percent urbanized in 1930, 70 percent in 1960, and 75 + percent in 1990. This gradual pace
is in marked contrast with that in many developing countries. For example, the Republic of
Korea was 40 percent urbanized in 1970 and 78 percent urbanized by 1990. What took the
United States 90 years to accomplish, took Korea 20 years and Brazil 30 years. (Henderson
2002). Urbanization also is taking place around the globe. More than half of the world’s
population lives in cities today, and the World Bank estimates that cities collectively will
add another two billion people by 2045.
The bursting rate of urbanization has been one of the major issues/challenges which many
national and local government authorities in developing nations/economies have to grapple
with. The main challenges of urbanization in most urban cities are acute shortage of
shelter/housing, waste/garbage disposal, traffic jams or congestion and the deplorable state
of the roads in some instances, flooding, crime and other social vices. Others include
increase in demand for urban services namely- housing, education, public health and a
2
generally decent living environment, loss of biodiversity and green house, warming,
desertification, degradation of agricultural land, air and water pollution, environmental
decay, slums, insanitation, overcrowding, housing congestion, crime and violence, etc.
Nigeria urban centers are characterized by a dominant feature which is degrading state of the
physical environment. The steps involved in urban renewal include planning,
sensitization/consultation of the citizens or public hearing, land acquisition (revocation of
rights of occupancy), displacement and relocation, site improvement and supporting
facilities/infrastructure, disposition of improved land and new construction/development.
1.3
Research Questions
Following the investigations on the impacts of urban decadence on land values, the
following questions are to be asked;
i.
What are the socio – economic characteristics of the residents in Osogbo, Osun
State?
ii.
What is the physical state of infrastructure in the study area?
iii.
What is the value of land between years 2010 to 2018 in the study area?
iv.
What are the factors influencing land value in the study area?
1.4
Aim and Objectives
The aim of this study is to examine the impacts of urban decadence on land value in Osun
State with a view to providing information that will enhance the property value in the study
area.
In order to achieve this goal, the following objectives must be considered to;
3
i. Identify and examine socio – economic characteristics of the residents in Osogbo,
Osun State.
ii. Examine the physical state of infrastructure in the study area.
iii. Examine the value of land between years 2010 to 2018 in the study area.
iv. Examine the factors influencing land value in the study area.
1.5.
Significance of the Study
In every human society everybody wants best for him/herself, in this sense everybody needs
shelter which is perfectly essential to human existence, it procurement requires, planning,
zoning and technology for a conveniences.
The roles of urban renewal is to eradicate or to correct the effect of urban decadence or
urban land value. So both public and private developers have to seat down and see to the
redevelopment of our society through the adequate planning and follow the regulation of the
town and country planning authority of our nation, by follow the through planning such as,
zoning, setback, ventilation, approval, using quality materials etc.
Development planning can be government through public orientation and adequate approval
of planning permission though adequate processing.
1.6
Scope of the Study
There a lot of issues and challenges facing urban regeneration, there are many factors that
causes urban decadence in land values. Osogbo town consist of two local government
namely; Osogbo local government and Olorunda local government. Hence, this study will
4
focus on impacts of urban decadence for managerial purposes on land values in Osogbo
local government.
1.7
Limitation of the Study
This kind of study necessarily needs effort, time and resources to accomplish, however, the
major problems are as follows;
 Uncooperative attitude of the inhabitants: Most of the habitant were in low
educational qualification and so that did not see reasons for the study.
 Even some of those that actually co-operative did so often with ambiguous replies of
which initiative judgment has to be usual to estimate in order to bring them close to
reliant. Also, in the process of undertaking on this dissertation a lot of unavoidable
constraint were encountered but the major ones are;
 Some of the inhabitants mostly illiterate were unwillingly to release some important
information due to their ignorance.
 They also believe that what will be the outcome of the respond to the question asking
them, they also says that is how they have been answer series of question and noting
was so ever have comment of it.
 Uncaring attitude of our Government most the inhabitants, they also believe that
nothing will be done on the problem because of this they prefer folding their hands
and be looking instead of using their time to entertaining any question from any
corner.
5
 Wasting of time, most of the illiterate in the area also believe that for them to be
entertaining question or given any essential information needed to the researcher in
wasting of the time.
6
CHAPTER TWO
LITERATURE REVIEW
2.1
Preamble
In this Chapter, accessible writing was looked into along subject of matter of the research
project, which are impact of urban decadence on urban land values To address the topic, this
Chapter embraces a survey of writing on singular parts of the focal subject and blends of
such individual instruments, as reason for building up the specialist's methods of insight on
the general idea of the examination. The survey of writing, what's more, goes for giving
definite record of prior investigations with a specific end goal to identify the hole that exists
in the writing, which the theory attempted to fill.
Literature from existing disciplines, for example, designing, structural, and urban and local
arranging, among others discovered valuable for tending to the focal subjects were
considered. In particular, emphasis was on past works of urban decadence and urban land
values.
2.1.1
Evolution and Goals of Urban Regeneration
From the foregoing, it has been established that our built environments are decaying, and
that citizens on their own together with public institutions cannot save them. Government
must step in and “help” the citizens with urban regeneration, while responsible citizens
should collaborate with the government in its effort. Urban regeneration can be described as
a deliberate effort to change the urban environment through planned large-scale adjustment
of existing city areas to present and future requirements for urban living and working,
7
(Osuide 2004). From this description, it is obvious that urban regeneration and urban
renewal mean the same thing and serve the same purpose; of providing safe and sanitary
housing for the people. Urban renewal was launched in 1949 with the blessings of
Democrats, and Republicans, Liberals and conservatives, big labour and big businessmen.
(Wilson 1963). It emerged out of the public housing slum clearance movement and became
known as urban redevelopment as expressed in the 1949 Act. The Act was aimed at
providing better housing through the spot removal of residential slums.
Yet unlike the slum clearance formula that replaces each demolished structure with 9 new
low-cost units, there was no necessary link in the redevelopment programme between
dwelling torn down and the units that went up in their place. (Kayes 1973). The initial
programme was bitterly criticized. In response to the deficiencies of the 1949 Act,
amendments were offered in 1954 which transformed the programme from one aimed at
bulldozing residential slums to one concerned with conserving and rehabilitating the existing
stock within the broad framework of the workable programme. “Urban redevelopment”
became “urban renewal”. The terms redevelopment and renewal are technically widely
separated according to Glazer (1965). Redevelopment means total clearance of an area and
refers to treatment made possible by 1949 Housing Act. The phrase “urban renewal” with its
emphasis on revitalization of the existing physical plan, emerged with 1954 bill. An
innovation in the 1954 housing Act placed responsibility upon the local agencies to develop
an action plan for renewal – an overall community programme for the removal of slums and
blight.
The total clearance programme is based on the assumption that some of the housing in the
project area is deteriorated or dilapidated and must be removed in order to ensure the future
8
well-being of the surrounding neighbourhood. In response to continual exhortation and
pressure to do something to ‘save’ the built environment, and improve housing, the goals of
regeneration should attempt to do the following: eliminate sub-standard and other
inadequate housing through clearance of slum and blighted areas; stimulate sufficient
housing production and community development to remedy the housing shortage; realize the
goals of decent home and suitable living environment. These goals no doubt are lofty. Better
homes, improved neighbourhoods, and the elimination of slums all are desirable. The
difficulty is not with the goals, but with the means of accomplishing them and with the
consequences that result.
2.1.2 Socio Economic Characteristics of Urban Renewal
Cities are currently facing major challenges to their quality of life and to the range of
opportunities that urban environments can offer their residents. One can speak about three
main families of challenges for sustainable urban regeneration: environmental (climate
change, carbon emissions and resource use), social (inequality, cohesion and health), and
institutional (governance and geographical disparities).
The reality of climate change presents particular challenges for cities. Flooding, heat waves,
droughts and other extreme whether events impact physically on urban neighbourhoods and
infrastructures, and consequently on the health and mortality of urban populations. They can
also impact indirectly on urban communities and economies through damage to key assets
and creation of uncertainty about the future, which together erode confidence in investment
both in social and financial capital.
9
Cities also provide a variety of production and consumption benefits to individuals who live
there. One striking observation is that all else being equal, it appears that worker
productivity and average wages are higher in more densely populated areas. Economists
think these gains come from the fact that the larger the city, the more opportunities workers
have to interact with other skilled workers and gain valuable experience that they carry with
them throughout their careers. Concentrations of people also make a variety of amenities,
such as restaurants or theaters, commercially viable. Of course, there are limits and costs to
urbanization. Higher population densities come with higher cost of land (rents) as well as
more congestion and crime. At some point, these costs will discourage further development.
2.2
The Approach of Value Capture in Urban Renewal
Urban renewal practices are excluded from the regulatory planning system due to the
project-led approach instead of a plan-led approach. Urban renewal practices since 2004 are
applied with special purposed laws. These special laws bypass the hierarchy that exists
within the regulatory planning system. Especially, in 2012, the Transformation Law for
Areas at Risk of Natural Disaster (Law No. 6306) entered into force as an important and
controversial legal tool for urban renewal. The purpose of this law is to identify risky areas
for disaster, as well as other urban and rural lands in which risky structures outside these
areas are located, and to specify the procedures and principles of improvement, liquidation,
and renewal. According to this definition, risky areas are those that bear the risk of causing
loss of life and property due to the ground structure or the construction on the ground. These
areas are determined by the Ministry or the Administration and later confirmed by the
cabinet upon the proposal of the Ministry.
10
Urban renewal legislation gives discretionary power to both central governments and local
administrations on various issues, such as determination of the renewal area or completion
of the implementation, unlike the legal instruments of the regulatory planning system. The
main actors of the urban renewal implementations are central and local governments. TOKI
(mass housing administration) and the Ministry of Environment and Urbanization are the
most important actors for urban renewal in terms of central governments. In 2004, TOKİ
received significant authorization in urban renewal areas with Law No. 5162. The Ministry
of Environment and Urbanization has become the main actor of urban renewal projects with
Law No. 6306 since 2012. The Ministry takes the authorization for the determination of
urban renewal areas, making and approving plans regarding these areas and certifying the
constructions to be built on these areas. In short, the Ministry is the sole authority in the
implementation of an urban renewal project from the beginning to the end (Gür & Türk,
2014).
Urban renewal practices are a tool of intervention that directly affects property rights.
Constitution states the entitlement to property rights by persons and these rights cannot be
limited except for public benefit. Although the right to property is protected by the
Constitution, establishment of healthy living spaces is enabled by the renewal projects that
aim to restore ‘derelict’ and ‘obsolescent’ areas economically, socially, physically and
environmentally over the long term. From this point of view, the right to property, which is
protected by law and can only be restricted for the public welfare, is interfering with the
urban renewal projects (Tarakci and Turk, 2015). For this reason, the concept of "property
rights" has been key since the beginning of urban renewal projects and determines the way
in which urban renewal projects are managed by categorizing the residents. Property rights
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are a concept based entirely on the document of property, and defines the extent to which the
inhabitants are involved in the projects. Since Nigerian's urbanization policies depend on
day-to-day politics, the periods during which the property documents were received have
resulted in the formation of various types of properties even in the same neighbourhood.
Urban renewal practices are constructed on a system based on the legal status of property
(Şen & Turkmen, 2014), such as holders of land allocation certificates, holders of land titles
and those without any certification. The land allocation certificates distributed in the 1980s
with the amnesty building law allocate the right for actual utilization to gecekondu owners.
Thus, the owners of the gecekondus have gained some legal rights. Those who have legal
property are equipped with the power to refuse the offers of the municipalities. On the
contrary, those who have no documents are more willing to participate in the projects by
accepting offers in negotiations (Kuyucu & Ünsal, 2010). The existence of different
property structures gives the power of discretion to authorities on important issues such as
valuation and expropriation.
Land value capture from the planning are transferred to the public as macro, direct and
indirect (Alterman, 2012). As a result of the urban renewal project, the value capture
determined by the public are macro instruments like as land acquisition for the public
service facilities; direct instruments like as infrastructure participation fee; Indirect
instruments like as value-added tax.
2.2.1 The Operation of Urban Regeneration Programme
In essence the urban regeneration programme attempts to rebuild rundown areas of cities by
feeding large amount of public fund and government power into the normal operation of the
12
private market. It does complement the private market; it short-circuits it. The programme
works in the following sequence: first, a section of a city is designated as an urban
regeneration area, and plans are drawn up and approved by local renewal agency, the local
governing body and state agency. A public hearing is then held at which local renewal
official’s document their case for urban regeneration. At this point other citizens interested
in the project have the opportunity to speak for or against it. Once the planning is completed,
execution starts. Though some execution activities may be carried on simultaneously, there
are six basic steps:
1. Land Acquisition: The land and the building are usually acquired by negotiation with the
owners, but if this fails, the regeneration authority will use the power of eminent domain to
force the recalcitrant owners to sell; in case like this, the purchase is determine by
independent appraisals.
2. Displacement and Relocation: Individuals, families and business located in the area are
forced to move and find homes or establish their business elsewhere. The law provides for
some compensation and required renewal authorities to relocate them satisfactorily, although
in practice this does not always happen.
3. Site Clearance: The wrecking cranes and the bulldozers demolish any building not
considered useful by the regeneration authorities.
4. Site Improvement and Supporting Facilities: The cleared land is usually improved by
the construction of streets, servers, water mains, lighting systems, schools, libraries, and
parks.
13
5. Disposition of Improved Land: The cleared and improved land can be sold, leased,
donated, or retained by the regeneration agency. Usually the land is sold to private persons
either by competitive bidding or by negotiation between officials of the agency and private
investors.
6. New Construction: The new construction may be residential, industrial, commercial or
public. However, the eventual developer is usually obliged to build according to a general
plan approved by the regeneration authorities. This is usually the systematic operation of
regeneration programme that is dammed by some; praised by many, and understood by very
few. The picture is often painted like this: before-dirty, dark, ugly slums, after-clean, bright,
beautiful buildings.
The contrast is clear, the appeal seductive, but this picture shows only the hopes and wishes
of urban regeneration. The realities of its costs and physiological consequences are
drastically different.
2.3
Urbanization in a Developing Economy
The bursting rate of urbanization has been one of the major issues/challenges which many
national and local government authorities in developing nations/economies have to grapple
with. (Dimuna and Omatsone, 2010) opined that developing countries face greater
urbanization challenges than developed countries as the latter urbanized at comparatively
leisure pace unlike the former (Mabogunje, 1985) sees urbanization as a process of human
agglomeration in multi-functional settlement or relatively substantial size. (Adesina, 2003)
notes that urbanization process does not only cause transformation of towns, cities and
metropolitan areas, but also depopulates rural setting at the same time through rural-urban
14
migration of economic active population. Urbanization all over the globe manifests not only
in terms of extension of the urban environment in territorial coverage but also in population.
The present day developing countries/economies did not experience urbanization in their
cities until after the Second World War, when some of them became European colonial
settlements. However, most developing countries including Nigeria have their landscapes
phenomenon only dominated by urban centers with their attendant issues/problems.
During the 1999 World Habitat Day, the United Nations Fund for Population Activities
(UNFPA) remarked that urban revolution had begun and that Africa and other developing
countries would be the most challenged. According to their projections, fastest population
growth would take place in Africa and the rise would continue over the years. Table 1 below
shows the actual and projected population of African continent from 1900 to 2030.
The United Nations estimated in 2007 that about 3 billion (about 50%) of the 6.572 billion
people live in the urban areas and projected that the proportion of the world’s population
living in the urban areas would hit over 61% by the year 2030 (UNFPA, 2007; Jiboye,
2011). The bulk of the growth in the urban population according to the projection would be
in developing countries particularly African Continent.
The urbanization crisis in developing countries is characterized by high rate of over
population, congestion, pollution, inadequate housing/shelter, squalor underdevelopment,
and increasing incidence of poverty, crime, etc (Jiboye, 2011). The effect has never been felt
as improvement in the national economy or welfare of the citizens. Another report of the
United Nation’s Habitat (UN-Habitat, 2007) has it that about a billion people already live in
slum conditions around the world and that slums are growing dramatically within the
15
world’s poorest cities, especially in Sub-Sahara Africa and Asia. Nigeria shares seriously in
the urbanization and proliferation of slums scourge. Available data put the Nigerians
population growth rate as 5.8 percent, and urban population at 62.66 million people (i.e
about 43 percent of the national population). The Nigerian urban population proportion has
been projected to be more than 60 percent of the national figure by 2025 (UN, 2007).
(Dimuna and Omatsone, 2010) estimated that about 80% of the urban population lives in
slums and squatter settlements without adequate water, lighting, sanitation and waste
disposal in developing countries. A joint study by Lagos State Government and United
Nations’ group in 2001 revealed that about 42 towns in Lagos alone could be classified as
slums and direly yearn for upgrading or regeneration (Atere, 2001). The main challenges of
urbanization in most Nigerian Urban cities are acute shortage of shelter/housing,
waste/garbage disposal, traffic jams or congestion due to insufficient number of bridges and
or arteries and the deplorable state of the roads in some instances, flooding, crime and other
social vices. Others include increase in demand for urban services namely- housing,
education, public health and a generally decent living environment, loss of biodiversity and
green house, warming, desertification, degradation of agricultural land, air and water
pollution, environmental decay, slums, insanitation, overcrowding, housing congestion,
crime and violence, etc. (Omisore and Akande, 2003; Ogunleye , 2005; Jiboye and Omoniyi,
2010; Daramola and Ibem, 2010). Nigeria urban centers are characterized by a dominant
feature which is degrading state of the physical environment.
This barrage of urbanization challenges have been tackled over the decades through urban
renewal, slum upgrading and outright clearance in many cities in Nigeria, but without much
16
effect to stimulate any form of sustainability (Jiboye, 2011); hence some scholars oppose
urban renewal as the antidote or panacea to urbanization challenges.
2.4. Urban Renewal Issues
The decay or deterioration of urban centers is described by (Dimuna and Omatsone, 2010)
as a process as against a willful act which cannot be corrected on command or by a
presidential fate. Concerted efforts are necessary along diverse fronts to cause regeneration
or renewal of deteriorated urban centers to standards reflective of the point in civilization at
the time. Citizens on their own or together with public institutions cannot save the
devastating/ravaging effects or uncontrolled rapid urbanization on the urban cities (Dimuna
and Omatsone, 2010). Government direct intervention in the matter is sine-qua-non but the
citizens must collaborate.
Urban renewal philosophy and programme attempt to accomplish the following:
- To eliminate sub-standard and other inadequate housing through clearance of slum and
blighted areas;
- To stimulate sufficient housing production and community development to remedy
housing shortage.
- To secure decent home and suitable living environment
- To eliminate or mitigate crimes and other social ills, etc
These goals and promises of urban renewal are quite laudable and lofty. The optimistic
public administrator is easily attracted by these enticing dividends of urban renewal. But he
must thread with caution. Historically, the public housing slum clearance exercise under
17
urban redevelopment in the American 1949 Housing Act served as a reference point/case
study in provision of better housing through the spot removal of residential slums. The bitter
criticisms generated by this initial urban redevelopment programme led to the amendments
in the Provisions of the Housing Act in 1954 which introduced urban renewal in the place of
urban redevelopment (Glazer, 1965).
Urban renewal from the 1954 Act emphasizes revitalization of existing physical plan as
against total clearance of an area. The concept of urban renewal expects the relevant local
agencies to develop an action plan for renewal which will be an overall Community
programme for the removal of slums and blights otherwise approaches have been criticized
as counter-productive in stimulating desired sustainability. The Maroko slum clearance
exercise indeed led to further impoverishment of the urban poor who were evicted from the
area without any form of compensation or alternative accommodations. If the area
concerned were the original ancestral home of a people, as many slum areas of our urban
centers are (Ogui-Urban Jungle in Enugu for example) a total clearance and redevelopment
will mean annihilation of a cultural group. This will be a tragedy and would be vehemently
resisted. It can lead to chaos, unrest, militancy and perpetual sabotage or guerilla warfare in
the neighborhood.
2.5. Steps for Successful Urban Renewal Operation
Urban renewal operation should not be a riotous or war like over-run or conquest with
military power/might. It is indeed a programme of rebuilding rundown neighbourhood of
cities through injection of huge amount of public funds and government power (governance)
into the normal operations of the private market (Dinunu and Omatsone, 2010). Urban
18
renewal programmes or projects are often beyond what a municipal council or local
government council can undertake.
In federated nation as Nigeria, there should be a statutory agency at, the least, state level
with other sub-agencies at local levels that should be charged with the co-ordination,
supervision and implementation of urban renewal projects for smooth and successful
operation.
The steps involved are:
i.
Planning
The agency identifies an area or neighbourhood requiring renewal and draws up plan for
renewal which is scrutinized and approved by relevant authorities for implementation.
International Journal of Development and Economic Sustainability. The public hearing on
the proposed renewal programme is held at the very local level to offer opportunity to the
citizens/people concerned to air their views and also appreciate the need for the renewal.
Land Acquisition (Revocation of Rights of Occupancy).
Ideally, the land and buildings affected should be acquired by government (or her agency)
through negotiation/private treaty with the owners and in extreme situation where this failed,
by exercising power of eminent domain. In either of these situations, the professional
services of the Estate Surveyors and Valuers are required.
ii.
Displacement and Relocation
Affected families and business are either given monetary compensation or resettled in
alternative location or both.
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iii.
Site Clearance
This involves tearing down and removal of debris of buildings and structures considered un
useful by the renewal authority.
iv.
Site Improvement and Supporting Facilities/Infrastructure
Provisions of well-constructed roads/streets, water supply distribution network, lighting
systems, and other social amenities and services follow site clearance.
v.
Disposition of Improved Land
The improved land/sites can be disposed through sale, lease or donation to private investors
or retained by the government agency.
vi.
New Construction/Development
New construction or development follows disposition of the improved land. However, the
use and development must be strictly in consonance with a general designated use and plan
approved by the statutory agency responsible for the renewal project. The new construction
could be for residential, commercial or industrial depending on the philosophy and
perception of the statutory agency that coordinates the project.
These steps and processes are summed up in the picture often painted as before-dirty, dark,
ugly slums; after-clean, bright, beautiful buildings/neighbourhood. However seductive urban
renewal may appeal, it must be noted that its costs and physiological consequences are
enormous and drastically different. Some of the social welfare and public issues that arise
among other things are:
20

How does the relocation affect the families’ ability to meet the society’s minimum
standards for quality and quantity of living space?

Does the relocation enable the families fulfill their needs and desires in the ways of
housing and neighborhood characteristics and convenience to employment,
community facilities, family friends, etc?

What are the cost implications in terms of financial, social, psychological and
emotional induced by the relocation?

Unless these issues are considered and duly provided/arranged for in advance before
displacement of families occur, hardships, and new slums and squatter settlements
are bound to spring up in other locations leading to more complicated problems.
2.6. Urban Renewal Experiences
Anderson (1964) summarized the results of his study of the American public housing slum
clearance exercise in 1949 under urban redevelopment programme thus:

More homes were destroyed than were built

Destroyed homes were predominantly low-rent ones

Constructed buildings were predominantly high-rent ones;

Housing conditions were made worse for those whose housing conditions were least
good.

Housing conditions were improved for those whose housing conditions were best.
A few instances of urban renewal experience in Nigeria need to be mentioned. The Ndoki
and Aggrey Road Water Front slum clearance/urban renewal exercise in Rivers State
showed that the scheme rather than solving the housing problems of the squatter dwellers
21
compounded them to worse conditions. The redevelopment only provided 27.3 percent for
low-income group and the rest for medium – and high – income groups. Therefore, it can be
said that about 72.7 percent of the original residents did not return back to the
neighbourhood after completion of the scheme. The exercise engendered:

Breaking up of social relationships

Upsetting of existing economic systems and opportunities

Compounding congestion and pressures on Port-Harcourt infrastructure due to
migration of displaced squatters.

Expanding and emerging of more marginal water front squatter settlements.

Expansion and or emergence of other squatter settlements elsewhere in the city
(Ibeakuzie, 2002; Dimuna and Omatsone, 2010).
Maroko and Aja slums/urban renewal schemes in Lagos in 1990 and 1995, respectively, as
well as 2010 Kubwa and Lugbe Districts demolition and displacements in the Federal
Capital Territory, Abuja are other experiences in Nigeria. The residual effects of the
schemes are the same as in the American experience, the housing conditions are improved
for those whose housing conditions were best in sacrifice of those whose housing conditions
were the least.
Urban Renewal Programme in Metropolitan area of Alexandra in South Africa set out to
achieve the following seven (7) targets/objectives after its 7-years life span:

Reduction of unemployment by 20% or more through stimulation of incomegenerating opportunities for the economically active population of the city.
22

Effective services that are paid for. It envisages over 90% payments for the
appropriate and affordable services provided for.
through sufficient policing, criminal justice and emergency services equipment and
capacity.

Effective Local Administration – through provision and maintenance of local
government services in a manner that is well planned, administered and accountable
to the public.

A healthy environment – through creation of a clean living environment with parks,
clean rivers, air, well-managed utility services and access to effective health and
social services.

An effective housing environment – through provision of a choice of sustainable and
affordable housing with secure tenure and well regulated in terms of density and
quality.

A sustainable community and civic pride – through creation of sustainable, strong
community identity; respect and protection of the environment; civic values and
human dignity, etc (Rauch, 2002).

It is worthy to note that urban renewal programme usually brings about revitalized
urban environment which is both dramatic and exciting. Entirely new and fresh
homes, buildings, offices, shops or cultural institutions spring to replace disorder and
decay found in the neighbourhood a few years back. There is no doubt that nations
which wish to tackle serious social crimes and disorder in the society must start with
addressing the issue of urban slums. (Soarinen, 1966) remarked that man’s physical
and mental development depends largely on the character of the environment in
23
which he is nurtured as a child; where he lives and works. Hence, there is no
alternative to concerted efforts to eradicating or mitigating urban slums through well
formulated and coordinated urban renewal programmes in the developing economies
if the countries must evolve to reasonably rank with those in developed economies.

(Dimuna and Omatsone 2010) decried the poor effort of state governments in
Nigeria towards the issue of urban renewal. They noted that apart from a few states
such as Lagos and Akwa Ibom and FCT Abuja that had embarked on urban renewal
projects, urban development in Nigeria was chaotic, and strong indications abound to
suggest that the situation would worsen in the years ahead as the policy makers
appeared to hardly understand their roles in the orderly planning of the nation’s
towns and cities. This unfortunate situation is a serious challenge to our
contemporary urban policy makers, town planning and development control
authorities as well as urban and regional (town) planning and allied professions.
24
CHAPTER THREE
RESEARCH AREA AND RESEARCH METHODOLOGY
3.1
Preamble
This chapter focuses on how the study was conducted and describes the research design. The
subsequent stages will be the sources of data collection, population, data collection
instruments, data analysis technique and profile of the institution for the study.
3.2
The Study Area
Osogbo is a city in Nigeria. It is the capital of Osun State. Osun State was created in 1991.
Oshogbo city seats the Headquarters of both Oshogbo Local Government Area (situated at
Oke Baale of the city) and Olorunda Local Government Area (situated at Igbonna Area of
the city). It is the some 88 kilometers by road northeast of Ibadan. It is also 100 kilometers
by road south of Ilorin and 115 kilometers northwest of Akure. The city had a population of
about 156,694 people as of 2006 according to the census; the postal code of the area is 230.
Oshogbo lies on the railway line from Lagos to Kano. It is known for the Oshogbo School of
Art and the Oja Oba Market building. Oshogbo is a major dying center, textile production,
foam making, and pencil. The city is served by a local airport.
3.3
Research Methodology
The information for this paper were gathered from two principal sources viz primary and
secondary sources. The primary sources include the administration of a well-structured
questionnaires and interview of one hundred and ten respondents. The data collected were
presented using simple table of frequency and percentage.
25
3.4
Data Collection
Both primary and secondary data were sourced for the purpose of accomplishing the study
objectives. Data for this study were be collected through the questionnaires, personal survey
and oral interviews which are the primary sources of data and also through textbooks,
Journals, Seminar papers, Internet materials, conference papers, workshop papers and past
research works on related topics which make up the secondary sources of data (Udo,2004).
The main instrument for data collection is the questionnaire which was given out to
residents living in the study area. Other research instruments used were oral interviews and
personal survey.
3.5
The Study Population
Adams and John (1917) states that population is a collection of individual items whether to
people of things that is to be observed in a given problem.
The research entails the survey which does not deals only with the study population but with
data to be extracted from the population which sample frame was derived. The sample
technique involve making sure that each member of the population is selected which will
assist in establishing theoretical basis for the study.
3.6
Sample Frame and Sample Size
Data were extracted from satellite remote sensing images. It analyzed temporal differences
in urban quality in the city using uniform parameter of urban blight measurement. It
presented a classification scheme for mapping urban decay from remote sensing data using
composite parameters including urban densities, urban accessibility, age and type of
building materials and vegetation/impervious surface components
26
3.7
Sampling Techniques
The sampling techniques is adopted for this research work stratified random sampling, the
reason is that the study area is large, therefore is need to select sample randomly.
3.8
Research Design.
This study is therefore a survey in which data was collected across a population by simple
sampling. Purposive sampling was used to select an area in the study area. Questionnaires
were administered by the researcher personally and respondents were educated on how to
fill the questionnaire.
3.8.1
Method of Data Analysis
This simply means the interpretation of the data obtained so that it could be properly
understood by a layman. All the data obtained will be analyzed critically to know the
problem been faced by the people. However the data collected will be analyzed using
descriptive statistical method such as frequency tables, mean etc.
27
CHAPTER FOUR
DATA ANALYSIS AND PRESENTATION
4.1
Preamble
The project is designed to investigate on the prospect and problems associated with urban
renewal in Osogbo. Questionnaire were prepared by the researcher and distributed to people
living around the study area.
The data collection were analyzed by survey of inhabitation residing in Osogbo community.
120 questionnaire were administered and 110 were received out of the questionnaire. Total
were used in the presentation of the data through frequency and percentage table method
was used in testing the problems of urban decadence in Osogbo.
4.2
Data Administration
One of the instrument used for data collection is a questionnaire, the total number of 120
questionnaires were administered out while the number of 110 were retuned. The
questionnaire given out to estate surveyors and valuer, officers of Osun – State ministry of
lands and some property owners.
4.3
Data Presentation
The responses to questions which are relevant to the research questions were here analyzed
in tables using frequencies and percentages and the outcome of the analysis provided
answers to the research questions. The aim of the research questions was to find out impacts
of urban decadence on urban land values in Osogbo.
28
Table 4. 1 Questionnaire Administered
Questionnaire
Respondents
Percentage
Returned
110
92%
Not Returned
10
8%
Total
120
100%
Source: Field Survey, 2019
From table 4.1, it can be seen that a total of 120 questionnaires were administered out which
110 were returned. The analysis shows that data retrieved from 92% of the respondents who
be analyzed for their study.
Table 4. 2 Occupation Respondent
Occupation
Respondents
Percentage
Student
20
18%
Civil servant
50
45%
Trader
30
27%
Farmer
10
9%
Total
110
100%
Source: Field Survey, 2019
Table 4.2 above indicates the occupation distribution of the respondents, 20 respondents
which represents 18% of the total respondents were students, 50 respondent of which
represents 45% of the total population represents civil servants, 30 respondents represents
27% were trader, while 10 respondents which represents 9% were Farmer, hence majority of
the respondents (50%) were civil servants. It can be deduced that most of the respondents
are literate.
29
Table 4.3 Age Distribution Respondent
Age
Frequency
Percentage
25 – 30 years
17
16%
31 – 45 years
30
27%
46 – 55 years
40
36%
56 – 65 years
18
16%
65 years and above
5
5%
Total
110
100
Source: Field Survey, 2019
In the table 4.3 above 17 of the respondent which represent by 16% were those that are
between 25 – 30 years, 30 respondents which is represented 27% were those their age fall
between 31 – 45 years. Also, 40 respondent which represents 36% their age fall between 46
– 55 years, 18 respondents which represents 16% fall in the category of 55 – 65 years and
above 65 years respondents were 5 represents 5% respectively. It shows that young people
are living in this area to have time to identify all these impact.
Table 4.4 Gender of the Respondent
Sex
Frequency
Percentage
Male
65
59%
Female
45
41%
Total
110
100
In the table 4.4 above represent sex distribution of the respondents of which 65 respondents
which represents 59% were male and 45 respondents which represents 41% were female. In
30
the above the percentage of male is more than that of female in the area. Hence majority of
the respondents (65%) were male
Therefore, the survey was easy to carry out and make more vigilant to identify those
problems.
Table 4.5 Accommodation Details
Types of Accommodation
Frequency
Percentage
Tenement Building
40
36%
Bungalow
20
18%
Duplex
17
16%
Block of flat
33
30%
Total
110
Tenement building is the most popular type of accommodation occupied by the respondent
with 40 respondents represented by 36%, bungalow with 20 respondents represents 18%, 17
respondents are living in compound house which represents 16% while block of flat with 33
respondents represents 30%.
Table 4.6 Facilities Provided
Facilities
Frequency
Percentage
Pipe – borne water
12
11%
Bore – hole
25
23%
Well
40
36%
Electricity
10
9%
Telephone
5
5%
Bucket latrine
-
31
Pit latrine
15
14%
Septic tank
3
3%
Total
110
100
Source: Field Survey, 2019
From the survey above 12 respondents which is represents by 11% of the total respondent
agreed that they have pipe borne water, 25 respondents of the total respondents agreed that
they have bore-hole, 40 of the respondents that represents 36% agreed that they have well
water, 10 respondents which represents 9% agreed that they have telephone service, 15
respondents represents 14% agreed that they have
pit latrine as sanitary facilities in their
house. While, 3 respondents represent 3% agreed that they have septic tank as sanitary
facilities in their house.
Table 4.7 State of Infrastructure in the Study Area?
Table 4.7 Socio – economic characteristics of the residents
Types Infrastructure
Very Good%
Good%
Poor%
Very Poor%
Pipe – borne water
11
17
35
47
Bore – hole
20
30
25
35
Well
60
30
10
10
Electricity
50
40
10
10
Telephone
60
30
10
10
Bucket latrine
25
25
35
25
32
Pit latrine
15
35
30
20
Septic tank
10
35
20
45
Source; Field survey, 2019
Table 4.8 Extent in which physical infrastructure as affect development in the study
area
Response options
Frequencies
Percentages
Very large extent
12
11%
Large extent
20
18%
Low extent
30
27%
Very low extent
48
44%
Total
110
100%
Source; Field survey, 2019
Interpretation:
Table 4.7 shows that 12 respondents representing 11% are of the opinion that the socio
economic of the residents are at large extent. Twenty (20) respondents believe that their
socio economic characteristics are at a large extent representing 18% of the respondents.
Twenty five (30) respondents representing 27% of respondents said their socio economic are
at a low extent. As much as 48 respondents representing 44% of respondents are of the
opinion that their socio economic characteristics are at a very low extent.
It is established that the main responsibilities of the government should include planning,
developing and delivering services conforming to urban decadence and urban land value
which will lead to standards of safety, health and environmental issues. Due to lack of
33
adequate funding, machineries and resources for routine and miscellaneous duties are often
over-looked and the quality level of products and services provided suffers.
Table 4.8 What is the physical status of infrastructure?
Table 4.8 Physical status of infrastructure
Response options
Frequencies
Percentages
Excellent
10
9%
Good
22
20%
Averagely adequate
30
27%
Not adequate
48
44%
Total
110
100%
Source; Field survey, 2019
Table 4.8 shows that 10 respondents representing 9% opined that their physical status of
their infrastructure are effectively managed and okay to a good extent. 22 respondents
representing 20% are of the opinion that their physical status of their infrastructure are
adequately good to some extent. 30 respondents representing 27% says their physical status
of their infrastructure are averagely okay. The last group consisting of 48 respondents
representing 44% responded that physical status of their infrastructure are not adequately
okay.
Effective infrastructure should inculcated in the government provisions which should
sufficiently adequate in areas of finance, modern automation and skilled personnel (staff).
Funding of infrastructure is dependent on how efficient management is and their over-all
maintenance policy, due to poor or lack of good maintenance culture in Nigeria. The
34
absence of modern automation in the production stages is a direct consequence of low
output.
Table 4.9 What is the value of land between years 2010 to 2018?
Table 4.9 Value of land between years 2010 to 2018
Area
2010
2012
2014
2016
2018
Oke-Baale Area
Plots facing the road N 500k
N 500k
N 650k
N 800k
N 1mk
Plots are the rear side
of the road
N350k
N 350k
N 400k
N 550k
N 600k
Plots facing the roads N 500k
N 500k
N 600k
N 750k
N 800k
Plots are the rear side
of the roads
N 250k
N 250k
N 350k
N 400k
N 500k
N 500k
N 500k
N 600k
N 750k
N 800k
Plots are the rear side
of the road
N 250k
N 250k
N 350k
N 400k
N 500k
Oke-Ayeepe Area
Ilesa Garage Area
Plots facing the road
Source; Field survey, 2019
The above tables indicates the variations between the values of land in the study area
between year 2010 to 2018 in different area of the study area.
Table 10 What are the factors influencing land value?
Table 10 Factors influencing land value
Response options
Frequencies
Percentages
Location
30
27%
35
Uninterrupted power supply
30
27%
Availability of Water
35
32%
Management system
15
14%
Total
110
100%
Proper waste disposal
Source; Field survey, 2019
Table 4.9 shows that 30 respondents representing 27% opined that location constitute to the
factors that influencing land value likewise 30 respondents representing 27% are also of the
opinion that uninterrupted power supply also serve as a great factor that influence land value
in the study area, 35% which has the highest percentage of 32% says availability of water is
the major factor that constitute to the factors influencing land value, while 15 respondents
that represents just 14% says proper waste disposal serves as a factors influencing land value
in the study area.
Real property has no value if it has no utility and not effectively demanded. Real property
has significance only if it satisfies man’s needs and desires. It is man’s collective desire for
real property that gives rise to value. Thus, the ability of a property object to satisfy man’s
needs and desires together with its degree of scarcity and utility compared with others makes
man to ascribe value to it. Property value, therefore, is the money obtainable from a person
(s) willing and able to purchase property when it is offered for sale by a willing seller,
allowing for reasonable time for negotiation and with the full knowledge of the nature and
uses which the property is capable of being put.
36
CHAPTER FIVE
SUMMARY, RECOMMENDATIONS AND CONCLUSIONS
5.1
Preamble
Having presented and analyzed the data extracted from the questionnaires, interviews and
personal observations, some principal findings, conclusion and recommendations could be
made.
Urban decadence has always formed part of the complex urban dynamic. It is usually
recognize as an has capable response to the decaying nature of agent cities urban renewal
activities are therefore underline by the desire to rebuild create urban environmental with
aesthetic quality and virile economic base. But urban renewal has been occasional by some
other factors.
Disaster such as war, fire and earthquake as they affect cities have given rise to urban
renewal programmes the need to pressure are long standing historical value has also been
used as basis for urban renewal.
5.2
Summary of the Study
Urban decadence has featured as one of the most controversial. It has generated unresolved
dispute between planners and planned especially over its social and economic consequence.
37
In the word of Anderson (1968), urban renewal at first glance would seen to be most
desirable programmes, realities of its cost and consequence are drastically different.
5.2.1 Summary of Research Finding
In the course of examining the prospect and problem of urban renewal and the study centers
on Osogbo, Olorunda Local government the study area. Some observation were made to the
course and effects of the note problem some of which areas follows. Tenement building is
the most formula types of accommodation occupied by civil servant with 36.5% of the
sample living in types of accommodation whole some of the workers are squirting because
they not been able to secure the available premises or binding. Among the greatest problem
of urban renewal in Osogbo (Olorunda Local Government) is that overcrowding this is a
result of the population of which has increase the living standard of that area.
In the study area the problem cause by urban decadence is of human problem, political
problem, and economic factors including the administration barrier. Also the problem can
said to be the over use of facilities and problem of insecurity of life and properties.
5.3
Recommendation
The prospect and problem of urban decadence in Olorunda Local Government has been
examine in chapter five with the aims of proffering suggestion towards a better loving
atmosphere. However, effort been made so far by the state government or any other arms of
government in the area within a stipulated time.
38
Also the planning work should be carried out by the government agency to get affiliation to
this department for their problem solving. Moreso, urban renewal scheme should be adopted
for easier redevelopment of such area the use survey, economic survey be considered and
functional and functional survey, social survey, and standard survey.
Having recognize the problem of urban decadence on urban land value, the following
recommendation should serve as when comment in solving these problem which can cause
reduction in land value.
1. More education and enlightment should be provided for Osogbo (Olorunda Local
Government) inhabitant as to know the effect of decadence on their land value.
2. Problem of culture norm and impact to inhabitant should be reduced so as to ensure
the efficient use of available houses.
3. Adequate provision should be made so as to reduce the physical problem such as
cost of relocation, finance price of material loss of content neighbourhood etc. by
government.
4. Government should provide skilled personnel such Architect, Surveyors Estate
Surveyors and Valuers, Economist, Accountant etc. in order to aid the efficiency of
urban renewal in Olorunda Local Government.
5. Effort should be made so as to segregate the ownership right in land that can leads to
headquarters renewal programmes.
39
6. Where customs and tradition becomes an obstacle government designed and
authorized and approved to be follow in reducing the efficient of decadence on land
value.
5.4
Conclusion
Urban renewal can be undertaken without the social economic and political street and stream
imposed on people. Existing theoretical framework have added and aborted certaining
deterioration of urban area because of their failure to come to grips with the enforce market
process. This is particularly more so in the loss developed countries because many of
presumed effects of the price system are yet to reset themselves of have not been adequately
accounted by theory. What is needed therefore is a human socio – economic and political
system that brings about needed changes to achieve greater quality and freedom.
There is need for an environment that bring about sense of commission and fellowship into
human relationship there must be compatibility among men, technology and national
environment. All these with work to generate an efficient socio arrangement which produce
human socio commitment. The net result is the provision of the level of urban life support
service consider adequate for all urban resident.
Urban renewal should be a continuing process. Delayed renewal which warrants large scale
demolition and displacement of people from their cherished house are socially, politically,
psychologically and even economical objectionable. Previous theories may be characterized
as the curse of the estate the time. Obviously, this is clear case of man human motivation
predicated on specific and efficient social arrangement, the future of urban renewal of the
type that told hardship on people will soon be a thing of the past.
40
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