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URBAN DECAY AND RENEWAL IMPACT ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN
CITYNIGERIA
BY
IDEHEN OKUNDAYO ARTHUR
MAT NO AAUSPSGRPMSC090005
DEPARTMENT OF GEOGRAPHY AND ENVIRONMENTAL MANAGEMENT
FACULTY OF SOCIAL SCIENCES
AMBROSE ALLI UNIVERSITY EKPOMA NIGERIA
JUNE 2016
2
ABSTRACT
Cities play pivotal role in the socio-economic and physical development of countries world-over Unfortunately many cities especially in developing countries fall short of their expectation as they assume chaotic physical expression of growth (decrepitude) This situation is variously interpreted as Decay Decline Rot and Sprawl Urban decay is the state of urban squalidness and overcrowdings characterized by decrepit structures poor amenities condition overcrowding under provision of amenities and general deterioration of the urban environment It is believed that obsolescence and poor planning combine with other factors bring about this urban menace Urban renewal involves the rehabilitation revitalization and regeneration of a degraded urban area This research looks at the effort by Edo State government in tackling the problem of urban decay in Benin City with focus on the cause effect the strategic approach adopted for restoration and itsrsquo impact on the quality of life of the people The study was approached by way of field investigations and data was collected from both primary and secondary sources It was revealed that the lack of attention by concerned government agencies and poverty caused the urbandeterioration problem in Benin City It was also revealed the urban decline situation largely connected to economic downturn lack of infrastructure database poor planning and non-chalance on the part of relevant stakeholders However the effort by government was noted to be appreciable The study suggested integrated renewal and sustainable approach to urban renewal programme in Nigeria
Keywords urban decay poor planning integrated renewal and sustainability
1
CHAPTER ONE
INTRODUCTION
11 BACKGROUND TO THE STUDY
Cities play very significant developmental role in all countries of the world However
one of the challenges that hinder its efficient functioning and thereby necessitates urban
renewal is the phenomenon of urban decay or urban decline (Kadiri 2012) According
to Owoeye and Omole (2012) urban decay is the process whereby a previously
functioning city or part of a city falls into disrepair and decrepitude Often urban decay
manifest dilapidation of public infrastructures de-industrialization abandoned
buildings high local unemployment fragmented families changing population
political disenfranchisement crime and a desolate in-hospitable city landscape In some
cases such desolate and inhospitable city landscape are seen to be of lsquourban blightrsquo ndash a
situation which refers to the deterioration and decay of buildings and older areas of
large cities due to neglect crime or lack of economic support (Danson 2008) The
implications of urban decay can be viewed from it physical economic and social
dimensions (Abumere 1987 Jinadu 2008 and Eni and Abua 2014) The physical
dimension exhibit urban squalidness and overcrowdings characterized by decrepit
structures poor amenities conditions and general deterioration of the urban
environment In economic terms urban decay refers to a decline in the productivity of
an area of the city leading to economic dis-investment downturn unemployment
problem and poverty The social dimension of urban decay refers to the social-cultural
deterioration often associated with physical and economic decline of parts or the entire
2
city such as hooliganism moral bankruptcy crime political unrest social segregation
internal displacement kidnapping and assassin
Urban decay is experienced in cities of both the developed and developing countries
but the approach and successes in the urban renewal attempt to addressing the problems
in these countries are far apart in the literature between the developed and developing
countries Urban decay features prominently between the 1930s and 1960s in the
developed countries (especially in America and Europe) as a result of the industrial
revolution that was experienced in these continents (Couch 1990) In Africa urban
decay is largely attributed to urbanization factor (Omole 2005 and Kadiri 2012) Some
of the world cities with urban decay challenges includes Wolverhampton City in
England Detroit in USA Sham Shui Po in Hong Kong Hillbrow in South Africa and
Nairobi in Kenya For instance in Nairobi the Kenyarsquos capital the deterioration of the
city resulted from rural-urban migration which led to the over stretch of the available
public infrastructure (Mwangi 2008) The origin of urban decay in Nigeria can be
traced to the bubonic plague and cholera outbreak that hit the city of Lagos between
1924 and 1929 This was as a result of the dirty environmentally degraded
neighbourhoods in the city Also the oil boom of the early 1970s and exploration of
coal in Enugu caused rural-urban migration in major cities like Lagos Port Harcourt
Kaduna Benin City Aba and Enugu This population influx led to the fast deterioration
of public infrastructures and generation of slums (Omole 2005 and Eni and Abua
2014)
The deterioration as well as expansion challenges faced by world cities prompted the
idea of urban renewal as a comprehensive restoration approach to the menace
3
associated with the growth of cities worldwide Urban renewal which is also called
regeneration or revitalization depending on the country and its transformation focus
involves such strategic options like clearance redevelopment rehabilitationup-grade
conservation community development and integrated planning (Gibson and Langstaff
1984 couch 1990 and Levy 2009) Urban renewal is also used to rehabilitate or
redevelop a country that is affected by war or natural disaster (Omole 2005) Countries
like Hong Kong United States of America England and South Africa hold success of
urban renewal programmes For instance in United States of America the White Plains
in New York was transformed to a big commercial centre as an urban renewal project
(Levy 2009) Many urban renewal projects have been embarked upon in the past and
recent times in Nigeria Some of these renewal projects include that of Isale-Eko Jos
Uyo Bodija Ibadan Calabar Enugu and so on One of the recent and most successful
urban renewal projects in Nigeria is that of Calabar in Cross-River State which hitherto
suffered exponential deterioration and dilapidation especially in the older part like Duke
town (Eni and Abua 2014) In some other parts of Nigeria the urban renewal projects
were however not successful Example of failed urban renewal programme in Nigeria
includes that of Maroko in Lagos state in the early 1980s and the sustainable Ibadan
Project (SIP) in 1997 that was sponsored by UNICEF and UNDP in partnership with
Oyo State Government (Basorun 2004 Omole 2005 and Okojie 2010)
Following the foot-step of other States in Nigeria Edo State government initiated the
first ever urban renewal of Benin City in 2008(Seven years ago) with a view to tackling
the urban decay problem in the ancient city The intervention covered road
rehabilitation and construction enforcement of physical development control measures
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
2
ABSTRACT
Cities play pivotal role in the socio-economic and physical development of countries world-over Unfortunately many cities especially in developing countries fall short of their expectation as they assume chaotic physical expression of growth (decrepitude) This situation is variously interpreted as Decay Decline Rot and Sprawl Urban decay is the state of urban squalidness and overcrowdings characterized by decrepit structures poor amenities condition overcrowding under provision of amenities and general deterioration of the urban environment It is believed that obsolescence and poor planning combine with other factors bring about this urban menace Urban renewal involves the rehabilitation revitalization and regeneration of a degraded urban area This research looks at the effort by Edo State government in tackling the problem of urban decay in Benin City with focus on the cause effect the strategic approach adopted for restoration and itsrsquo impact on the quality of life of the people The study was approached by way of field investigations and data was collected from both primary and secondary sources It was revealed that the lack of attention by concerned government agencies and poverty caused the urbandeterioration problem in Benin City It was also revealed the urban decline situation largely connected to economic downturn lack of infrastructure database poor planning and non-chalance on the part of relevant stakeholders However the effort by government was noted to be appreciable The study suggested integrated renewal and sustainable approach to urban renewal programme in Nigeria
Keywords urban decay poor planning integrated renewal and sustainability
1
CHAPTER ONE
INTRODUCTION
11 BACKGROUND TO THE STUDY
Cities play very significant developmental role in all countries of the world However
one of the challenges that hinder its efficient functioning and thereby necessitates urban
renewal is the phenomenon of urban decay or urban decline (Kadiri 2012) According
to Owoeye and Omole (2012) urban decay is the process whereby a previously
functioning city or part of a city falls into disrepair and decrepitude Often urban decay
manifest dilapidation of public infrastructures de-industrialization abandoned
buildings high local unemployment fragmented families changing population
political disenfranchisement crime and a desolate in-hospitable city landscape In some
cases such desolate and inhospitable city landscape are seen to be of lsquourban blightrsquo ndash a
situation which refers to the deterioration and decay of buildings and older areas of
large cities due to neglect crime or lack of economic support (Danson 2008) The
implications of urban decay can be viewed from it physical economic and social
dimensions (Abumere 1987 Jinadu 2008 and Eni and Abua 2014) The physical
dimension exhibit urban squalidness and overcrowdings characterized by decrepit
structures poor amenities conditions and general deterioration of the urban
environment In economic terms urban decay refers to a decline in the productivity of
an area of the city leading to economic dis-investment downturn unemployment
problem and poverty The social dimension of urban decay refers to the social-cultural
deterioration often associated with physical and economic decline of parts or the entire
2
city such as hooliganism moral bankruptcy crime political unrest social segregation
internal displacement kidnapping and assassin
Urban decay is experienced in cities of both the developed and developing countries
but the approach and successes in the urban renewal attempt to addressing the problems
in these countries are far apart in the literature between the developed and developing
countries Urban decay features prominently between the 1930s and 1960s in the
developed countries (especially in America and Europe) as a result of the industrial
revolution that was experienced in these continents (Couch 1990) In Africa urban
decay is largely attributed to urbanization factor (Omole 2005 and Kadiri 2012) Some
of the world cities with urban decay challenges includes Wolverhampton City in
England Detroit in USA Sham Shui Po in Hong Kong Hillbrow in South Africa and
Nairobi in Kenya For instance in Nairobi the Kenyarsquos capital the deterioration of the
city resulted from rural-urban migration which led to the over stretch of the available
public infrastructure (Mwangi 2008) The origin of urban decay in Nigeria can be
traced to the bubonic plague and cholera outbreak that hit the city of Lagos between
1924 and 1929 This was as a result of the dirty environmentally degraded
neighbourhoods in the city Also the oil boom of the early 1970s and exploration of
coal in Enugu caused rural-urban migration in major cities like Lagos Port Harcourt
Kaduna Benin City Aba and Enugu This population influx led to the fast deterioration
of public infrastructures and generation of slums (Omole 2005 and Eni and Abua
2014)
The deterioration as well as expansion challenges faced by world cities prompted the
idea of urban renewal as a comprehensive restoration approach to the menace
3
associated with the growth of cities worldwide Urban renewal which is also called
regeneration or revitalization depending on the country and its transformation focus
involves such strategic options like clearance redevelopment rehabilitationup-grade
conservation community development and integrated planning (Gibson and Langstaff
1984 couch 1990 and Levy 2009) Urban renewal is also used to rehabilitate or
redevelop a country that is affected by war or natural disaster (Omole 2005) Countries
like Hong Kong United States of America England and South Africa hold success of
urban renewal programmes For instance in United States of America the White Plains
in New York was transformed to a big commercial centre as an urban renewal project
(Levy 2009) Many urban renewal projects have been embarked upon in the past and
recent times in Nigeria Some of these renewal projects include that of Isale-Eko Jos
Uyo Bodija Ibadan Calabar Enugu and so on One of the recent and most successful
urban renewal projects in Nigeria is that of Calabar in Cross-River State which hitherto
suffered exponential deterioration and dilapidation especially in the older part like Duke
town (Eni and Abua 2014) In some other parts of Nigeria the urban renewal projects
were however not successful Example of failed urban renewal programme in Nigeria
includes that of Maroko in Lagos state in the early 1980s and the sustainable Ibadan
Project (SIP) in 1997 that was sponsored by UNICEF and UNDP in partnership with
Oyo State Government (Basorun 2004 Omole 2005 and Okojie 2010)
Following the foot-step of other States in Nigeria Edo State government initiated the
first ever urban renewal of Benin City in 2008(Seven years ago) with a view to tackling
the urban decay problem in the ancient city The intervention covered road
rehabilitation and construction enforcement of physical development control measures
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
REFERENCES
Aimiumu EE (2010) The origin of Edo People Retrieved from wwwedofolkscomhtmlhisthtm
Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
1
CHAPTER ONE
INTRODUCTION
11 BACKGROUND TO THE STUDY
Cities play very significant developmental role in all countries of the world However
one of the challenges that hinder its efficient functioning and thereby necessitates urban
renewal is the phenomenon of urban decay or urban decline (Kadiri 2012) According
to Owoeye and Omole (2012) urban decay is the process whereby a previously
functioning city or part of a city falls into disrepair and decrepitude Often urban decay
manifest dilapidation of public infrastructures de-industrialization abandoned
buildings high local unemployment fragmented families changing population
political disenfranchisement crime and a desolate in-hospitable city landscape In some
cases such desolate and inhospitable city landscape are seen to be of lsquourban blightrsquo ndash a
situation which refers to the deterioration and decay of buildings and older areas of
large cities due to neglect crime or lack of economic support (Danson 2008) The
implications of urban decay can be viewed from it physical economic and social
dimensions (Abumere 1987 Jinadu 2008 and Eni and Abua 2014) The physical
dimension exhibit urban squalidness and overcrowdings characterized by decrepit
structures poor amenities conditions and general deterioration of the urban
environment In economic terms urban decay refers to a decline in the productivity of
an area of the city leading to economic dis-investment downturn unemployment
problem and poverty The social dimension of urban decay refers to the social-cultural
deterioration often associated with physical and economic decline of parts or the entire
2
city such as hooliganism moral bankruptcy crime political unrest social segregation
internal displacement kidnapping and assassin
Urban decay is experienced in cities of both the developed and developing countries
but the approach and successes in the urban renewal attempt to addressing the problems
in these countries are far apart in the literature between the developed and developing
countries Urban decay features prominently between the 1930s and 1960s in the
developed countries (especially in America and Europe) as a result of the industrial
revolution that was experienced in these continents (Couch 1990) In Africa urban
decay is largely attributed to urbanization factor (Omole 2005 and Kadiri 2012) Some
of the world cities with urban decay challenges includes Wolverhampton City in
England Detroit in USA Sham Shui Po in Hong Kong Hillbrow in South Africa and
Nairobi in Kenya For instance in Nairobi the Kenyarsquos capital the deterioration of the
city resulted from rural-urban migration which led to the over stretch of the available
public infrastructure (Mwangi 2008) The origin of urban decay in Nigeria can be
traced to the bubonic plague and cholera outbreak that hit the city of Lagos between
1924 and 1929 This was as a result of the dirty environmentally degraded
neighbourhoods in the city Also the oil boom of the early 1970s and exploration of
coal in Enugu caused rural-urban migration in major cities like Lagos Port Harcourt
Kaduna Benin City Aba and Enugu This population influx led to the fast deterioration
of public infrastructures and generation of slums (Omole 2005 and Eni and Abua
2014)
The deterioration as well as expansion challenges faced by world cities prompted the
idea of urban renewal as a comprehensive restoration approach to the menace
3
associated with the growth of cities worldwide Urban renewal which is also called
regeneration or revitalization depending on the country and its transformation focus
involves such strategic options like clearance redevelopment rehabilitationup-grade
conservation community development and integrated planning (Gibson and Langstaff
1984 couch 1990 and Levy 2009) Urban renewal is also used to rehabilitate or
redevelop a country that is affected by war or natural disaster (Omole 2005) Countries
like Hong Kong United States of America England and South Africa hold success of
urban renewal programmes For instance in United States of America the White Plains
in New York was transformed to a big commercial centre as an urban renewal project
(Levy 2009) Many urban renewal projects have been embarked upon in the past and
recent times in Nigeria Some of these renewal projects include that of Isale-Eko Jos
Uyo Bodija Ibadan Calabar Enugu and so on One of the recent and most successful
urban renewal projects in Nigeria is that of Calabar in Cross-River State which hitherto
suffered exponential deterioration and dilapidation especially in the older part like Duke
town (Eni and Abua 2014) In some other parts of Nigeria the urban renewal projects
were however not successful Example of failed urban renewal programme in Nigeria
includes that of Maroko in Lagos state in the early 1980s and the sustainable Ibadan
Project (SIP) in 1997 that was sponsored by UNICEF and UNDP in partnership with
Oyo State Government (Basorun 2004 Omole 2005 and Okojie 2010)
Following the foot-step of other States in Nigeria Edo State government initiated the
first ever urban renewal of Benin City in 2008(Seven years ago) with a view to tackling
the urban decay problem in the ancient city The intervention covered road
rehabilitation and construction enforcement of physical development control measures
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
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Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
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Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
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LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
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Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
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Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
2
city such as hooliganism moral bankruptcy crime political unrest social segregation
internal displacement kidnapping and assassin
Urban decay is experienced in cities of both the developed and developing countries
but the approach and successes in the urban renewal attempt to addressing the problems
in these countries are far apart in the literature between the developed and developing
countries Urban decay features prominently between the 1930s and 1960s in the
developed countries (especially in America and Europe) as a result of the industrial
revolution that was experienced in these continents (Couch 1990) In Africa urban
decay is largely attributed to urbanization factor (Omole 2005 and Kadiri 2012) Some
of the world cities with urban decay challenges includes Wolverhampton City in
England Detroit in USA Sham Shui Po in Hong Kong Hillbrow in South Africa and
Nairobi in Kenya For instance in Nairobi the Kenyarsquos capital the deterioration of the
city resulted from rural-urban migration which led to the over stretch of the available
public infrastructure (Mwangi 2008) The origin of urban decay in Nigeria can be
traced to the bubonic plague and cholera outbreak that hit the city of Lagos between
1924 and 1929 This was as a result of the dirty environmentally degraded
neighbourhoods in the city Also the oil boom of the early 1970s and exploration of
coal in Enugu caused rural-urban migration in major cities like Lagos Port Harcourt
Kaduna Benin City Aba and Enugu This population influx led to the fast deterioration
of public infrastructures and generation of slums (Omole 2005 and Eni and Abua
2014)
The deterioration as well as expansion challenges faced by world cities prompted the
idea of urban renewal as a comprehensive restoration approach to the menace
3
associated with the growth of cities worldwide Urban renewal which is also called
regeneration or revitalization depending on the country and its transformation focus
involves such strategic options like clearance redevelopment rehabilitationup-grade
conservation community development and integrated planning (Gibson and Langstaff
1984 couch 1990 and Levy 2009) Urban renewal is also used to rehabilitate or
redevelop a country that is affected by war or natural disaster (Omole 2005) Countries
like Hong Kong United States of America England and South Africa hold success of
urban renewal programmes For instance in United States of America the White Plains
in New York was transformed to a big commercial centre as an urban renewal project
(Levy 2009) Many urban renewal projects have been embarked upon in the past and
recent times in Nigeria Some of these renewal projects include that of Isale-Eko Jos
Uyo Bodija Ibadan Calabar Enugu and so on One of the recent and most successful
urban renewal projects in Nigeria is that of Calabar in Cross-River State which hitherto
suffered exponential deterioration and dilapidation especially in the older part like Duke
town (Eni and Abua 2014) In some other parts of Nigeria the urban renewal projects
were however not successful Example of failed urban renewal programme in Nigeria
includes that of Maroko in Lagos state in the early 1980s and the sustainable Ibadan
Project (SIP) in 1997 that was sponsored by UNICEF and UNDP in partnership with
Oyo State Government (Basorun 2004 Omole 2005 and Okojie 2010)
Following the foot-step of other States in Nigeria Edo State government initiated the
first ever urban renewal of Benin City in 2008(Seven years ago) with a view to tackling
the urban decay problem in the ancient city The intervention covered road
rehabilitation and construction enforcement of physical development control measures
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
3
associated with the growth of cities worldwide Urban renewal which is also called
regeneration or revitalization depending on the country and its transformation focus
involves such strategic options like clearance redevelopment rehabilitationup-grade
conservation community development and integrated planning (Gibson and Langstaff
1984 couch 1990 and Levy 2009) Urban renewal is also used to rehabilitate or
redevelop a country that is affected by war or natural disaster (Omole 2005) Countries
like Hong Kong United States of America England and South Africa hold success of
urban renewal programmes For instance in United States of America the White Plains
in New York was transformed to a big commercial centre as an urban renewal project
(Levy 2009) Many urban renewal projects have been embarked upon in the past and
recent times in Nigeria Some of these renewal projects include that of Isale-Eko Jos
Uyo Bodija Ibadan Calabar Enugu and so on One of the recent and most successful
urban renewal projects in Nigeria is that of Calabar in Cross-River State which hitherto
suffered exponential deterioration and dilapidation especially in the older part like Duke
town (Eni and Abua 2014) In some other parts of Nigeria the urban renewal projects
were however not successful Example of failed urban renewal programme in Nigeria
includes that of Maroko in Lagos state in the early 1980s and the sustainable Ibadan
Project (SIP) in 1997 that was sponsored by UNICEF and UNDP in partnership with
Oyo State Government (Basorun 2004 Omole 2005 and Okojie 2010)
Following the foot-step of other States in Nigeria Edo State government initiated the
first ever urban renewal of Benin City in 2008(Seven years ago) with a view to tackling
the urban decay problem in the ancient city The intervention covered road
rehabilitation and construction enforcement of physical development control measures
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Aimiumu EE (2010) The origin of Edo People Retrieved from wwwedofolkscomhtmlhisthtm
Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
4
refuse management improvement of health and educational infrastructures traffic
management equipping of the fire fighting agency flooding and erosion control and
general beautification of the city This research focus is on the problem of decay
causes and benefits of urban renewal in Benin City
12 STATEMENT OF PROBLEM
Benin City is one of the oldest urban centre in Nigeria that initially witness rapid socio-
economic and physical development (Onokerhoraye 1995) Unfortunately the robust
developmental standing was not sustained for long as a result of urban blight and run-
down of infrastructure Before the urban renewal programme was started in 2008 Benin
City paraded a myriad of urban squalidness in most sectors of it urban life For instance
in the transport sector vehicular movement within the city posed a big problem of
congestion as gridlocks arising from the dilapidated road network resulted in both
human and vehicular traffic as commuters manage to meander through The situation
was worse-off in areas like Akpakpava Sakponba Uselu New Benin King SquareOba
market area Ogida Evbuotubu Ekenwan Ikpoba Hill and 3rd East-Circular axis The
situation was not different in the waste management and public health sectors Litters of
waste along major streets and heaps of un-evacuated refuse were common sight at most
road intersections and market place like New Benin Uselu (especially Edaiken palace
area) Oba marketKing Square Ogiso Ekiosa and Oregbeni The other notable urban
growth challenge that seriously affects residents in Benin City is flooding and erosion
which are easily noticed in places like Evbuotubu Ogiso Ogbeson (Queen Ede area)
Ogida Uwelu and Uselu Lagos road area The endless list of urban deterioration
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
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Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
5
challenges did not spare the economic growth potentials of the city due to closure of
both manufacturing and service industries like Bendel Brewery Edo Line Bendel
Insurance Company Edo pharmaceutical Company Mid-motors etc Also availability
of portable water supply has been a challenge to residents in Benin City due to lack of
supply from the state urban water board The situation is such that access to water
supply has been through the provision by few residents who resorted to borehole
drilling to source water for their private use while others catch-in on the situation to
make fortune from those residents who cannot afford borehole by selling water to them
at a very exorbitant price
Another manifestation of Benin City urban decay problem was the poor state of the
educational and health care infrastructure Most public schools in the city had their
roofs blown off while the buildings have collapse in some cases Learning aids like
chalk board were in either out-of-use state or not available at all Desk and chairs for
teacher and students were not sufficient to meet the demand by various schools Uselu
secondary school in Egor Local Government Area just like many others too numerous
to mention present a clearer picture of the problem of educationalinfrastructure decay
in most of the schools The urban derelict story is not also different in the health sector
Services in government owned hospital such as Central Hospital Benin City was at its
lowest level due to lack of equipment and other necessary infrastructure Quality health
care was only available to the rich in the society who could afford to pay the exorbitant
charges in private hospitals while previous administration watch the poor die of their
ailment or out of frustration Again due to poverty lack of social welfare and economic
support the city paraded an alarming number of street beggars tout (agbero) moral
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Aimiumu EE (2010) The origin of Edo People Retrieved from wwwedofolkscomhtmlhisthtm
Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
6
destitudes commercial sex workers hawks and street traders especially around the
King Square Ugbague Mission Road Sakponba by 3rd East Circular road junction
New Benin Market area and even some part of the Government Reservation Area
(GRA)
In view of the above described situationEdo state government embarked on the renewal
of Benin City the state capital and study area of this research with a view to addressing
the problems The exercise was focused on the demolition of properties along major
routes for road expansion and construction of walk-ways rehabilitation of public
buildings including health facilities roads and construction of drainages to check
flooding and erosion ban on the conversion of residential houses for commercial use in
certain area like the GRA removal of houses built on the moat and water ways and
enforcement of building bye laws in the State The programme also covered refuse
disposal especially from the market places and other illegal dump sites ban on the use
of motor cycle (popularly called Okada) within Benin City enforcement of traffic laws
and abolition of street tradinghawking and general upgrading of the urban fabrics
Unfortunately this urban renewal effort by Edo state government has elicited both
positive and negative reactions from residents in Benin City with respect to the
attainment of the stated goal and objectives
However before the Benin City renewal a number of researches have been carried out
on urban decay and urban renewal in NigeriaShuaeeb (2010) viewed urban decay and
the necessity of renewal on the effect of urban population growth problem and climate
change on urban infrastructure The findings were that the unprecedented population
increase in most urban centre in Nigeria caused over stretch of the available and limited
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
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Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
7
public infrastructure It also examined climate change which brought about extreme
weather condition as what contributed greatly to the vulnerability and rapid decay of
urban infrastructure (especially in countries within the Sub-Sahara belt) The research
findings implied that inadequate urban infrastructure and (renewal plans) amidst the
awakening effects of climate change on public infrastructure (especially in developing
countries like Nigeria) should be given serious attention However the research study
only laid emphasis on physical environment development and sustenance while it failed
to address the socio-economic dimensions of urban renewal
Gbadegesin Oladokun and Ayorinde (2011) examined the causes and benefit of urban
decay The study adopted the survey method It identified the Phases of urban decay in
Nigeria to include run down infrastructure environmental health issue crime and
insecurity housing problem poor productivity and market inefficiencies and
transportation problems The study viewed integrated development as a means of
achieving sustainable urban renewal However the research by Gbadegesin et al (2011)
did not examine poverty and run-down infrastructure as key issues of urban decay
Eni and Abua (2014) appraised the impact of Calabar urban renewal programme on
the quality of life of residents The survey method was used for the research
investigation as well Data was collected on the various components of urban decay in
the study area In so doing the urban renewal needs were categorized and the city up-
graderestoration approach was adopted These included the rehabilitation of public
buildings expansion ampdualization of roads construction of new roads round-about and
fly-over waste management provision of street furniture such as lightings walkway
and traffic signals planting of ornamental trees and flowers According to Eni and
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
REFERENCES
Aimiumu EE (2010) The origin of Edo People Retrieved from wwwedofolkscomhtmlhisthtm
Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
8
Abua (2014) the industrial development and the enabling environment created by
government contributed to the transformation of the city of Calabar in no small
measure Also the tourism potential of calabar was captured in the renewal The study
revealed that the city of Calabar got environmentally economically and socially
transformed as a result of it urban renewal intervention programme
The urban renewal programme in Benin City which was initiated in 2008 is the first of
its kind in the ancient city and indeed Edo State at large In the light of the above
background this research is intended to evaluate the impact of the urban renewal
intervention on the quality of life in Benin City against the backdrop of the project
executed and strategyapproach adopted seven years after hence the research gap
13 JUSTIFICATION OF THE STUDY
In the views of Jinadu (2008) urban decay is a serious environmental problem that
threatens the serviceability livability and sustainability of urban centre in the 21st
century Urban renewal is a complex process that has been commonly used to
regenerate a changing and derelict urban environment and meet the desired physical
social and economic transformational objectives of the urban area (Couch 1990 and
Lee 2009) However many completed renewal projects are roundly criticized against
the intention and out-come because they were not handled the right way or ill-conceived
and have therefore induced different social and environmental problems instead (Levy
2009)
In the light of the above it is imperative that urban renewal initiative be well articulated
by checking and eliminating chances of counter-productivity (Couch 1990 and Omole
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
REFERENCES
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Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
DataWorldbankOrgdata-catalogpopulation-projection-tables
113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
httpwww Wikipedia the free encyclopediaorgurban decay
httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
9
2005) In Nigeria a number of urban renewal programmes are reported to have failed
due to several factors including lack of planning and design community participation
abandonment poverty Poor programme initiation and execution corrupt practices
amongst others For instance street cleaning and provision of housing units for the
unemployed and the under-employed could not solve the urban derelict situated in
central Lagos but created new ones (Omole 2005)
Beyond physical development economic revitalization is one of the modern approaches
in urban renewal which plays prominent role in the sustenance of urban renewal
development This concept is of the view that with industrialization and employment
opportunities given to all and sundry people will eat well think well and reason well
and it is upon this that they can remember that it is good for them to live and inhabit a
decent environment (Robert and Sykes 2000 and Omole 2005) Social renewal is
another important aspect of urban transformation which has to do with harmonious
evolution of civil society fostering an environment conducive to the compatible
cohabitation of culturally and socially diverse groups while at the same time
encouraging social integration with improvement in the quality of life for all segment
of the population According to Assefa and Frostell (2007) and Colantonio and
Dixon (2009) a socially sustainable renewal is the finality of an effective urban renewal
while economic and environmental sustainability are both the goals and instrument for
its attainment In view of the benefits of urban renewal and considering the huge
financial involvement and socio-psychological and economic effect that do result from
a failed urban renewal an evaluation of this sort is considered apt for the urban renewal
in Benin City
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
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Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
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Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
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Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
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Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
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Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
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Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
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Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
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Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
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Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
10
14 AIM AND OBJECTIVE OF THE STUDY
This study is aim at examining the urban decay situation in Benin City and its renewal
impact on the quality of life of residents
The following are the main objectives of the study
bull To identify the causes of urban decay in Benin City
bull To examine the nature of urban decay in Benin City before 2008
bull To examine the effect of the urban decay situation on residents in Benin City
bull To examine the renewal approach and strategy for sustainability in the study
area
bull To appraise the impact of the renewal projects on the quality of life of residents
in Benin City
15 HYPOTHESIS TO BE TESTED
There is no significant difference between the quality of urban environment in Benin
City before and after the urban renewal programme
16 THE STUDY AREA
Location
Politically three local government areas constitute what is today known as Benin City
they are Oredo Egor and Ikpoba-Okha local government areas It is the capital of Edo
State the geographical unit is situated within latitudes 6deg I1 and 6deg 71 north of the
11
equator and longitudes 5deg 4 and 6deg 1 east of the Greenwich Meridian It is bounded in
the West by Ovia North East Local Government Areain the East by Orhionmwon Local
Government Area in the north by Uhunmwode and Ovia North East Local Government
Areas and in the South by Delta State The area measures approximately 1341km x
84km or 1125sqkm (Ministry of Lands and Surveys 2009) See fig 11 12 and 13
for details of the study area
Fig 11 Map of Nigeria
12
Fig 12 Map of Edo State
13
Fig 13 Map of the study area
14
161 The Physical Background
(a) Relief
The study area is a low-lying plain covered with porous Benin sand and rising to the
north to the Ishan Plateau There are no outstanding physical features such as mountains
and no solid rocks near the surface In other words the traditional city of the metropolis
is built on a nearly undulating low-lying surface Arcola (1990) noted that its local relief
is 91m above sea level Odemerho (1988) and Aziegbe (1997) explained that the
traditional city was first built on a nearly flat plateau surface as a defensive function
with the moat forming a restriction on the expansion of the town Odemerho (1988) and
Aziegbe (1997) further argued that the eastern edge of it is steeply tilted towards the
Ikpoba River that drains eastern part of the study area while the Southern edge slope
gently towards the Ogba River which drains the Western portion of the City Udo
(1978) and Omiunu (1988) stated that other than Ikpoba hill which form an integral par
of these plateaux in the north-west corner of the city region in Etete The rest is
relatively flat terrain The topography is however generally seen to be undulating with
relative relief of 12m (Odemerho 1992)
There is a close relationship between relief and waste In the study area there are places
that are relatively located on areas of high hills for example Ikpoba hill and Ikpoba
Slope winds usually transport wastes such s papers pure water paper bags from
Ikpoba hill to Ikpoba Slope and into Ikpoba River thereby blocking the smooth flow of
the river Moreso the access of collection vehicle or push carts may be difficult where
roads and foot-paths are unpaved Topography also determines the suitability of a dump
site
15
(b) Drainage
The two major rivers in the study area are Ogba and Ikpoba Rivers Fuggle (1981)
noted that Ikpoba River took its source from the Ishan Plateau at an elevation of 230m
above sea level and transverses Benin City and River Osiomo and Ohumvan constitute
the major tributaries to the river and flow across a small section of Benin Metropolis
Odemerho (1992) stressed that the river basin drains an area of 7302 km with the river
flowing through the metropolitan area for a distance of 17km
In the study area people have made drainages and rivers their dumping ground hence
there is hardly any drainage or river without heaps of solid waste materials Existing
drains are often clogged with materials and solid waste itself may be contaminated with
faecal matter These conditions lead to a proliferation of vermin and disease vectors
and increase environmental health risks
(C) Climate
The climate is characterized by two distinct seasons the wet season and the dry season
Aziegbe (2005) stated that these seasons are controlled by the position of the Inter-
Tropical Discontinuities (ITD) whose movements are reflected in the corresponding
shifts with the rain belt
As a result of its tropical location the region experiences heavy rainfall and high
relative humidity most of the year The annual rainfall of the study area is between
2000mm and 3000mm (Nigerian Meteorological Organization 2009)
There are two prevailing air masses affecting Benin Metropolis The first is the Tropical
Maritime Air MassSouth West Monsoon Trade Wind associated with moisture and
16
which blows across the Southern Atlantic Ocean The other is the Tropical Continental
Air MassNorth East Trade Wind from the Sahara Desert associated with cool
harmattan and dusty haze When the Tropical Maritime Air Mass prevails the wet
season is experienced which spans from the month of March through October (wet
season) Two peak periods of particularly heavy rains are observed the one in July and
the other in September (Table 1)
In-between is the period of relatively low rainfall or dry spell in August known as
August Break However rainfall is experienced through all the months of the year
with January and December being the driest as shown in (Table 2)
Table 1 Monthly Rainfalls in Benin City 1995-2008 in Millimeters
1995 1996
1 997
1998 1999 2000
2001
2002
2003
2004
2005
2006
2007
2008
52
270
416
96
298
58
110
00
493
352
00
225
00
12
68
220
00
200
544
118
10
278
269
135
157
105
1042
46
1512
964
1141
504
891
619
1523
1336
683
553
1672
6 13
562
724
1272
2167 1086 1298
1666
1531
2377
2098
2508
1064
1144
1580
1977
1872
2106
21 12
2801
1432
2621
924
1821
2015
1812
3234
1389
2468
2462
2086
2344
2322
3150
1775
2360
4349
2519
3566 1629 3557
2827
1725
3809
3607
2665
3714
1615 2466 2415
2208
2532
4373
1550
2143
4068
2890
2847
2975
2644
2874
1520
599
1729
2419
1398
3085
1701
2986
809
3359
1714
1854
3422
3517
2321
4995
3993
3488
3433
1809
313 5
2511
1773
3474
2560
2666
2812
2631
2533
2510
2825
2282
1144
2371
2937
2470
1672
3045
2850
2701
191
267
478
280 238
167
189
427
313
283
339
247
371
324
10
64
09
00
00
00
39
00
00
00
00
00
171
40
19099
21778
1 7069
15654
19577
19123
18095
21358
17030
19288
1595
19729
20365
18917
Source Nigerian Meteorological Agency Benin City 2009
17
On the other hand when the Tropical Continental Air Mass is prevailing dry season
sets in with very little rainfall which prevails between November and February The
mean annual rainfall total is constantly above 2000mm Temperature increases from the
south to the north The temperature is uniformly high throughout the year at about 27deg
C (Table 2) Relative humidity lies between 61 and 86
Table 2 Mean Maximum and Minimum Temperature in 0oC for Benin City from 2001-2007 Months 2001 2002 2003 2004 2005 2006 2007
Max
Min
Max
Min
Max
Min
Max
Min
Max
Min
Max
Mm
Max
Min
Jan
336
207
335
202
340
218
333
216
333
1 96
337
226
347
178
Feb
349
226
354
214
358
244
356
225
351
241
359
225
349
215
Mar
344
222
336
224
344
242
306
244
337
220
337
224
338
226
Apr
332
219
327
225
320
239
335
226
346
220
344
232
339
213
May
323
219
323
224
333
230
315
230
319
209
312
215
325
210
Jun
304
217
306
217
303
211
307
228
336
208
306
208
276
183
Jul
291
217
297
222
384
223
307
218
274
199
295
218
294
215
Aug
276
214
291
228
298
230
298
218
277
209
283
208
280
230
Sep
290
213
300
220
292
216
304
215
294
216
301
197
287
202
Oct 315
218
318
219
318
219
3 1 3
221
323
196
310
208
290
200
Nov
335
228
329
226
326
223
324
227
320
209
333
191
243
167
Dec
340
231
34 S
213
341
208
337
228
329
211
340
186
326
197
Total
383 5 263 4
386 4 263 6 3857 270 3 3835 269 6 381 9
253 4
386 4 253 1 369 4 243 4
Mean
320
219
322
219
321
225
320
225
318
211
322
211
308
203
Source Nigerian Meteorological Agency Benin City 2008
18
(d) Vegetation
The natural vegetation of the area is high tropical rainforest The favourable climatic
conditions here (heavy rainfall high temperature and high relative humidity) are
conducive for plant growth As a result of these favourable combinations plants grow
very big some trees are quite robust and attain a height of 60m Some of the trees
develop buttress roots for support The forest as a whole remains evergreen and
luxuriant throughout the year though with only very few becoming deciduous
This vegetation is characterized by a wide range of tree species typical among which
are obeche mahogany iroko walnut ebony sapele wood black and white afara ceda
etc The presence of these economic trees has further enhanced the growth and
expansion of wood works and businesses such as saw milling carpentry ivory
carving among others there are also quite a number of climbing lianas epiphytes etc
This vegetation equally favours the growth and cultivation of economic tree crops such
as oranges cocoa kola-nut mangoes oil palm cashew rubber paw-paw plantains
banana guava pears vegetable products like okro pepper tomatoes and different
green vegetable leaves Wildlife is not left out due to the dense and luxuriant nature of
the forest they include birds monkeys python cats snakes foxes pigs ducks rats
crocodiles insects antelopes leopards chimpanzees to mention a few
However owing increasingly to human activities such as hunting mining constructive
works of various sorts farming deforestation etc the usually appreciable population of
these diverse wildlife has dwindled drastically Insects burrowing micro-organisms
earthworms rabbits grass-cutters centipedes and millipedes arc also found in
abundance
19
Presently forest cover in the area of study is less The forest is threatened by
combinations of factors including agricultural expansion increased firewood
consumption heavy livestock grazing internal strives (liberation struggles)
construction of houses etc
It is pertinent to note here that vegetation has influence on waste generation
Considering the expansion of wood work saw milling carpentry and other associated
businesses the generation of waste materials has greatly increased over the years A
visit to these places will further make a better conviction
162 Population
During the past few decades Benin Metropolis has witnessed tremendous growth both
in its population and economic activities Sada (1976) reported that the population of
Benin Metropolis in 1952 was 53753 in 1963 it rose to 100694 and was estimated at
249437 in1972 and 314219 in 1976 Sada (1976) noted that Benin City recorded an
annual growth rate of 55 in 1963 Since the 1963 population census Benin
Metropolis has witnessed an influx of population at an alarming rate The 1976 figure
represents an annual growth rate of 85 On the basis of the in-migration the annual
incremental rate has been estimated at 15000 between 1963 and 1976 representing an
annual transfer rate of about 11000 persons into the metropolis per annum
However based on the 1991 population census Benin Metropolis recorded a figure of
801622 with Egor Local Government Area having 217912 Ikpoba-Okha 230792
and Oredo 352918 (NPC 1998) The 2006 census figures show that Benin Metropolis
has a population of 1085676 with Egor Local Government Area having 339899
20
Ikpoba-Okha 371106 and Oredo 374671 (Federal Republic of Nigeria Official
Gazette 2007) The increasing high population of the study area could be attributable to
the viable economic activities relative peace and continues influx of students and rural
dwellers
Today using geometric growth model of population projection which is given by the
formula as Pt = Po (l+r)1
Where
Pt = Present Population
P0 = Population of the base year
r = rate of growth
t=time interval
Table 3 shows the expected pattern of population growth of Benin Metropolis between
2007 and 2020 with 30 per cent growth rate
Pt = Po(1+30)1
Pt= 1085676 (1+ 003)1
Pt= 1085676(103)1
Pt= 1118246
For example for 2007 = 30 x 1085676 + 1085676 = 1118246 100 1
21
Table 3 Population of Benin Metropolis in 2006 Projected on a 30 Per cent Growth Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118216 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296351 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642 183 30 Source Field Survey 2015
163 Historical Origin and Political Development of Benin Metropolis
The study area could be regarded as the base of the ancient Benin Empire Right from
the pre-colonial era Benin Metropolis has been the seat of the Benin monarch the sole
ruler of the people (Edo State Investment Guide 1999)
Benin Metropolis was split into three local government areas namely Egor Ikpoba-
Okha and Oredo From that till date several people have piloted the affairs of the
councils On the 23 March 3979 in the ancient city of Benin Prince Solomon
IgbinoghoduaAisiokuobaAkenzua became the 381 Oba of the Great Benin Kingdom As
he ascended the throne of his ancestors he took the name Omo N Oba NT Edo
UkuAkpolokpoloErcdiauwa II Today he brought with him to the throne a combination
of modern administrative skills and the extension of the frontiers of Benin tradition and
22
culture (Omorogie 2009) Like his father Oba Akenzua II and his grandfather Oba
Eweka II ascended the throne of the Benin Kingdom the throes of impending and
profound political changes and re-orientation in Nigeria Oba Erediauwa became the
fourth successive Oba of Benin to have ascended in the Benin Monarchy and reigned
during powerful external military regimes an experience that was alien and unheard off
in the days of their earlier ancestor-Obas Oba Erediauwa is the mature fruit of the seed
of his grandfather Eweka II planted and his father Akenzua II properly nurtured a new
Oba groomed and well-equipped steeped in the culture norms and traditions of the old
Benin Kingdom but prepared for Nigeria of the 80s and beyond (Fiofori 2009)
Municipal solid waste management is influenced in numerous ways by the political
context The form and extent of citizens participation in the public processes of policy
making and the role of party politics in local government administration all affect the
character of management governance and the type of municipal solid waste
management system which is possible and appropriate Moreso the peoples social and
cultural context waste handling patterns and underlying attitudes of the urban
population influence the functioning of municipal solid waste management systems
Some urban communities often preserve rural traditions of mutual self-help and co-
operation which significantly enhance the potential for community-Vised waste
management The people should be involved from the outset in the planning of the local
segments of waste management systems
164 Socio-economic Activities
Benin Metropolis is the economic hub of Edo State and it has the highest number of
residential buildings than any other town in the state There are numerous socio-
23
economic activities in the study area these include farming trading lumbering
hunting manufacturing construction banking service and utility transportation
education religious centres health sectors communication hostellinghoteling bronze
casting and rich artistic works There are two major post offices located at Airport and
Akpakpava Roads respectively There are the Observer Newspaper Office the Guardian
Newspaper printing press centres etc The Global System for Mobile Communication
(GSM) is another boost in the communication sector Many educational institutions
owned by both private individuals and the government are located in the study area
Some of them are The University of Benin Ekenwan Campus Benson Idahosa
University State School of Nursing Strsquo Philomena Nursing School including other
secondary nursery and daycare institutions There are also over nine standard markets
located in the study area they include Oba Market New Benin Market Oliha Market
Agbado Market lyanga Market Ekiosa Market Ogiso Oguola Uselu Ogida
Oregbeni and Aduwawa Markets to mention but a few These markets generate wastes
daily in large quantities The activities of all these sectors are relatively fast-growing in
the study area
17 DELIMITATION OF THE STUDY
This study is intended to examine urban renewal initiative in regenerating a degenerated
urban centre in Nigeria with particular reference to Benin City The present day Benin
City span through three local government council areas namely Oredo Egor and
Ikpoba-Okha with little expansion into Ovia North-East local government area towards
the west and Uhunmwode local government area towards the north This research is
focused on examining the urban renewal initiative that was embarked upon in Benin
24
City seven years ago The research interest is mainly on the re-development and
transformational by the government of EdoState The research investigation was
targeted at appraising the impact of the renewal effort with a view to making
appropriate recommendation The key issues of this study are centred on the problem of
urban decay causes effects the renewal approach adopted and the impact made when
examined from it physical social and economic dimensions The study is however
limited to an exploratory level due to the challenge of sourcing relevant data that would
have helped in carrying out a critical analysis of the urban renewal impact in Benin
City
25
CHAPTER TWO
THEORETICAL BACKGROUND AND LITERATURE REVIEW
21 URBAN RENEWAL CONCEPT
The concept of urban renewal originated from the United States of America
There it refers to the improvement of housing and environmental conditions of decay
dilapidated and older parts of towns and cities including their central business district
areas (Gibson and Langstaff1984) According to Steel and Slayton (1965) and
Gibson and Langstaff (1984) urban renewal was primarily a function of government
response to the effect of inequality on the quality of housing and living environment
covering slum clearance redevelopment rehabilitation and conservation Agbola
(1987) defined urban renewal concept as ldquoa relatively comprehensive community
redevelopment programme through which a particular city seeks to re-fashion and
rebuild the physical city in order to enable it cope more successfully with the problems
confronting itrdquo On the other hand Couch (1990) sees urban renewal as a way of
dealing with change or deterioration occasioned by intensity of use of land and
buildingsthat is the inevitable outcome of the action of economic and social forces upon
urban areas
Also Njoku and Okoro (2014) view urban renewal to encompass the use of eminent
domain as a legal instrument for city initiated development and expansion
comprehensive road development redesign and beautification of settlements layout
upgrading of facilities and public goods and service repair construction and de-silting
of drainage system and enforcing slum upgrading to improve the quality of life of urban
26
slum dwellers However the scope of urban renewal later advanced beyond the
treatment of urban decay symptoms such as poor housing environmental and social
conditions to emphasis on tracking the causes of inner area problems which are held to
lie in the declining economy of the city (Gibson and Langstaff 1984 and Couch
1990) Thus urban renewal incorporate planned intervention in the economic
regeneration and employment provision In support of the above position Choa (1988)
suggested that the activities of urban renewal such as displacement of substandard
accommodation and redistribution of different landuses were not only for physical
improvement of the living environment but also for social status enhancement and
stimulation of economic growth Within the above stated functional concept Priemus
(2004) opined that urban renewal did not simply involve ldquobrick and mortarrdquo but had to
be seen as a process combining physical social and economic agendas Couch (1990)
Onokerhoraye and Omuta (1994) and levy (2009) concluded it all by stating that the
term urban renewal is used in a generic sense to encompass various aspects of city
transformation such as redevelopment rehabilitation restructuring regeneration
revitalization conservation and preservation and gentrification The above conceptual
clarification of the meaning of urban renewal was adopted for this study
211Redevelopment
According to Omole (2005) redevelopment ldquoinvolves a comprehensive demolition and
complete redesigning and rebuilding of areas as well as the resettlements of the
populationrdquo This renewal approach is applicable to areas in which buildings are in
seriously deteriorated condition and have no preservation value or in which the
27
arrangement of buildings are such that the area cannot provide satisfactory living
conditions (Njoku and Okoro 2014) However Danson (2008) opined that the decay
in a city may require a major or a minor approach Where there is need for total
demolition as a result of too much dilapidation of houses redevelopment approach is
considered most appropriate
212RehabilitationRevitalization
Rehabilitation involves repair and upgrading of structures amenities and facilities to
extend their life span In the views of Njoku and Okoro (2014) the term rehabilitation
which is used interchangeably with conservation and preservation aims at restoring both
the natural and made environment dwellings where buildings are structurally sound but
have deteriorated due to poor maintenance and recklessness Rehabilitation approach
ldquotakes advantage of the existing housing stock as a valuable resource and adapts old
houses to present day life and acceptable standards by providing modern facilitiesrdquo
(Zhu 1989) Put side by side urban revitalization approach is defined as the renewal
effort which seeks to renovates the existing housing and improve the environment and
economy of an area (Omole 2005 and Danson 2008) In the literature and modern
urban renewal practice revitalization is noted to be synonymously with the ideals of
urban regeneration (Couch 1990 and Mehdipour and Rashdi Nia (2013)
213Regeneration
According to Roberts (2000) urban regeneration is a comprehensive and integrated
vision and action which leads to the resolution of urban problems and which seeks to
bring about a lasting improvement in the economic physical social and environmental
28
condition of an area that has been subject to change As explained by Couch (1990)
urban regeneration is seeking to bring back investment employment and consumption
and enhance civic beautyMehdipour and Rashdi Nia (2013) concluded that urban
regeneration is essentially a process concentrating on all elements of an area that
contribute not only to the creation of a more environmentally friendly city but also the
provision of social equity and economic growth for sustainable urban space
214Restructuring
This can be described as a radical modernization of town spaces through a plurality of
interventions of various types and on different scales (Stanghelli and Copiello 2011)
Restructuring is linked to areas with social and economic changes where social
economic and physical interventions are required to re-use old urban space Longa
(2011) suggested that restructuring approach of urban renewal lies in between
redevelopment and rehabilitation in practice
215Gentrification
Crickingen and Decroly (2012) described gentrification as the metamorphosis of
deprived inner-city neighbourhoods into new prestigious residential and consumption
area taken up by a new class of highly skilled and highly paid residents typically
business service professional that brings displacement of the neighbourhoods initial
population However Couch (1990) described gentrification as an accidental but yet
controversial renewal process that leads to de-facto segregation because the process
benefits the elites at the expense of the poor residents In view of the
29
aboveAgbola(2004) and Longa (2011) posited that sometimes gentrification is
planned and administered to achieve population mix
22SUSTAINABLE DEVELOPMENT CONCEPT
The first globally accepted definitions of the term sustainable development is traceable
to Ms Harlem Bruntland According to the report published by United Nations World
Commission on Environment and Development in (1987) tagged lsquoOur common Futurersquo
Bruntland defined sustainable Development as the ldquoDevelopment that satisfies the
needs of the present without compromising the ability of future generations to satisfy
theirsrdquo It was at the United Nation Conference on Environment and Development
(UNCED) in Rio de Janeiro in 1992 that top leaders from 179 countries came to the
consensus argument calling for global sustainability This meeting known as the earth
summit came to endorse a document called Agenda 21 in which the concept of
sustainable development was firmly recognized by the world community In other
words sustainable development (SD) is the rational management of human natural and
economic resources that aims to satisfy the essential needs of humanity in the very long
term According to international Institute for sustainable Development (IISD) 2014 the
key concept of sustainable development are (i) the concept of needs in particular the
essential needs of the worldrsquos poor to which over-riding priority should be given (ii)
the idea of limitation imposed by the state of technology and social organization on the
environmentrsquos ability to meet present and future needs
The SD concept includes ideas about inter-generational equity social justices and
environmental awareness (May Hald 2013) As at today SD is applied by most
30
professionals in their studies especially by the built environment professionals
(Economy 2005) Urban renewal projects are meant to improve the built environment
and the quality of life of the citizens As discussed by Tang (2002) property led urban
regeneration approach solely refurbish the physical condition of the city amp prohibits
sustainable growth of the community The idea of merging sustainable concept into
urban renewal process to secure long term economic environment and social well-
being of the public thus represents sustainable urban renewal (Ng 2005) Medipour
and Rashdi Nia (2013) opined that economic renewal aims to improve the
competitiveness and attractiveness of local economy and then stimulate its growth It
includes the program upgrading backwardtransforming traditional industry retaining
labour in existing community and attracting investments from outsiders Environmental
renewal can be divided into 3 major aspects ie physical improvement preservation of
community landmarks and conservation of natural resources Social renewal aims to
improve social condition of the individual and the community as a whole without
destroying their connection to the past and neglecting the distinctive features of a local
area
31
Source (Adapted from Medipour and Rashdi Nia (2013)
Fig21 The Model of sustainable development representing tripple bottom line
approach
23 LITERATURE REVIEW
The main topics that were examined in this chapter includes the problem and causes of
urban decay the characteristics and consequences of urban decay urban renewal
strategies and approaches for sustainability This chapter was concluded with a review
of selected urban renewal programme and their impact From a contemporary view
point Couch (1990) see urban decline and the need for renewal as a problem of the
effect of economic and social forces upon urban areas requiring the physical change or
change in the use or intensity of use of land and building
Social Equity
Sustainability
Environmental Stewardship
Economic Viability
32
231 Problem of Urban Decay
The problem of urban decay occurs when at some point in time the city or part of it
which was in good condition or in prime form declines and is unable to support the
physical social and economic development of that city due to the dilapidation of its
infrastructures (Gibson and Langstaff 1984 andGyuse 2008) As a global phenomenon
urban decay is experienced in both the developed and developing countries of the world
and it is characterised by decrepit structure poor sanitation condition overcrowding
under-provision of amenities economic downturn and general deterioration of the urban
environment (Abumere 1987 and Jinadu 2008) Some cities that have experienced
urban decay and transformation in the world includes white Plains New York
Philadelphia in Pennsylvania (USA) Hillbrow (South Africa) Sham Shui PO (Hong
Kong) Handsworth in Birmingham City (UK) Maroko in Lagos (Nigeria) and so on
(Omole 2005 Gyuse 2008 and Levy 2009)
232 Causes of urban decay
Globally there is no single cause of urban decay However it is believed to have been
triggered by a combination of interrelated factors These factors include
industrialization problem effect of globalization economic down-turn obsolescence
climatic and natural hazard Others are urbanization process poor urban planning
decisions and unauthorized change of building use (Jinadu 2008 and Gyuse 2008)
According to Noon et al (2000) forces of different nature influences urban decay and
33
hinders urban economic development which are linked with physical social and
environmental decline of such city
2321 Obsolescence Factor
According to Jinadu (2008) urban structures and infrastructure are basically static and
are dynamic in terms of aging This natural aging process is exacerbated by poor
maintenance of infrastructuresnatural or man-made hazard situations and harsh climatic
conditions (Shuaeeb 2010)
In Britain the vast stock of housing in ldquocoronation streetrdquo neighbourhoods went into
rapid decline between the war periods as there was mass movement of people to the
new suburb housing with better facilities and good communication network (Noon et al
2000) According to Cheshire and Hay (1989) obsolescence and lack of building
maintenance by the workless households due to the loss of jobs drift of factories out of
the United State of America (USA) resulted in the abandonment of about 26000
houses and worsened the urban decline situation in many America cities (Gyuse 2008)
In Nigeria the problem of obsolescence which is used in synonymous with dilapidation
is peculiar to most of the first generation cities like Lagos Ibadan Benin city Enugu
Kano (Omole 2005) According to Gbadegesin et al (2011) most houses and
infrastructure were built over seventy (70) years ago with a very low level of
technology and without maintenance hence disaster or natural hazard such as war
flooding and earthquakes also causes the decay or obsolescence and dilapidation of
infrastructure in affected cities when such incidence struck (Omole 2005) For instance
Hiroshima and Nagasaki in Japan became deteriorated after the second world war Also
the renewal of Bagdad became necessary after the Gulf war (wwwwikipediacom)
34
Anothercause of dilapidation and fast obsolescence of urban infrastructure is the
negative impact of climate change According to Gill Handley Ennos and Pauleit
(2007) climate change pose a great threat to urban environment especially in the
developing countriesHayhoe Robson Rogula Auffhammer Miller Van Dom and
Webbles (2009) noted that the vulnerability of a city to climate change impact depends
on the nature of its existing infrastructure systems The vulnerability according to
Shaeeb (2010) is observed to result from extreme weather condition which are
warning signs of climate change
2322 Housing Problem and Slum Generation
A normative definition of housing quality generally refers to the grade as of the level of
acceptability of dwelling units and their associated and immediate residential
environment including the design and functionality of housing structures building
materials used the amount of internal and external space pertaining to the dwelling
housing utilities and basic service provision (Amao and Ilesanmi 2013) Yet Konadu et
al (1994) maintained that there is a strong correlation between housing good health
productivity and socio-economic development According to Ibem Anosike and Azuh
(2011) housing problem and slum generation is a major factor of urban deterioration
globally For example the urban renewal programme in the United States of America
during President Reagan administration failed to achieve it goals as the proposed
housing units to replace the demolished blighted areas which was never implemented
further worsen the urban decay situation (Timmer et al 1994) As observed by experts
of the built environment profession the provision of low cost housing units for the low
35
income and the vulnerable groups is critical in the fight against slum development and
urban degeneration (Gibson and Langstaff 1984 Lamal 2002 and Omole 2005)
According to Couch (1990) economic hardship coupled with cost of housing force
residence especially the blocks in Europe and America to congregated in certain areas
and slumnize it by exerting pressure on the available public utilities and infrastructure
In the views of Timmer et al (1994) Gyuse (2008) and Levy (2009) housing and slum
generation problem in developed countries like the United Kingdom and United States
of America is occasioned by a combination of four main factors Firstly is the issue of
gentrification a situation of derelict or slum upgrading that the original occupants are
displaced and occupied by the elites without alternative accommodation arrangement
These displaced residents take refuge wherever they like and constitute nuisance factor
to the cities they find themselves Secondly the real property ad estate developers often
take advantage of housing need in the locality to engaging in slum lording by buying
derelict properties and renting it out until it falls apart Thirdly in Europe real estate
investors also buy property and allow it to sit idle in anticipation of gentrification The
fourth factor is ldquorent squeezerdquo a situation where few landlords in many cities notably
Houston and New York control most of the housing As concluded by Gyuse (2008)
while housing problem in the developed countries like Europe and America is more of
quality that of the developing countries are both of quality and quantity coupled with
improper government
In the developing countries of Africa the Kenyarsquos housing challenge clearly present
itself as a major factor of urban decline and slum development According to Mwaniki
Wamuchiru Mwau and Opiyo (2011) The modernization housing development
36
borrowed from conventional planning standards without reference to low cost housing
models contributed substantially to the housing problem in Nairobi the capital city of
Kenya Mwaniki et al (2011) opined that the unaffordable cost of housing for a
significant proportion of urban population due to unattainable standard for low income
housing reduced the level of housing production and ownership especially by the urban
poor hence the degeneration of many parts of the city of Nairobi and the increasing rate
of slumnization
According to Mwangi (2008) the top-down approaches in housing provision and policy
formulation that largely failed to address local needs of low-income population by using
same planning traditions contributed in no small measures to the urban decay problem
in Kenya Mwaniki et al observed that there are two key areas where the top-down
approach were more pronounced First is the lack of engagement of low-income
communities in the design and implementation of housing programme The top-down
planning model has been widely criticized for its contribution to the socio-spatial
inequalities in contemporary cities of the developing world (Watson 2009) For
instance up to date the urban development process of Nairobi is still dominated by
public interventions permeated by non-participatory technocratic instruments of urban
space production (Omenya and Huchzermeyer 2006) These synoptic planning models
is observed to have exacerbated the housing problem in the city of Nairobi and Kenya
as a country at large As contained in the 2009 Kenyarsquos population and housing census
report 757 of Nairobi households have access to pipe borne water (either into their
dwelling or communal water point) and only 477 are connected to the main sewer
system In the informal settlements the Nairobi city water and sewage company
37
(NSWSC) and the Athi Water Services Board (AWSB) estimated that about 24 of the
population have access to a latrine or a flush toilet 68 use public toilets and that 6
resort to open defecation or defecation in plastic bags commonly dubbed ldquoflying
toiletsrdquo With such high figures and keeping in mind the diminishing capacity of local
authorities in provision of basic sociomdasheconomic services amidst rapid urbanization
the rights to adequate housing will continue to melt away for most of the Nairobi
residents
As also observed by Mwaniki et al (2011) the master planning approach employed in
Kenya for the past decades has proved inadequate in tackling the housing challenge
especially in the informal settlement The long-term spatial plans provided frame works
for city wide development but more often without short-term action plans that assist in
articulating the long-term strategies and plans into measurable and achievable projects
When drawing this plans sheer allocation was considered for low income housing
projects and even where considered the poor were eventually displaced by middle-
income population as most of the housing was left to market mechanisms with the
private sector taking the lead in housing production Consequently inadequate
resources in terms of budgetary allocation and human resource capacity have hampered
translation and implementation of the spatial plans into actual projects The state and
local authorities inadequacies coupled with a fast growing population meant that
existing housing system were overwhelmed in blight and decline
23221 Housing problem in Nigeria
38
As is true in other developing countries a number of challenges are militating against
the optimum performance of public housing in Nigeria These challenges which are
both contextual and organizational have shown manifestations in low productivity and
provision of poor quality and expensive housing (Awotona 1990 Olotuah and
Bobadoye 2009) are escalating by each passing day due to a number of reasons These
include high rates of urbanization and population growth (Akinmoladun and Oluwoye
2007 Olotuah 2010) absence of proper monitoring and evaluation of public housing
policies and programs (Awotona 1990 Federal Republic of Nigeria 1991) lack of
easy access to land and other housing inputs (Ikejiofor 1999 UN-HABITAT 2006)
and low capacity of public housing agencies (Bana 1991 Emerole 2002) As a result
public housing in Nigeria has been criticized for failing to generate tangible and
sustainable housing production distribution and acquisition mechanisms to meet
increasing housing demand particularly by low-income earners (Mba 1992 Olotuah
and Bobadoye 2009)
The review of literature (Onibokun 1985 Awotona 1990 Federal Republic of Nigeria
1991 Ali 1996 Mustapha 2002 Akinmoladun and Oluwoye 2007 Ademiluyi 2010)
shows different reviews appraisals and assessments of the performance and challenges
of past public housing policies and programs in Nigeria But the broad and superficial
perspectives many of these previous studies have assumed contributed to obscuring our
understanding of the genesis of the challenges confronting public housing delivery
system in Nigeria This development is also partly responsible for forestalling the
evolution of pragmatic solutions to the lingering urban housing crisis in Nigeria
39
Since public housing provision is principally carried out by government agencies and
their collaborators the paper argues that one vital step to addressing myriads of
challenges in public housing provisions in Nigeria is to identify areas of weakness in
public housing agencies and subsequently address such weakness for enhanced
productivity It is for this reason that the study investigated the contextual and
organizational challenges related to public housing provisions in Nigeria in the post-
independence era The focus on post-independence era is based on evidence in the
review of literature showing that conscious effort by governments in Nigeria to
construct houses for the general public and formulate National Housing Policies started
after independence from the Great Britain in 1960 (Onibokun 1985) The study
attempted at using key organizational components to assess areas of challenges in
public housing provision among government agencies in the study area This is with a
view to assisting public-sector housing policy makers and program managers chart
future pathways for improved performance in public housing provision and
management in Nigeria
The burgeoning housing supply deficit in Nigerian which as at 2008 was put at over 15
million housing units (Onwuemenyi 2008) for instance has been blamed on low
productivity in public-sector housing Table 1 shows the planned and constructed
number of housing units in the different public housing programs initiated between
1962 and 1999 Examination of Table 1 reveals that a total of 618498 housing units
were planned for production in the various public housing schemes across the country
However around 85812 housing units representing around 14 of the planned housing
units were actually completed This achievement level clearly shows that many of the
40
public housing programs initiated by government within that period failed to meet the
targeted number of housing units The cumulative effect of this failure is that an
estimated 75 of Nigerias 60 million urban population live in slums and not less than
700000 housing units are required annually to improve on this appalling housing
situation across the country (Federal Republic of Nigeria 1991 Olotuah 201 0)
Table 21 Performance of Public Housing in Nigeria (1960-2010)
PERIOD PROGRAMME TARGET ACHIEVEMENT LEVEL
First National Development Plan (1962-1969)
- Planned construction of 61000 housing units
- Only 500 units less than 1 of the planned units were constructed The political chaos and the resulting civil war (1966-1970) contributed to the marginal progress recorded during this period
Second national Development Plan (1971-1974)
- Establishment of National Council of Housing (1972) to advise the government on housing matters and Federal Housing Authority (FHA) in 1973 to co-ordinate public housing provisions - Plan direct construction of 59000 lsquolow costrsquo housing units across the federation
- 7080 housing units representing 12 of planned houses were actually built
Third National Development Plan (1975-1980)
- Creation of Federal Ministry of Housing Urban Development and Environment and conversion of Nigerian Building Society to Federal Mortgage Bank of Nigeria (FMBN) - Promulgation of the Land Use Decree (1978) - Planned construction of 202000 low-cost housing units nationwide
30000 housing units representing less than 15 of planned houses were actually completed
4th National - National Housing Program A total of 47234 housing
41
Development Plan (1981-1985)
launched for the first time in 1980 Earmarked N19billion for the construction of 160000 housing units for low-income people - The second phase of the housing program set out to construct 20000 housing units across the country
units representation about 236 of planned housing units were constructed in the first phase The second phase was cut short by the military coup of 1983
Military Governments (1986-1999)
- National Housing program planned 121000 houses on site-and-services housing program between 1993 and 1995 - 1988 National Housing Policy launched to provide Nigerians access to quality housing and basic infrastructure - 1991 National Housing Policy was launched with the goal of granting all Nigerians access to decent housing by 2000 in response to the slogan ldquoHousing for All by the year 2000rdquo of the United Nations
- 5500 housing units (less than 5) of planned houses were actually constructed - Provision of rural infrastructure through the Directorate of Food Roads and Rural infrastructure (DFFRI)
Civilian Governments (1999-2010)
- The New National Housing and Urban Development Policy (NHUDP) launched in 2002 with the goal of ensuring that ldquoall Nigerians own or have access to decent housing through private sector-led initiativesrdquo - Panned construct about 10271 housing units through the Public-Private Partnership (PPP) arrangements in different PPP housing schism across the country - Planned construction of 500 housing units in the Presidential Mandate Housing Scheme in all 36 state capitals and Abuja - Government planned a pilot project involving the construction of 40000 housing units per annum nationwide
- 2000 serviced plot through PPP site and service in Ikorodu Lagos - 4440 housing units completed in Abuja Port Harcourt Akure and Abeokuta through PPP - The Presidential Mandate Housing Scheme did not take off in many States In Ogun State about 100 housing units representing 20 of the planed units were constructed - Records of the achievement level of the pilot projects are not available
42
Source compiled by the author from various sources Ali (1996) Omole (2001) Ajanlekoko (2002) Mustapha (2002) Bello and Bello (2006) UN-HABITAT (2006) Olotuah (2010)
2323 De-industrialization Factor
De-industrialization or the process of social and economic change caused by the
removal or reduction of industrial capacity in a region that is known for its
manufacturing industry is one of the main causes of urban decay in the United States
De-industrialization is a main culprit in creating the economic conditions that contribute
to urban decline by pushing jobs outside of the main urban area (wwwboundlesscom)
According to Gyruse (2008) after a free-trade agreement were instituted with less
developed nation in the 1980s and 1990s Detroit based auto manufacturers relocated
their production facilities to other areas where wages and working standards (and
therefore cost of operation) were lower Other industrial towns in the United States of
America such as Philadelphia Cleveland Pittsburgh and St Louis were once centres of
production and associated with high standards of living Today they are associated with
high concentration of poverty unemployment abandoned buildings and noticeable
dereliction In the United Kingdom (UK) The emergence and concentration of
unemployment in manufacturing sector which once dominated the national economy
resulted in the de-industrialization and decline of cities like Glasgow Newcastle
Liverpool Manchester Sheffield Birmingham and London According to Tallon
(2013) These process began in the 1940s but deepened after 1960 and massive
disinvestment in the industrial capacity of the inner city continued through until the
mid-1980s Tallon (2013) attributed the de-industrialization to (1) Factory closure
43
linked with poor and inadequate sites and intense global competition resulting in
unemployment (2) transfer of firm due to urban regeneration and closure of uneconomic
units (3) The migration of jobs to suburban and rural locations due to changing nature
and requirements of the manufacturing in the post-fordist era (4) Technological
advances witnessed automated systems of production replacing the human labour force
In Nigeria the dilapidation of public infrastructure especially in the power sector led to
the relocation of some notable manufacturing companies like Michelin to neighbouring
Ghana with a view to reducing cost of production This situation did not only result in
physical deterioration in the affected cities but also in economic decline as it led to
unemployment of residents in cities like Lagos
2324 Globalization of the Economy Factor
According to Cheshire and Hay (1989) the mobility of industries and companies within
and outside countries do result in the socio-economic and physical decline of affected
urban area The view holds that it becomes easier for companies to relocate labour
intensive parts of the production process or cut down on those aspects that tend to
increase production cost As it where each part of the production process from the
products initial formation research and development to its eventual mass production
may take place in that part of the world where it is most profitable (Schelte 1999) This
means that especially in the production sector there is a constant demand for
rationalization and resulting job losses In certain line of business enterprise cannot
contend any more with the global competition and have to move production to other
countries or close down their activities (Noon Smith-Canham and Eagland 2000)
44
According to Tallon (2013) this competitive situation led to the relocation of several
manufacturing industries out of cities like Sheffield and Newcastle which resulted in
loss of jobs decay and the eventual population drift
2325 Urbanization Factor
The industrial revolution and the imperatives of capitalism had profound effect on the
development and deterioration of urban areas especially in Europe and America Within
these urbanization process and emerging growth challenges market forces started to
lead significant internal urban restructuring According to Couch (1990) as the size of
urban areas grew so did competition for the best located sites usually the most central
sites leading to deterioration as a result of pressure on public facilities Soon after in
most developed economies especially in Western Europe the pattern of urbanization
and the structure of towns and cities that was then laid down over many centuries was
such that population growth (urbanization) no longer exerted the pressure it did during
the industrial revolution (Gibson and Langstaff 1984 Couch 1990 and Roberts 2000)
However on the reverse urban dereliction is largely attributed to urbanization in the
developing countries especially in Africa
The phenomenon of urban decay in Africa amongst other factors is rooted in its
urbanization process Africa stands out as an archetype of the phenomenon of
urbanization without growth (UN 2003) According to UN Report (2004) on World
urbanization prospects in 1950 there were only 20 million people or 10 to 15 of the
total population living in urban areas in sub-Saharan Africa At this time it was the
least urbanized region in the world and consistent with the colonial era trend with
urbanization at a slow pace This scenario changed considerably during the post-
45
independence years Since the early 1970s sub-Saharan Africa had the highest urban
growth rate in the world averaging 5 per annum while the Gross Domestic Product
(GDP) per capital hardly increased or even declined slightly during the same period
(Hove Ngwerume and Muchemwa 2009 and Todaro 2009) Historically in developed
countries urbanization usually accompanied industrialisation and as a result was closely
associated with rapid and sustained economic growth (Levy 2009) In contrast for
most countries in contemporary sub-Saharan Africa rapid urbanization is taking place
in an economic setting of negligible industrial growth and transformation Cases of
urban decline in such cities like Maputo (Mozambique) Darkar (Senegal) Lome
(Togo) Alexandra (South Africa) and Kampala (Uganda) presents a clear picture of the
urbanization trend in Africa (UN2003) For example since the repealing of the
apartheidhellipwhich restricted movements for the black population there has been
considerable population increase in Alexandra from within South Africa and
neighbouring countries seeking employment opportunities According to the World
Bank Group (1999-2001) this has resulted in not only overcrowding in the available
accommodation but also in informal settlements developed on the Jukskei river banks
and its three tributaries which passed through Alexandra There are an estimated 7500
households living in these areas at very high densities with poor service in very poor
environmental condition and in danger from flooding
24 URBAN RENEWAL STRATEGIES
Urban renewal projects (URPs) have a process of remodelling urban areas by the means
of rehabilitation conservation and redevelopment URPs are implemented in various
46
ways in urban space The main URP strategies are urban revitalization urban
redevelopment urban rehabilitation and urban regeneration Others includes urban
restructuring and gentrification
According to Weaver (1963) there are two types of application or usage of urban
renewal The first usage refers to many activities such as slum clearance and urban
redevelopment Redevelopment of highways public works demolition and construction
activities which change the physical structure of cities This type of urban renewal
policies was widespread after the industrial period until World War II (WW II)
The second usage relates to the ldquoinstitutional form and type of activities facilitated by
the federal governments with urban renewal programs related to urban rehabilitation
which were financed by local and private fundsrdquo (Weaver 1963) This second usage of
URP was dominant mostly in 1970s
Moreover out of the two types of urban renewal Weaver (1963) adds that the reactions
to the relocation were ambiguous because relocation is the displacement of inhabitants
where public works takes place in and attributed to the institutional form of urban
renewal (Weaver 1963)
Urban redevelopment as an URP strategy includes the demolishment of existing
buildings and change of the land use in there (Keleş 2004) Moreover redevelopment
approaches refers to the implementation of new projects in place of existing building
stock which ldquoare in seriously deteriorated condition and have no preservation value or
in which the arrangement of buildings are such that the area cannot provide satisfactory
living conditionsrdquo and add new functional properties to make project area more vital
socially and economically (Broudehoux 1994) Generally redevelopment projects
47
contain reconstruction of new buildings in cleared lands Urban redevelopment projects
generally applied in 1980s and after the WWII
Urban revitalization is ldquothe process through which the mismatch between the services
offered by the fabric of the historic quarters and the contemporary needs can be
reconciledrdquo (Tiesdell 1996 (quoted in Doratlı 2005)) Urban revitalization aims at
sustaining vibrant economy in inner city areas and regaining the declining areas by
developing new functions there Urban revitalization projects have been dominant in
declining areas since 1960s
Urban rehabilitation is understood as ldquoa vast array of interventions which aims to
recover and update a lost or deteriorated function Rehabilitation offers different scales
of interventions from the territory and urban fields (city district or street) to the
building itselfrdquo (UNESCO International Seminar 2007) Rehabilitation projects aim at
improving the conditions of existing building stock infrastructure preserving the
original character of the urban fabric and removing the physical stock that causes the
urban decline (Duzcu 2006) Urban rehabilitation projects started taking place in the
built environment in western countries since 1960sGuumlnay (1991) explains urban
revitalization and urban rehabilitation projects as ldquothe efforts trying to keep existing
inhabitants and property ownership pattern in the target areardquo (Guumlnay 1991 (quoted in
Duzcu 2006))
Urban regeneration is a ldquocomprehensive and integrated vision and action which leads to
resolution of urban problems and which seeks to bring about wasting improvement in
the economic physical social and environmental condition of an area that has been
subject to changerdquo (Roberts and Sykes 2000) Lichfield (1992) identified urban
48
regeneration as a comprehensive and integrated vision and action which leads to the
resolution of urban problems and which seeks to bring about a lasting improvement in
the economic physical social and environmental condition of an area that has been
subject to change (Lichfield 1992 (quoted in Roberts 2000)) Donnison (1993) explains
that it is a new way of tackling our problems which focus in a coordinate way on
problems and on the areas where those problems are concentrated (Roberts 2000)
241 Urban Renewal Periods and Strategies Adopted in Europe and America
The first period includes the time interval from industrial revolution to WWII (1945)
and explains the effects of liberalism over urban structure The dominant urban projects
in this period are slum clearance urban renewal and urban redevelopment
The second period starts from the postwar period until 1960s In this period welfare
state policies were developed to decrease the effects of WWII and to improve the
fordist mode of production New technological changes also increased the number of
urban development projects in general Urban reconstruction and redevelopment are the
most wide spread strategies of urban renewal projects in this period
The third period includes the years between 1960 and 1980 1960s is an important
turning point for socio- economic and political assumptions The mode of production
systems shifted from fordism to post fordism at the end of the 1970s The reflections of
societies increased towards environmental and social issues Inner city problems
became apparent Urban revitalization and urban rehabilitation projects were developed
to solve urban problems
49
The fourth period includes the time period from 1980 to 2000s Neo-liberal economic
policies shaped the urban renewal project strategies New concepts such as
sustainability and heritage emerged in urban debates Urban rehabilitation and urban
development projects are dominant in this period
The fifth period is from 2000s up to date The issues of heritage and its preservation
public participation and local identities have become much more crucial than before
The numbers of urban rehabilitation and urban regeneration projects have increased in
this period Urban rehabilitation and regeneration projects are the main URP strategies
of the fifth period
Urban regeneration is a policy implemented in existing urban area And ldquoregeneration is
concerned with the re-growth of economic activity where it has been lost the
restoration of environmental quality or ecological balance where it has been lostrdquo
Couch and Fraser (2003)
Urban regeneration as an URP strategy serves five major purposes
1 To establish the direct relationship between urban physical conditions and social
deprivation
2 To respond to the continued changing urban needs and demands in time
3 To achieve economic success as a foundation for urban prosperity and quality of
life
4 To respond to the need to make the best possible use of urban land and to avoid
urban sprawl
5 To show the importance of recognition that urban policy mirrors the dominant
social conventions and political forces of the day (Roberts and Sykes 2000)
50
242 Sustainable Urban Renewal Strategy
As mentioned before urban renewal projects can improve the built environment and the
quality of life of the citizens to a large extent However they may impose negative
impacts on social economic and environmental domains of the communities when they
fail to strike a balance among those aspects (OrsquoFlaherty 1994 Bentivegna et al 2002
Ng 2002 McLaughlin 2003) As discussed by Tang (2002) property-led urban
regeneration approach solely to refurnish the physical condition of the city prohibits
sustainable growth of the community To minimize the deficiencies in the urban
renewal projects a sustainable approach is necessary Such approach is intended to be
developed by applying the concept of sustainability to urban renewal a major local
issue that draws a great attention from the public It is because the literature mentioned
in previous section proves that applying this global concept to local issue at city level
can meet various objectives and produce positive outcomes (Campbell 1996 Devuyst
2000 Leeming 2000 Shearlock et al 2000 PD 2003) The idea of merging
sustainability concept into urban renewal process to secure long-term economic
environmental and social well-being of the public can be represented by the terms
lsquosustainable urban renewalrsquo of lsquourban regenerationrsquo(Ng et al 2001) However
lsquosustainable urban renewalrsquo would be primary word for that approach in order to
enhance the consistency of this study
51
A real sustainable urban renewal has to address 3 dimensions namely economic
renewal environmental renewal and social renewal (Figure 22) Economic renewal
aims to improve the competitiveness and attractiveness of local economy and then
stimulate its growth In includes the programmes upgrading backwardtransforming
traditional industry retaining labor in existing community and attracting investments
form outsides Environmental renewal can be divided into 3 major areas ie physical
improvement preservation of community landmarks and conservation of natural
environment It places emphasis on the balance between new development and
conservation of existing provisions
Social renewal aims to improve social condition of the individuals and the community
as a whole without destroying their connection to the past and neglecting the distinctive
features of a local area In includes programmes such as provision of local job
opportunities supply of affordable housing and amenities community building
preservation of local custom and culture and restoration of repairable building and
historical properties
52
Fig 22 Sustainable urban renewal model
Source Adapted from Roberts and Sykes (2013)
25 IMPACT OF URBAN RENEWAL
From available literature a number of urban renewal projects have been quite
successful while many others were counterproductive Urban revitalization is known to
have impacted positively on the people were adopted especially when such policies and
program are well articulated The Lincoln centre cultural complex that was built as an
urban renewal project to replace the several blocks of deteriorated residential structures
is one of such programmes that brought Manhattan in New York (USA) to prominence
53
as a big selling commercial and residential area (Levy 2009) Also the White Plains
(New York) got transformed as a result of the urban revitalization project that gave the
city the ability to compete with the suburbs in terms of retail boost and job creation In
the words of Charles Abrams as cited in Levy (2009) ldquourban renewal allows room for
more squares and parking spaces and it is a useful tool for the long overdue rebuilding
of cities hellipsupplies a multi-purpose opportunity in place of the piecemeal effort to
correct traffic problems provide playgrounds and open space provide neighborhood
amenities and new housingrdquo
Piecemeal urban renewal program is the approach often adopted by developing
countries including Nigeria This situation is accountable for the non-realization of the
full objectives of many urban renewal programs in the countryIn Lagos State the case
of the bubonic plague that hit the city in 1924 accounted for the very beginning of
Nigeria urban renewal experience According to Omole (2005) ldquothe urban renewal
exercise was directed at improving on the dirty and environmentally degraded
neighborhoods The exercise prompted the establishment of the Lagos Executive
Development Board (LEDB) and the project covered slum clearance land reclamation
for industrial and residential estates and the undertaking of comprehensive land use
planning and development of Lagos Staterdquo The project was reported to have achieved a
landmark success in respect of city cleanliness and orderly physical development Since
then a number of such other projects like the Isale-Eko (Central Lagos) experience
typify the lsquobulldozerrsquo approach to urban decay (slum) management(Onokerhoraye
1999) The Isale-Eko experience left many residents homeless after being evacuated to
give way for the urban renewal project
54
However the recent urban renewal initiative by Governor Fashola of Lagos State has
impacted the lives of the people in no small measure The governor embarked on slum
clearance and massive public infrastructural development to check the problem of
flooding and erosion in such notable areas like Yaba Ikoyi Victoria Island Lekki
Peninsula Ikeja and part of Surulere Owing to this project a lot of achievement was
recorded from improvement security and economic regeneration The exercise also
brought about the abolishment of commercial motor cycle operation (popularly called
Okada) around major roads in Lagos State and the transportation system was re-
organized with the introduction of the Bus Rapid Transit (BRT) as a measure not only
to sanitize Lagos but to also abate frequent accident and check incessant criminal
activities associated with the use of Okada (Source Field Survey 2014) Yet residents
in places like Ajegule Amukoko Agege Ogba Ikotun Egbe Orile and others claimed
not to have benefited from the urban renewal exercise of the Fashola led administration
They also frown at the abolishing of commercial motor cycle which they claim was
their only means of survival because securing job opportunity is difficult This situation
has further aggravated the problem of slum in the affected areas (Source
wwwvanguardngrcom24062014 page 38)
Calabar the capital of Cross River State of Nigeria is presently considered the neatest
city in the country because of the urban renewal initiative of the former governor of the
state (Donald Duke) which is equally being sustained by the present administration As
an old city and indeed the first capital of Nigeria the urban environment in Calabar was
typical of the situation of other old cities in the country The decay of parts of the city of
Calabar had resulted from combined effects of natural ageing of the buildings lack of
55
maintenance and neglect wrong use of buildings poor sanitation arbitrary disposal of
refusesewage wrong development of land overcrowding and non-compliance with
building bye lawsand regulations of the state (Eni and Abua 2014)
To arrest the decay of the city of Calabar the government of Cross River State under
the leadership of the then governor Donald Duke embarked on what he tagged lsquoThe
Calabar Urban Renewal Projectrsquo To achieve this laudable goal the first step that the
Cross River State Government took was an ortho-photo mapping of the state as a whole
The ortho-photo map of the city showed the exact locations of the various buildings and
other landuses as well as roads in the city After the production of the ortho-photo map
the then existing master plan (1970-2000) was revised for another 30 years (2001-
2030) In the execution of the new master plan a lot was achieved in the aspect of
rehabilitation of old houses and the total demolition of selected worse cases of decay
With respect to road network a committee was set up that inspected all the roads-
primary high way primary arterial secondary local and access roads in the city Those
that needed drains as well as those which drains were silted were all identified Except
for few access roads all other roads including the primary secondary local and access
roads in the municipal area were graded and tarred Those that required drains at both
sides andor single sides were all provided with Silted existing drainswere also de-
silted and some of the major roads were provided with street lights Also the problem
of water supply was not left out as government laid new pipes all over the city and
provided other necessary infrastructures which were installed and tremendously
improved the water need of Calabar people
56
Remarkable impact was also made in the aspect of waste management The unsightly
smelling and rather unhealthy part of the city which was due to indiscriminate dumping
of refuse is now a thing of the past The most celebrated achievement of the Calabar
urban renewal initiative is its new tourist attraction status As at today the government
people of Calabar can boost of such tourist attractions like the OBUDU RANCH
TINAPA EPZ marine resort and other potential tourist attractions with great economic
and social benefits to the state
Although the Calabar urban renewal was well timed the exercise however did not take
housing and employment as key areas of consideration According to Jinadu (2008) the
former administration of Government Duke (1999-2007) concentrated on improving the
municipal part of the city The Southern part-Calabar South Local Government Area
was totally neglected Although the present administration under Governor LiyosImoke
made attempt to address the urban decay problem of Calabar South his effort is only
noticeable in the area of road rehabilitation and waste management
(wwwcrossriverstategovng)
The Niger State Urban Renewal Programme by Governor BabangidaAliu focused on
provision of housing through public-private partnership and the rehabilitation of
dilapidated houses and basic infrastructure especially in the old part of the city The
urban blight in Niger State was observed to have resulted from obsolescence of
infrastructure and the pressure of housing demand in Abuja (FCT) which is beyond the
reach of the average citizens that are working or doing business in the Federal Capital
City The effort by the Niger State to arrest the degenerated towns in the state are
visibly noticed in such areas like Sabongari Maitumbi Dutsenkuran Ewari and
57
Kwangila Others are Barikin-Sale Liwawan and Maikun-kele which were hitherto
faced with the problem of over-crowding indiscriminate refuse disposal and dilapidated
urban infrastructure (wwwnigerstateogdap)
In pursuance of this objective the Niger State Government adopted the building code
enforcement and development control strategies to ensuring that affected buildings and
other housing project conforms to the state code Development control measure was
also used to ensure that both private and public developer comply with the approved
standard of the physical planning agency in the state For instance the building code
stipulated that existing houses and intending land developers along major roads in Mina
(including the Central Business District ndash CBD must adhere to the two-storey building
specification in accordance with the code The government also provided the populace
with the rehabilitation option by self or and in agreement with government to facilitate
the process (httpswwwfacebookcomNigerstate NG)
However the urban renewal exercise did not go down well with the generality of
Nigerlite Some residents are of the opinion that the urban renewal of the city was a-
one-way traffic as it focus on the physical improvement at the expense of employment
generation economic empowerment and advancement of the educational sector
Dwellers in places like Unguwar-Kaje SaukakaHuta Soje Keteren Gwari and Makera
view the urban renewal program as a mis-placed priority project because the initiative
did not capture the flooding and erosion problem ravaging their area
58
CHAPTER THREE
RESEARCH METHODS
This study will utilize data from both primary and secondary sources Data from
primary source will be obtained directly from the field It will be collected through the
administration of structured questionnaire scheduled oral interview field
measurements photographs and personal observation Secondary data for this study
will be obtained from both published and unpublished literatures These will include
textbooks journals conference papers seminal papers thesis internet sources map of
the study area and other related sources of materials
31 DATA REQUIRED AND SOURCES
bull Data on the causes of urban blight in Benin City This will be sourced through
field observation by the researcher administration of questionnaire to residents
in the study area and relevant government agencies such as the ministry of
Housing and Urban Development and the Ministry of Environment and Public
utilities and other related ministerial agencies
bull Data on the nature of urban decay in Benin City Also this will be sourced by
the administration of questionnaire to residents in places affected by the decay
and field investigation will also be carried out in the squalid areas
bull Data on the effect of the decay situation on residents of the affected areas This
will be sourced from the people living in the study area through the
administration of questionnaire
59
bull Data on the renewal approach and strategy for sustainability This will be
sourced from the committee that was set up for the urban renewal purpose and
other ministriesagencies connected with the programme such as the ministries of
housing and urban development environment and public utilities transport
works commerce and industry waste management board urban water board
rapid response agency etc
bull Data on the impact of the renewal projects on residents of Benin City This will
be sourced from residents of the study area who are the direct and immediate
beneficiary of the renewal programme Questionnaire administration and field
observation will be used to achieve this as well
32 METHODS OF DATA COLLECTION
At the growth rate of 3 Ofuokwu (2010) projected the population of Benin City to be
1416561 in 2015 See Table 1
Table 31 Population of Benin Metropolis in 2006 Projected on a 30 Percent Growth
Rate to 2020
Year Population Percentage of Growth Rate 2006 1085676 30 2007 1118246 30 2008 1151793 30 2009 1186347 30 2010 1221938 30 2011 1258596 30 2012 1296354 30 2013 1335245 30 2014 1375302 30 2015 1416561 30 2016 1459058 30 2017 1502830 30 2018 1547915 30 2019 1594352 30 2020 1642183 30
Source Adapted from Ofuokwu (2010)
60
However in view of the projected large population of the study area as stated above A
sample population of 384 was determined for the study using Fisherrsquos formula for cross
sectional descriptive study where minimum size is calculated using the formula
푁 =푧 푝푞푑
Where
N = The desired sample size Z = The standard Normal Deviate usually set t 196 Corresponding to 95 Confidence Level P = The Proportion in the Target Population q = 1- p d = Degree of Accuracy Desired Set at 005 As calculated 384 sample size is thus considered adequate for a study population of
1000000 and above See table 2 below
Table 32 Calculated minimum sample size for cross sectional descriptive study
Population 100 500 1000 10000 100000 1000000+
10 50 81 88 96 96 97
5 80 218 278 370 383 384
1 99 476 906 4900 8763 9513
Source Adapted from Bartlett et al (2001) and Ogbeibu (2014)
In view of questionnaire administration 8 out of the 32 wards that made up the entire
Benin City was identified using the systematic random sampling method Choosing 1 as
the starting number the nth term was determined by picking the next number at interval
of 4 Thus Evbuotubu Uwelu Okhoro Ogbeson Ugbekun Ogbe Oliha and Ikpema
wards were identified for questionnaire administration Therefore when the 8 identified
wards is used to divide 384 which is the sample size 48 questionnaires are to be
administered in each of the wards
61
Each of the 8 wards was further demarcated into quarters (a smaller congregation of
population units) with identifiable boundaries From these quarters 6 were identified
for questionnaire administration using the quota sampling method (Rilwani 2005 and
Ogbeibu 2014) By this order if you divide 48 which is the number of questionnaires
allocated to each ward by the number of chosen quarters (6) then you will have 8 as the
number of questionnaires to be administered in the various identified quarters Finally
using the systematic sampling method again the questionnaire will be administered in
the first major street in the 6 identified quarters using an interval of 5 for the nth term
starting with house number 9 Hence the questionnaires will be administered to
respondents in houses number 9 14 19 24 29 34 39 and 44 in each of the streets
respectively
Also a scheduled interview will be conducted for the urban renewal team or committee
to source information regarding their terms of reference and the strategic approach
adopted The same interview will be conducted in related ministries including that of
Housing and Urban Development Environment amp Public Utilities Transport Lands
and Survey and Commerce and Industry Others include Edo State Urban Water Board
Edo State Rapid Response Agency and Edo State Waste Management Board The
interview will focus on ascertaining the level of involvement of these
ministriesagencies and their performance appraisal of Benin City urban renewal The
target persons to be interviewed will be a director or itsrsquo equivalent officer of the above
mentioned ministries and agency
62
33METHOD OF DATA ANALYSIS
Sourced data will be analysed by use of descriptive statistics and other statistical
procedures For the descriptive analysis detailed explanations by the
engagement of such tools like tables charts graphs and maps will be employed
Also the Statistical Packages for Social Sciences (SPSS) will be used to
analysed the returned questionnaires
The hypothesis to be tested will examine if the difference in quality of urban
environment in Benin City before and after the urban renewal programme is
significant The hypothesis will be analysed using the t-test distribution for two
independent samples (pooled) This technique will adequately help to compare
the quality of the urban environment before and after the renewal in view of the
projects initiated
To achieve this the researcher will compare such transformational goals like
educational development health care delivery waste management erosion
control portable water supply industrializationetc before the period of renewal
and after and compute the mean (푥1) of the sample before ie population 1 and
the mean (푥2) of the sample after renewal ie population 2 and then take a
decision at
df = n1 + n2 -2 and at the specified prop
According to Rilwani (2005) the formula for the studentrsquos t-test for the pooled two
independent samples is given as
63
푡 = 푥 minus 푥
휎푝(1 푛 + 1 푛 )
Where 푥1 = mean score of 1st sample group (Before renewal)
푥2 = mean score of 2nd sample group (After renewal)
휎푝 = sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
Where s1 and s2 are respectively the standard deviation of samples 1 and 2 Note that n1 + n2 -2 is the degree of freedom at which the level of significance is to be taken The null hypothesis is micro1 = micro2 micro1 - micro2 = 0 Which means that there is no significance difference between the 1st group and 2nd group Alternative hypothesis is micro1 - micro2 ne 0 micro1ne micro2 This implies that the mean of one group is greater than that of the other
34 EXPECTED FINDINGS
i The causes and nature of urban infrastructure decay Benin City will be
identified
ii The attendant socio-economic and environmental effects of urban squalidness in
Benin City will be revealed
iii The difference (if any) between the quality of urban environment in Benin City
before and after the renewal exercise will be established
iv The strategic options for sustainable urban renewal in Benin City will be
identified
64
CHAPTER FOUR
DATA ANALYSIS AND INTERPRETATION
41 INTRODUCTION
Edo state government initiated the first ever urban renewal of Benin City in 2008 (over
seven and half years ago) It approach focused on the use of the power of eminent
domain to demolish houses for street widening and construction of pedestrian walkway
destruction of make-shift structures (kiosks) enforcement of land use restrictions
erosion control rehabilitation of roads and construction of new ones re-building of part
of the central hospital in Benin City traffic management operations beautification of
the City by construction of round-about and general improvement of some public vistas
like status and other historical monuments notably within the central business district
(CBD) The exercise also includes the introduction of land use charges (property tax)
abolition of street trading the re-introduction of public mass transit scheme (Comrade
Bus) ban on the use of motor cycle (popularly called Okada) as a means of
transportation within the area delineated as the urban area Also included were the
planting of flowers along some major streets like Airport road Sapele road and
Akpakpava road and the renovation of many public schools within and outside the state
capital tagged ldquored roof revolutionrdquo
This chapter focuses on the analysis interpretation and detailed discussion of data that
was sourced through field survey questionnaire administration and oral interview
pertaining to urban decay and the renewal impact on the quality of life of residents in
65
Benin City The survey data was analyzed under their various components with the aid
of the statistical package for social science (SPSS) software The relevance of the
results were examined deductions and conclusions relating to the research were drawn
out as well
42 DEMOGRAPHIC DATA OF RESPONDENTS
421 Sex Structure of Respondents
Table 41 Reflects the respondentsrsquo sex structure in the study area
Table 41 Sex structure of respondents
SN Sex Frequency (f) Percentage ()
1 Male 216 561
2 Female 169 439
Grand total 385 100
Source Field survey December 2015
Table 41 shows that the male population of the respondents is 561 while that of the
female population is 439 of the respondents in the study area
422 Age structure of respondents
The age structure is considered of great important with respect to the possible
knowledge by the respondents regarding the quality of urban environment before the
urban renewal drive in Benin City
Table 42 Age structure
Age 20-30 31-40 41-50 51-60 61 above Total
Frequency 61 62 56 59 147 385
Percentage 158 161 145 153 382 100
Source Field survey December 2015
66
The age structure revealed that about 62 of the respondents who are of the age bracket
of 20-60 are of the working age and they constitute the workforce that the under-aged
and the elderly can depend upon These category of the respondents are eager for such
urban environment provisions like quality education recreational facilities gainful
employment and affordable housing On the other hand the older respondents in this
study area who are of age 61 and above are considered very relevant to this study as
they are endured with useful information regarding the urban environment quality
before the initiation of the urban renewal in the study area The response from these
category of respondents with respect to the quality of urban environment before and
after the renewal of the study area is considered very reliable
423 Occupation structure of respondents
The prevalence of urban decay or deterioration has a strong link with the availability of
the means of sustenance or occupation by the urban residents (Couch 1990 and Omole
2005) According to the field survey report about 22of respondents in the study area
are civil servants while a total of 39 are not gainfully employed The survey report of
the occupational structure of the respondents is shown in table 43
Table 43 Occupational structure of respondents
SN Occupation Frequency Percentage Remark
1 Artisan 20 52 6
2 Business 25 65 5
3 Civil servant 86 223 2
4 Corporate employment 14 36 7
5 Self employed 51 132 3
6 Unemployed 150 390 1
67
7 Retiree and students 39 101 4
Total 385 100
Source Field survey December 2015
43 THE PROBLEM AND CAUSES OF URBAN DECAY IN BENIN CITY
Field investigation revealed that Benin City was synonymous with urban deterioration
due to the blighted nature of the core city as evidence in the run-down of basic
infrastructural facilities in the transport health housing and educational sectors As
noted by Onekherorhaye (1995) the situation in Benin City was a far cry from what it
used to be in the late 1960s through 1970s in terms of physical and economic growth
before the present restoration attempt by government According to the field survey
report 82 of the respondents confirmed the prevalence of urban squalid problem and
degradation in Benin City Figure 41 reflects the position of urban decay problem
before 2008 in Benin City
Figure 41 Existence of Urban Decay in Benin City Source Field Survey December 2015
68
431 Causes of Urban Decay
The urban decay problem in the study area was revealed to be majorly attributed to lack
of physical planning by the relevant government organ saddled with such responsibility
and poor urban governance or lack of political will to enforce the existing physical
planning law In view of the above 364 asserted that poor physical planning mainly
resulted in the urban decay problem in Benin City For instance the already obsolete
National Urban and Regional Planning law of 1992 was domesticated as Edo state
physical planning and urban development law in 2014 In the same vein the
respondents also noted the urban environment quality in Benin City to have been in
very poor state before the commencement of renewal by government 423 of the
respondents confirmed this position as contained in question 3 (See Appendix II)
However field investigation also revealed that obsolescence of basic infrastructure
housingaccommodation problem (as in plate 41 below) economic down tune as a
result of lack of industrialization contributed to the urban decay problem Table 44
presents a list of the causes of urban decay in the study area
(a) Vacant building at sapele opp Central Hosp (b) Gully Erosion Area at Ogiso street off 3rd
69
use as hide out by pick pocket amp Area Boys East Circular Road due to collapse drainage
Plate 41 Causes of urban decay in Benin City
Table 44 Causes of Urban Decay
SN Causes Frequency Percentage Remark
1 Obsolescence of infrastructure 42 109 3
2 Urbanization factor 22 57 6
3 Poor physical planningurban
governance
140 364 1
4 Housingaccomm problem 38 99 4
5 Lack of industrialization 68 177 2
6 Economic down tune 13 34 8
7 Urban sprawl amp slum generation 8 21 9
8 Lack of basic infrastructure 36 94 5
9 Others 18 47 7
Total 385 100
Source Field survey December 2015
44 NATURE AND EFFECT OF URBAN DECAY IN BENIN CITY
441 Road Transport Condition in Benin City
Field investigation shows that one of the greatest urban decay challenges faced in the
study area is the problem of poor transportation system See plate 42 below
70
(a) Flooded road along textile mill Rd (b) Dilapidated Rd overgrown with Evbareke Quarters Grasses along upper Sakponba Rd Plate 42 Dilapidated Rd network in Benin City
According to field report analysis 519 of the respondents considered urban
transportation to be poor while 353 considered it to be in a worse condition (see
figure 42)
Fig 42 Road Transport Condition
Source Field survey December 2015
442 Waste Management And Environmental Sanitation Problem
The study revealed that the waste management practice before the urban renewal
intervention was not effective As presented in the table below 618 of the
respondents were not satisfied with the waste management and public hygiene system
as occasioned by the state of deterioration before 2008 when the urban renewal
intervention commenced This situation is believed to have exposed the City dwellers to
outbreak of epidemic and other forms of air borne diseases Table 45 shows the opinion
93o149o
215o
127o1873o
Excellent
Vgood
Good
Poor
Bad
71
of the respondents The underneath picture of plate 43 shows the opinion of
respondents
Table 45 Waste management problem and environmental cleanliness
SN Waste Management Level
Frequency Percentage Remark
1 Excellent 19 49 4 2 Very good 78 203 2 3 Good 50 130 3 4 Poor 238 618 1 5 Bad 00 000 5 Total 385 100 Source Field survey December 2015
Hip of refuse in front of Oliha market Siluko Rd
Plate 43 Evidence of poor refuse management system
72
443 Flooding and Erosion Challenge
Base on field investigation lack of drainage and dilapidation of the existing drainage
works due to poor maintenance culture resulted in the incessant flooding of the study
area Although flooding and erosion problem is known to have been a source of great
concern to government all over the world especially in sub-Sahara African countries
Flooding and erosion in the study area was observed to be a major challenge and one of
the causes of urban deterioration that was occasioned by poor urban governance and
failure of physical planning unit of successive administrations in the state 35 of the
respondent according to field investigation considered flooding and erosion as one of
the main effect of urban deterioration in the study area as captured in plate 44 below
Flooding and erosion problem in Benin City
Plate 44 Flooded area along Uselu-Lagos Rd Opp Traditional ground
73
However table 46 shows that about 39 of the respondents were undecided as to
whether the erosion problem was as a result of the urban decline in the study area (see
table 46)
Table 46 Flooding and Erosion Problem
SN Flooding and erosion control
Frequency Percentage Remark
1 Very satisfied 19 49 4
2 Satisfied 78 203 3
3 Un-decided 150 390 1
4 Not satisfied 138 358 2
Total 385 100
Source Field Survey December 2015
444 Health Service Delivery Problem
As often said a healthy nation is a wealthy nation The average life expectancy in
Nigeria according to the report of world life expectancy in 2015 is 545 years
(wwwworldlifeexpectancycom-nigeria-file) The above record underscores the health
challenge in Nigeria and indeed the study area as an issue or urban squalidness
manifestation which is prevalent in the country It was observed from field
investigations that poor health service delivery is one of the evidences of urban
deterioration effects in Benin City As observed in the field 80 of the respondents
74
made negative comments about the quality of health service delivery thereby
confirming the state of deterioration of urban basic services in Benin City See details in
figure 43 below
Figure 43 Health Service Delivery Problem Source Field Survey December 2015
445 Lack of Quality Education Problem
The field investigation again show that the educational sector was in state of neglect
over the year before the renewal intervention programme According to experts
education being the bedrock of development of any progressive society should be given
utmost concern and priority that it deserves Unfortunately research investigation
revealed that the educational system in Benin City and indeed Edo state at large has
75
degenerated from bad to worse as evident by the dilapidated block of class rooms in
plate 45 below
One of the dilapidated block of classrooms at Uselu secondary school
Plate 45 Evidence of poor educational infrastructure
Out of the 385 questionnaire administered 304 respondents confirmed the collapse of
the educational sector in Edo state as a whole The above describe situation is believed
to be responsible for the under-pricing of Nigerian graduate within and outside the
country (see table 47)
Table 47 Educational Standard before 2008
SN Educational Standard Frequency Percentage Remark
1 Excellent 5 13 5
2 Very good 12 31 4
3 Good 49 127 2
4 Poor 304 790 1
5 Bad 15 39 3
Total 385 100
Source Field survey December 2015
76
446 The Problem of Street Trading and Hawking
Figure 44 below shows that the development of make shift structures and the
engagement of trading activities within and around notable places as well as hawking
by children of school age as observed during field investigations are visible signs of
urban deterioration and blightedness in the core city centre of the study areas like the
Oba Ovonranmwen square popularly called Ring Road and the Government
Reservation Area (GRA) axis The manifestation of this unsightly commercial activity
is a clear sign of economic hardship and further evidence of the failure of the Ministry
of Housing and Urban Development in the state to enforce development control and the
law against conversion of land use from the purpose for which approval was granted
Trading activities on the walk way as shown in plate 46 pose serious challenge to the
ministry of Environment and Public Utilities
Street Trading activities at Ring Road Trading Activities on walk-way at New Benin market
Plate 46 The challenge of street trading and hawking in Benin City
77
Figure 44 Street Trading and Hawking Problem
Source Field Survey December 2015
447 Effect of public water supply challenges
Field investigation as contained in table 48 shows that the lack of water supply in most
parts of the study area and the irregular supply in areas around 1st East circular Esigie
and some parts of Upper Sokponba area reflects the poor hygiene in most houses
situated in the study area The situation is observed to be worse off in and around
market places and public school As traders teachers and their pupils defecate at every
available corner in the schools market places and other public places due to lack of
water for toilet use In the same vein the few public toilets that were built in the 1970s
and early 80s in the study area has been rendered useless due to lack of water supply
and poor maintenance Research investigation reveals that a good number of residence
in the study area still depend on the harvest of rain water into well to meet their
domestic needs Table 48 below shows the respondents perception of water supply in
the study areas
78
Table 48 Effect of the lack of public water supply
SN Water supply Frequency Percentage Remark
1 Very regular 13 34 5
2 Regular 30 78 4
3 Un-decided 48 125 3
4 Irregular 148 384 1
5 Very Irregular 146 379 2
Total 385 100
Source Field Survey December 2015
448 Industrialization Problem
Field survey revealed that Benin City the state capital and indeed the entire state had
suffered slow rate of economic growth over the years According to field report Edo
state gross domestic product (GDP) stood at 11888446884 in year 2007 using the
purchase power priority (ppp) index When compared to some other states in Nigeria
like Abia Delta and Ogun As reflected in Question 7 field response show that
economic growth as well as level of industrialization in the state has been quite low
The economic situation before the renewal was further confirmed by the high level of
unemployment and number of street hawkers especially children of school age as
reflected in question 11 and 19 (see appendix iii) Again according to the ministry of
budget and economic planning the internally generated revenue (IGR) of Edo State as
at 2007 was approximately N300000 while the actual budget of the same year under
review stood at N3282455758265 The situation according to experts proves a porous
economic base In the views of the respondents only about 6 expressed satisfaction
79
with the level of economic growth in the study area before the renewal programme
while about 55 saw it the opposite direction
See details in table 410
Table 410 Industrialization effect
SN Level of Industrialization Frequency Percentage Remark
1 Very high 8 21 5
2 High 23 60 4
3 Un-decided 45 117 3
4 Slow 210 545 1
5 Very slow 99 257 2
Total 385 100
Source Field survey December 2015
45 URBAN RENEWAL APPROACH IN BENIN CITY
451 Sensitization of the populace in view of the urban renewal initiative
As of question 22 the general public in the study area were informed of the
urban renewal by the state government mainly through the print and electronic media
Field investigation revealed that the town hall meetings in the locality where projects
were sited at least to attractcommunity participation was ignored (see appendix III)
According to Mustard and Ostendorf (2002) community participation in the
formulation and implementation of urban renewal policy is key to the attainment of
success Table 49 show details of public awareness of the urban renewal according to
field investigation
80
Table 49 Awareness sensitization of the urban renewal initiative
SN Source of Notification Frequency Percentage Remark
1 Radio 125 325 2
2 Television 68 177 3
3 Newspaper 138 358 1
4 Bill Boards 19 49 5
5 Posters 4 10 6
6 Town hall meeting 4 10 6
7 Others 27 70 4
Total 385 100
Source Field survey December 2015
452 Urban renewal strategies adopted
Field survey revealed that the main approach adopted by government in the urban
transformation of the study area was the demolition or clearance strategy which was
noted to have affect private property owners mostly and the rehabilitation option of
selected public utilities Some of the demolished structures are shown in plate 47
below
Demolished block of stores at SampT Junction Demolished residential house at Uselu Lagos Rd Opp Uselu market Near 5-Junction
Plate 47 Demolition and clearance exercise
81
However some private properties were compulsorily acquired for public use and
adequately compensated for Question 25 shows that nothing significant was done with
respect to integrated development and restructuring of the key sectors of the study area
In the view of Edmund CHM (2012) sustainable urban regeneration depends on
integrated development The list of strategic option adopted for Benin City urban
renewal is below presented in table 410
Tabl4 410 Urban renewal strategy in Benin City
SN Renewal Strategy Frequency Percentage Remark
1 Demolition and clearance 85 221 2
2 Redevelopment 38 99 5
3 Rehabilitation 96 249 1
4 Up-grade of facilities 64 166 3
5 Integrated DevtRestructuring 27 70 6
6 Revitalization 8 21 8
7 General street cleaning 22 57 7
8 Others 45 117 4
Total 385 100
Source Field survey December 2015
4410 Renewal project initiated by sectors
Analysis and interpretation of question 23 shows that the urban renewal focus in the
study area was mainly on the improvement of transportation network at the expense of
other key sector like housing industrialization health services and portable water
supply According to Abumere S (1987) Couch (1990) and Levy (2009) urban
renewal focuses on environment economic and social transformation However the
82
research investigation reveals that 405 of the renewal projects in the study area
focuses on transportation problem while 216 claim not to see any evidence of urban
renewal in the study area see details in Table 411 below
Table 411 Urban Renewal Focus by Sector
SN Renewal Focus Frequency Percentage Remark
1 Road Rehab amp Const 156 405 1
2 Water storm project 66 171 3
3 Housing scheme 8 21 8
4 Industrialization 5 13 10
5 City beautification 41 106 4
6 Health improvement 3 80 5
7 Educational facility upgrade 12 31 6
8 Public water supply 1 30 7
9 Street lighting project 6 16 9
10 Others 4 10 11
11 None 83 216 2
Total 385 100
Source Field Survey December 2015
83
Storm water project at MidwestIheya Street Newly acquire compactor truck for refuse evacuation off New Lagos Rd
Plate 46 Selected urban renewal projects in Benin City
4411 Stakeholdersrsquo Involvement
The principal stakeholders of the urban renewal in Benin City include the government
public and private collaborating agencies andthe entire residents of Benin City
However field investigation revealed that the residents (especially those in the areas
projects were sited) were not given the opportunity to contribute in the discus or
proposal stage of the project meant for them For instance according to question 26
75 of the respondents noted that government did not engage in any form of dialogue
with affected property owner before execution of project in their area In the same
scenario residents in Amsterdam (Holland) rejected the urban renewal proposal by
government instead they prepared their own rehabilitation proposal in collaboration
with the local authority and was subsequently adopted for implementation (Couch 1990
and Edmund 2012) Question 27 shows details of dialogue between property owners
and government representative as contained in table 412
Table 412 Stakeholders Involvement
SN Stakeholdersrsquo Involvement Frequency Percentage Remark
1 Direct personal negotiation 37 96 4
2 Community representation 89 231 2
3 Consultant estate value 46 119 3
4 No consultation at all 213 553 1
Total 385 100 Source Field survey December 2015
84
4412 Issues of compensation
Field investigation shows that about 78 of those whose property were affected by the
urban renewal exercise were not compensated out of which 145 were promised but
not yet compensated while only 78 confirmed that they were duly compensated
However research based on interview report from the Ministry of Housing amp Urban
Development and field observations revealed that government did not pay
compensation to many of the affected residents because they could not provide the
committee assigned to compile compensation list with both certificate of occupancy and
government approved building plan This was however contentious as residents who
decided to seek justice in the court of law claimed that the existence of their property
pre-date urban planning in the study area In view of above Gibson and Langstaff
(1984) Couch (1990) andOmole (2005) opined that the clearance and redevelopment
strategy of urban renewal can yield desired result only when viewed as a public social
welfare approach of urban transformation agenda Fig 45 show details of the problem
of acquisition and compensation
85
Figure 45 Issues of Acquisition and Compensation
Source Field survey December 2015
4413 Plans for the displaced in view of renewal
The field investigation also shows that no plan or scheme has been put in place by
government to re-accommodate displaced residents in view of the urban renewal
exercise According to the statistics on plans to carter for the displaced by government
938 of the respondents affected claimed not to have heard or received any formal
commitment on the part of government Field observation by the researcher also
revealed that the proposed relocation of destitute and beggars around the major street
(especially the king square axis) to the internally displaced persons (IDP) camp situated
at Uhogua in Ovia North East Local Government Area in view of insurgence in the
northern part of Nigeria and the urban renewal programme in the study area has not
86
been implemented In view of this the study area still parade moral destitute street
beggars pick pockets and hood-lumps (area boys) However when interviewed the
director of New Town and Urban Renewal Agency under the ministry of Housing and
Urban Development revealed that government had made proposal for the creation of a
new town in Benin CityUnfortunately with about six months left for the present
government the programme is yet to kick off According to Roberts and Sykes (2000)
and Omole (2005) urban renewal can be counterproductive when it goals and
objectives are not well articulated Details of plans to carter for property owners
affected by the demolition and clearance exercise is presented in table 413 below
Table 413 Plans for the displaced in view of renewal
SN Plans for the displaced Frequency Percentage Remark
1 Resettlement scheme 00 00 3
2 Temporary relocation camp 00 00 3
3 Compensation 29 73 2
4 GrantMortgage loan 00 00 3
5 None of the above 259 938 1
Total 385 100
Source Field survey December 2015
4414 Constitution of the Urban Renewal Committee in Benin City
As a strategic approach the ministries of environment and solid mineral works
housing and urban development and land and survey were constituted into a committee
for the purpose of Benin City urban renewal exercise However in view of the
87
enormous task other inter-ministerial agencies were also co-opted by assignment
(Source Field report 2015)
88
44141 Report Summary of the Interview Conducted for the Inter-Ministerial Committee and Other Co-opted
Government Organs
Table 414 Shows summary of the interview conducted For the Inter-Ministerial Committee andOther Related Agencies
AWARENESS OF URBAN RENEWAL MASTER PLAN
MEMBERSHIP OF THE URBAN RENEWAL COMMITTEE
KNOWLEDGE OF GENERAL FRAME OF REFERENCE FOR RENEWAL
DETAILS OF YOUR MINISTRYAGENCY INVOLVEMENT
OPERATIONAL STRATEGY ADOPTED
CHALLENGES FACED INVIEW OF ASSIGNED TASK
GENERAL ASSESSMENT OF PROJECT QUALITY AND IMPACT
HOUSING AND URBAN DEVELOPMENT
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Determine the width of various roads Establish what constitute illegal structure and certification of approved building plan Prepare impact analysis in collaboration with ministry of environment in view of the renewal project Identify those to be paid compensation
Demarcation of right of way confirmation of property title documents of affected owners Initiate dialogue between owners and government estate surveyor ampvaluer
Resistance from affected property owners Delay in payment of compensation Federal roads were not attended to thereby making the work dis-jointed
High quality and fair attempt at rehabilitation Although not total the upgrade has meaningfully impacted Benin City
ENVIRONMENT AND SOLID MINERAL
No master plan but a workingpolicy directive
Member To under study Benin City environment and its development pattern with a view to carrying out urban renewal by upgrading of the public infrastructure and facilities and erosion controls and improve the environment
Checking of noise pollution cleaning of market and other public places Weekly and monthly general sanitation Monitoring of refuse dumping in the moat Checking street trading amp hawking Arrest and charge offenders to mobile court street naming and bill board regulation Street light provision General enforcement of public health and civic beauty
Enforcement of EIA regulation for existing and intending development checking out door advert activities Mobilization of the waste management agency by provision of pay loader truck tractors street sweeping machine Monitoring of
Poor funding and lack of cooperation from the citizens especially street traders and commercial bus drivers
Impressive in view of the improve environmental condition of Benin city
89
illegal refuse dump site and appointment of private refuse collector in partnership Arrest of walkway traders Enforcement of general sanitation laws maintenance and protection of public infrastructuresutility and general upgrade of Benin City environment
LANDS AND SURVEY
Working policy directive
Member To understand Benin City environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
To determine and demarcate the area that constitute Benin City using a radius of between ring road and Okhuahe community To establish control such as bench marks for the areas of the renewal projects and prepare compensation for those that was injuriously affected
Establishment of road profile by determining drainage direction in view of the renewal Layout of 320 plots in view of the proposed new town development Layout of police estate in Okha-Naruovia community Produce a working diagram for the water storm project by identifying natural water channels and preparing proposals
The committee was poorly financed Lack of equipment and tools to work Lack of intelligence sheet ie up to date map of Benin City Resistance from the pubic to execute project due to non- payment of compensation
A good departure from the failed usual practice
90
WORKS
Working policy directive
Member To under study Benin city environment and its development pattern with a view to carrying out urban renewal through up-grading of the infrastructural facilities erosion control and general improvement of the urban environment
Identification and listing of roads in view of renewal Strategic operations were mainly giving of policy directive and supervision of projects
Invitation of tender from pre-qualified contractors Appointment of consultant base on competence and screening of design project Monitoring and evaluation of work
Resistance from affected residence in-view of compensation Under staffing of the ministry
The projects are of good quality and has meaningfully impacted the state economy by way of improved communication network
TRANSPORT
NO
Non-member (co-opted by function)
No formal notification of plan and proposal
To ensure free flow of both human and vehicular traffic within Benin City check indiscriminate park of vehicle and check the operational activities of commercial transport drivers
Provision of bus shelter (bus stop) provision of public mass transit scheme (comrade buses) to complement private operation road markings maintenance of traffic signal in Benin City Employment of state owned traffic control officer (EDSMA) Checking of road vehicle worthiness Placing of traffic signals at strategic places enlightenment campaign amp driver education Arrest amp prosecution of offenders Provision of public parking space and on-street parking in
The resistance of commercial bus drivers to rules and regulation guiding vehicle use Insecurity-physical assault on traffic control officers Purcity of fund to carry out Ministry function Deplorable state of many roads Delay in the dispensation of justice for persecuted offenders
The projects are of better quality compared to what was obtainable in the past The impact is quite significant
91
some designated areas
COMMERCE AND INDUSTRY
NO
Non-member (co-opted by function)
No formal briefing but by way of privilege information
To ensure economic growth and development of the state by boosting commerce and industrialization
By prevailing on government to act and partnering with concerned inter-ministerial organs to ensure such enabling provisions like roads security water gas for industrial use liberalization of policy for setting up of manufacturing industries electricity power supply boost ndashAZURA power plant Sourcing of credit facility for SME from CBN from Bank of Industry enable foreign direct investment by waiving of documentation of land title and charges fostering of public private partnership (PPP) for industrial development
Purcity of fund for execution due to economic crunch Public sabotage through vandalism insecurity political instability and corruption
Project will be quiet fantastic when fully realized So far impact can be noticed in the following areas on-going AZURA power plant BUA Group Cement Factory Dangote Group Cement Factory SeewayWaterfactor Yunxin Steel Company Time Ceramics Dorphin Oil Palm Processing Plant and Expansion of Existing Okomu Oil Palm Factory
WOMEN AFFAIRS AND SOCIAL DEVELOPMENT
Not at all No but mandated by committee to carry out urgent
To carry out the urban renewal of Benin City through physical transformation
care for the physically challenged social deviants Also sanitize the city by
Set up counseling rehabilitation unit for social deviants and parents of
Poor funding Lack of facilities equipment and logistics support
Quite encouraging effort would have been laudable if sustained
92
statutory responsibility
economic boost and social sanitization
getting rid of roaming destitute street beggars discourage hawking by children of school age checking the activities of commercial sex workers
hawking school children Establishment of welfare scheme for orphans and the physically challenged Arrange with traditional healing homes for treatment of destitute Give vocational training Solicit support from private individual
continuous invasion of the city with lunatics from other states despite warning by government
ENERGY AND WATER RESOURCES
NO Non-member but was fused into the functions of the ministry of works
Same as of the ministry of works but with focus on sustainable portable water supply and improved electricity supply
Policy regulation that gave room for public private partnership in both water and electricity supply ie collaboration with UNICEF UNDP amp EU to revive Ojirami and Ikpoba river dams Also partner with foreign investor in Electricity generation (AZURA POWER PROJECT)
Reticulation and laying of pipes-most of which were affected by road expansion in-view of the renewal exercise Above exercise was divided into four phases and phase one is still on-going Treatment of water while ensuring that the desired pH level is maintained Installation of electricity transformer and erecting of poles in both urban and rural areas and onward connection to national growth
Logistics funding manpower and vandalism
Quality of job is good Impact is quiet low because area yet covered is large
93
HEALTH SECTOR
NO there is a repository plan for the health sector (copy not made available by the interviewer)
Non-member but aware that a committee was set up for that purpose
To transform Benin city to a true status of an urban centre by up-grading of its health infrastructure facilities and equipment to ensure affordable an quality health care delivery
Mainly policy formulation and monitoring of projects aimed at repositioning the health sector
Construction of a five star hospital complex in Central hospital Benin City Training of over 3000 health workers in various areas of need for integrated health management Strengthening of health management Strengthening of health management information system by provision of the new National Health Management Information System (NHMIS) forms and training of relevant workers to use the forms Various types of health service equipment and health furnishing were provided across the (3) three senatorial districts Also a total of 10 set of 30KVA sound proof generators were provided to enhance efficient service delivery
Lack of required manpower and insufficient equipment (especially sophisticated and modern types) Funding is not yet at a satisfactory
The quality of infrastructure satisfactory equipment and manpower are not adequate The level of impact is below average
94
level The number of manpower is grossly inadequate
EDUCATIONAL SECTOR
NO NO Transformation of the educational sector in line with the urban renewal agenda of government
Supervisory and monitoring of project to ensure that specified standard and quality were met compilation of manpower requirement list of both teaching and non-teaching staff in the primary and secondary schools
Identification and listing of educational infrastructure need across geographical spread Provision of learning aid such as charts and desk Renovation of most primary and secondary schools across the state and planned employment of teachers
More agitation for attention in area not covered Poor funding and shortage of manpower vandalism and corrupt practices
The school renovation project is of high quality and good impact
RAPID RESPONSE AGENCY
Not certain No agency is a quick-fix (special intervention department of the governorrsquos office targeted at emergence cases
The agency key into the renewal programme as a special intervention unit
Road rehabilitation drilling of community borehole for portable water supply Rehabilitation of rain storm and fire disaster victims and other IDPS related cases in view of social transformation focus of the urban renewal programme
Operational strategy is always base on the governorrsquos directive Thus he alone determines what is emergency
Shortage of finance equipment and personnel
A better experience than previous situation However the need for improvement and sustenance is highly solicited
FIRE SERVICE AGENCY
NO Fire service agency is not a member
No awareness Ensuring quick response to fire outbreak and other emergency situation regarding public safety
Public enlightenment regarding fire safety in building and other public places Inspecting of building to observe safety rules and regulation Acquisition of
Inadequate hydrance station to cover the city effectively lack of water storage tanks purcity of fund and shortage of man-power
Good quality but not sufficient There is an improvement in fire service provision
95
firefighting equipment Provision of borehole at strategically located hydrance station in Benin city
URBAN RENEWAL AND NEW TOWN DEVELOPMENT
The proposed renewal master plan was never realized However the agency was created to design and develop new towns in the three senatorial district of the state but it is yet to be implemented
Non-member No information as far as new town agency is concerned The on-going exercise is more rehabilitation of public infrastructure and street cleaning
No involvement in any way although the agency was created under the ministry of housing and urban development for the purpose
No involvement at all
No assignment yet Poor performance
96
46 IMPACT OF URBAN RENEWAL ON THE QUALITY OF LIFE OF RESIDENTS IN BENIN CITY
Field observation revealed that about seventy-five percent (75) of the urban
transformation projects have been completed in the study area and commissioned On
the above basis it became possible for a statistical inference to be made in line with the
stated hypothesis to check performance of the renewal exercise The statistical package
for social science (SPSS) was used
461Test of Research Hypothesis
Hypothesis
Ho There is no significant difference in the quality of urban environment
Before and after the renewal programme in Benin City
To achieve the above the t-test distribution for two independent samples (pooled) was
used Given that
푡 =푥 minus 푥
휎푝(1 푛 + 1 푛
휎푝 =sum(푥 minus 푥 ) + sum(푥 minus 푥 )
푛 + 푛 표푟
푛 푠 + 푛 푠푛 + 푛 minus 2
The above formula was used to measure whether there is variation in quality of
development in such sectors like housing environment transportation economy etc
by determining the mean difference of frequency before and after renewal and testing
for equality of variance against p-value (2-tailed) at 005 level of significance See
97
appendix VI Table 414 show that calculated p-value for the various sector of urban
transformation in the study area
Table 414 Urban renewal performance by sector
Sources of variation
Group Before After
Mean Mean Difference
t F P-Value
URBAN PHYSICAL ENV HOUSING WATER SUPPLY ROAD QUALITY
WASTE MGT
MASS TRANSIT PROVISION
ECONOMIC GROWTH
1
2
1
2
1
2
1
2
1
2
1
2
1
2
32753
24130
35065
39844
39974
39377
41325
25948
3169
38260
37299
32026
37299
36442
08623
08623
-047792
-047792
05974
05974
153766
153766
-50909
-7135
7213
7213
1203
1203
17281
17281
-7131
-7131
0715
0715
22298
22298
-7135
-7135
7213
7213
1203
1203
3208
119893
3368
5868
11231
0000
0000
0000
0000
0475
0475
0000
0000
0000
0000
0000
0000
0229
0229
98
TRAFFICE MANAGEMENT STREET TRADING ACTIVTIES EDUCATION QUALITY HEALTH SERVICE PROVISION EROSION CONTROL
1
2
1
2
1
2
1
2
1
2
38260
31403
13584
38987
38104
28364
38208
30468
30571
32052
9323
9323
-154026
-154026
97403
97403
-122597
122597
9323
9323
20512
-20512
15800
15800
-20031
-20031
-14805
-14805
143682
296454
63375
8551
0000
0000
0000
0000
0000
0000
0000
0000
0030
0030
4512 Interpretation of test of hypothesis result
The statistical analysis was tested at 5 level of significance or 95 confidence level
ie p-value (005) for the various components of urban transformation of the study area
as computed in table 414 above The findings are thus interpreted
99
45121 Impact on the quality of urban physical environment
The result revealed that there is a significant different in the quality of urban
environment after the renewal at 005 level of significance The mean value before is
32753 and after is 24130 with a mean difference of 08623 which agree that there is a
significant difference after renewal as capture in Question 3 and 33 See appendix
45122 Improvement in the housing sector
The result revealed that there is a significant difference in the housing sector after the
renewal at (005) level of significant The mean value before is 35065 and after is
39844 with a mean difference of -47792 which agree that there is significant
difference as captured in Question 5 and 40
45123 Improvement in portable water supply
The result revealed that there is no significant difference in the supply of portable water
in the study area after the renewal at (005) level of significance The mean value before
renewal is 39974 and after renewal is 39377 with a mean difference of 05974 which
agree that there is no significant difference before and after renewal See question 20
and 44
45124 Improvement in road transport
The analysis show that there is a significant difference in the quality of road
networks (improved transportation) before and after renewal at (005) level of
significance The mean value before renewal is 41325 and after renewal is 25948 with
100
a mean difference of 153766 which agree that there is a significant difference after
renewal as compared in Question 13 and 36
45125 Waste managementsanitation
There is a significant difference in waste management and environment sanitation after
the renewal at p=(005) level of significance The mean value before renewal is 33169
and after renewal is 38260 with a mean difference of -50909 which agree that there is
significant difference before and after This was compared using Question 14 and 18
45126 Urban mass transit services
There is a significant difference in urban mass transit provision after the renewal
at (005) level of significance as drawn from Question 21 and 42 The mean value
before is 37299 and after is 32026 with mean difference of 52727 which agree that
there is significance difference before and after
45127 Economic Growth and Development
At (005) level of significance there is no difference in economic growth and
development after the renewal The mean value before renewal is 37299 and after
renewal is 36442 with the mean difference of 8571 which agree that there is no
significant difference before and after as in Question 7 and 43
101
45128 Traffic management
There is a significant difference in traffic management after the renewal at (005) level
of significance The mean value before 38260 and after is 31403 with the mean
difference of 68571 which agree that there is significant difference before and after
See extracted from Questions 18 and 42
45129 Improvement in street trading activities
There is a significant difference in street trading activities after the urban renewal
at P-(005) level of significance The mean value before is 13584 and after is 28987
with the mean difference of-154026 which agree that there is significant difference
before and after as contained in Question 19 and 41
451210 Improvement in education
There is significant difference in the educational sector after the renewal at (005) level
of significance The mean value before is 38104 and after is 28364 with the mean
difference of 97403 which agree that there is a significant difference before and after
See Question 17 and 38
451211 Health service delivery
There is significant difference in the health service sector after the urban renewal at
(005) level of significance The mean value before renewal is 28208 and after renewal
is 40468 with the mean difference of -122597 which agree that there is significant
difference before and after as in question 16 and 39
102
451212 Flooding and erosion control
There is a significant difference in flooding and erosion control measure after the urban
renewal at p-(005) level of significance The mean value before renewal is 30571 and
after renewal is 32052 which agree that there is a significant difference before and after
as sourced from Question 15 and 37
From the foregoing analysis and interpretation there is no significant difference in the
area of portable water supply and economic growth and development as regard the
urban renewal in Benin City However the research analysis revealed that there is a
significant difference in the other sectors like environment housing transportation
waste management urban mass transit services traffic management street trading
activates educational services health care delivery and erosion control In viewof this
position the null hypothesis which states that the urban renewal in Benin City has no
impact on the quality of life of residents is rejected and the alternative is accepted
103
Plate 48 below shows completed urban renewal projects across various sectors of the urban life in the study area
A Borehole drilling machine B Edo Boys High School (Red Roof Revolution)
C Transformation of the City Centre (CBD) D Urban Mass Transit Scheme (Comrade Bus)
104
E Synthetic Pitch (Samuel Ogbemudia Stadium) F Centre Hospital Complex (Improved Health Services)
105
CHAPTER FIVE
SUMMARY OF FINDINGS CONCLUSION AND RECOMMENDATION
51 Introduction
This chapter will deal with summary of findings conclusion recommendation and the
way forward with regards to future research interest on urban deterioration and renewal
studies in Nigeria
52 Summary of Research Findings
1The investigation revealed that poor physical planning and weak urban governance by
successive government mostly contributed to the urban deterioration (decay) in Benin
City As observed the non-adherence to the city master plan and weak enforcement of
development control resulted in the squalid state of the study area
2 Poverty as a result of economic down tune which is due to weak industrial base
and employment opportunity were also noted to be responsible for the growth of slums
hawking by the under age street begging and touting activities These category of
residents are not able to afford decent housing in the study area
3 Investigation also revealed that obsolescence of infrastructure contributed in no
small measure to the decay situation Field observation revealed that most of the basic
infrastructuresutilities were built during the colonial era and early military regime in
Nigeria
4 The non pro-active attribute of government in the past towards the restoration of
the study area resulted in poor health service delivery lack of quality education
106
indiscriminate dumping of refuse at market and other public places and road junction
slow rate of economic growth lack of portable water supply flooding and erosion
problem and poor urban transportation system
5 Field investigation also revealed that there is no published public document of
the urban renewal intention of government And the committee is exclusive of the
relevant professionals and inter-ministerial government organs in line with the
provisions of the Nigerian urban and regional planning law as domesticated in Edo
state The indication is that the approach was that of a quick-fix
6 Although the urban renewal of Benin city was well publicized the benefiting
communities were not given the opportunity to contributions at the planning design and
implementation stages of the renewal exercise hence it was not participatory
7 Investigation revealed that the exercise carried out is not urban renewal per say
but public infrastructure up-grade especially in the areas of road construction and storm
water project which constitute about 70 of the total work done in the study area
8 Despite effort to check the activities the study area still parades destitute street
begging and touts Also worrisome is the indiscriminate parking loading and
discharging of passenger by commercial bus drivers and the persistent trading activities
on the walkway in Benin city
9 The approach towards the renewal was not strategic and comprehensive as of
urban renewal practice in the developed and developing world Most residents whose
property were affected did not get compensation and no resettlement scheme was put in
place to house the displaced
107
10 The proposed new town development that was aim at de-congesting Benin City
did not materialize hence the displaced are still a source of social concern to the
government in view of serenity of the urban centre
11 The ban on the use of motor cycle as a means of transportation was generally
acceptable to residents in the study area as over 80 of the respondents see it as a
welcomed development
12 The urban renewal exercise was generally adjudged to have impacted the life of
residents in Benin City This position is predicated on the decades of neglect by
successive government such that the attempt presently made is a good departure from
the old practice and well commended by residents in the study area
53 Conclusion
The conclusion of this research is based on the research findings summarized above
1 Neglect by government and its agencies that are responsible for urban planning
and development and poverty caused the urban decay problem in Benin City
2 An appreciable effort was made in view of Benin City transformation especially
in the area of road rehabilitation renovation of public schools reconstruction of the
central hospital and erosion control amongst others This was ascertained from the t-test
(pooled) statistical tool used for the study at (005) level of significance Therefore
urban renewal impact is made on the life of residents
3 However economic regeneration portable water supply and electricity supply
are yet a big challenge in the study area As observed economic activities in the study
108
area is at a low level obviously because of industrialization problem and the closure of
most manufacturing and service industries and the relocation of others in the recent past
to other state is taking a negative tune on the physical and social transformation of the
urban centre
4 Although the infrastructural development effort and the enabling environment
created by government for private and public investment in the state is directed at
economic transformation concerted effort by government to industrialize the study area
is not yet at appreciable level considering the years of neglect and the ever increasing
rate of urbanization in view of urban redevelopment sustenance According to Omole
(2005) a hungry man hardly give priority to living in a decent environment
5 Urban development proposal or master plan is a public document that spell out
the development agenda of government as gazetted such that the contributions of
various stakeholders toward the development proposal is sacrosanct in ensure
effectiveness However this was not the case in the transformation plans for Benin City
by government Also the urban renewal committee was not properly constituted as
many government agencies like ministry of education health commerce and industries
energy and water resources were not enlisted in the committee
6 The renewal programme did not effectively tackle the problem of destitute street
beggars touts pickpocketing and commercial sex workers activities around the CBD
due to weak enforcement and poor monitoring on the part of government
7 The issue of compensation and resettlement was not handled properly While
some properties were compulsorily acquired and compensated for others were left to
109
suffer demolition without any form of assistance Compensation should be seen as
social reform package for the displaced by governmentHowever investigation revealed
that compensation list was compiled based on provision of certificate of occupancy (c
of o) by property owners even for properties that pre-dates physical planning in the
state No matter how contentious these issues may be Couch (1990) opined that social
renewal dimension of urban regeneration is basically an issue of public welfare
8 The proposed plan by government to develop New Towns in the three senatorial
district in the state is a laudable vision that should be pursued vigorously as it will help
to reduce pressure and sustain the level of sanity that have been achieved thus far in
Benin City
54 Recommendation
To achieve a sustainable urban renewal that will make meaningful impact in the
life of residents in Benin City the following are hereby recommended
- Determination of a vision for strategic long term plan that will focus on
improving the image of Benin City by extending public services and
infrastructure to the entire city coverage area This will help to maintain a safe
living environment
- Multi-disciplinary professionals should be set up as a team to monitor the city
growth and prepare proposal for urban regeneration design that will improve the
condition of the built environment from time to time
110
- Cultural and historical heritage should be promoted through conservation
rehabilitation and maintenance of building monuments open spaces landscapes
and settlement patterns of historical architectural religious and spiritual value
- Sufficient employment opportunities should be generated as well as
improvement of the function of the city centre
- Enhance and sustain access to credit services and land to assist housing provision
both for private developer and mortgage institutions to encourage public housing
provision
- Rural poverty should be reduced or possibly eradicated by extension of
infrastructure public services and employment to check rural-urban migration
- Marginal groups like destitute and street beggars should be given priority when
providing basic services
- The physical planning and development control unit of the ministry of housing
and urban development should be adequately empowered and equipped to carry
out their responsibility to monitor enhance sanity of Benin City This should be
inclusive of other relevant government organ that is connected therewith to the
development and sustenance of the built environment
55 Future Research Interest
The study revealed that an appreciable effort was made by government to regenerate the
deteriorated Benin City However the research study was only exploratory with regards
to the determination of the impact of the restoration effort on the life of residents In
view of this the researcher is interested in further studies of urban renewal impact in
111
Benin City with the hope of making a critical analysis of the impact of key selected
indicators like health service delivery education and transportation
112
REFERENCES
Aimiumu EE (2010) The origin of Edo People Retrieved from wwwedofolkscomhtmlhisthtm
Ajayi O O Oviasogie OF Azuh E D and Duruji M M (2014) urban design and sustainable development A case of Makoko Area of Lagos State NigeriaEuropean Science Journal (Special) edition Vol II ISSN 1857-7881 pp105-112
Amidu A and Aluko TB (2006) Urban Low income settlements land deregulation and sustainable development Journal of African Studies and Development Vol VI No10 pp179-189 December 2014 Doi 105897JASD 20130286 ISSN 2141-2189
Areola O O (1990) Ecology of Natural Resources in Nigeria Great Britain Arebuny Academic Publishing Group England
Aziegbe FI (1997) Reduced rank prediction model of road accident in response to flood hazard in Benin City In SI and BA Folarin (eds) Human Behaviour and Accidents-EBAN Lagos
Aziegbe FI (2005) The rainfall factor in slope evolution An exploratory study in humid tropical environment using erosion pins in Occasional Publications N0 1 January 2005
Aziegbe FI (2007) Seasonality and environmental impact status of policy theme (cellophane generation and disposal in Benin City) Nigerian J Hum EOI 22 (2)
Bobadoye A S and Fakere A A (2013) Slum prevalence in Nigeria What Role for Architects World Environment Vol3 No 2 2013 pp45-51 Doi10 5923jenv 2013030202
Chigbu UE (2012) ldquoVillage Renewal as an instrument of rural development evidence from Weyam Germanyrdquo Community Development Vol XLIII No 2 pp209-224
Clark AL (2009) Environmental Challenge to urban planning Firing Areas Ecological Footprints and climate change workshop in Governance 2009 Socio-economic and Environmental Issue HoChiminh City Vietnam 241-253
Couch C (2009) urban renewal theory and practices Retrieved from wwwfacebookscoukurban-renewal-theory-nad practicecourchbd
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113
Definition of Gentrification by Bostic and Martin Retrieved from wwwcalvineduwjks4citylitrevsgentrificationpdf
Definition of gentrification by Criekingen and Decroly Retrieved from wwwcalvinedurjks4citylitrevsgentrificationpdf
Definition of urban Decline by Rob Gamesby Retrieved from wwwcoolegeographycoukA-levelAQAyear13worked citesDeclineurban_Declinehtm
Edmond CMH (2012) Renewing the urban regeneration approach in Hong Kong Retrieved from httpsswebcityeduukdownloadRSE-journaljournal 6pdf 121214
Edo State Investment Guide (1999) Benin City Edo State Nigeria Lagos Eni-Meg Nigeria Ltd(Consultants Researchers and Publishers)
Ejuimudo O BK(2013) Industrialization and city change the concept and Historical Evolution of Urban Regeneration International Journal of Science Basic and Applied Research (IJSBAR) (2013) Vol XII No 1pp 176-181 Retrieved from httpgssiTorgindexphp Journal=journal of Basic and Applied
Eni D and Abua C (2014) Research on Humanities and Social Sciences Vol IV No 17 2014 pp 129-135
Environmental report (2013)ldquoLand Use Urban Decayrdquo River Market place II Revised Draft City of Califonia (pp1-39)
Federal Republics of Nigeria (2007) Official Gazette No 24 Lagos 15th May 2007 Vol 94 Federal Government Printers Lagos
Fiofori T (2009) 30th anniversary of Oba Eradiauwa 1979 A new Oba for old Benin The Guardian Sunday March 22 2009 Vol 26 No 11043
Fuggle RO (1981) Treatment of waste from good processing plants and brewery Chemical Industry 4
Gbadegesin JT Oladokun TT and Ayorinde OI (2011) Urban Renewal As a tool for sustainable Urban Development in Nigeria issues and Challenges Sustainable Development and Environmental Protection Vol I No 1 pp 57-68
Gbadegesin JT and Aluko BT (2010) The programme of urban renewal for sustainable urban development in Nigeria issues and challenges Retrieved from wwwmedwell journalscomfulltextdoi = pjssci 2010 244-253
Hald M (2014) sustainable urban Development and the Chinese Eco City concepts strategies policies and Assessments Retrieved from www FninodocamppdfFNI-R0509 Pdf (page 42)
114
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httpwwwcrossriverstategovngindexphpcross-river-urban-renewal
httpwwwfacebookcomnigerstateNGposts581864848525539
httpwwwlegrandcomENsustainable-development description-1284html
httpswww Iisdorgsdinternational Institute for sustainable development
Idehen OA (2009) Benin City Beautification within the context of development Control Unpublished PGD Thesis Department of Urban and Regional Planning Auchi Polytechnic Auchi 11
Izuek EMC and Eme OI (2013) urban planning problems in Nigeria A case of Onitsha Metropolis of Anambra state Singaporean Journal of Business Economics and Management Studies vol I No 1 pp 41 -59Retrieved from www SingaporeanjbemcompdfsSG_Vol1_1_(12)4pdf
Jinadu MA (2008) Urban decay and the Imperative of Urban Revitalization in Nigeria Issues and Strategies A paper presented at the 39th Annual conference of Nigeria Institute of Town Planners2008 Yola pp 39-46
Jinadu MA (2013) Risk Sensitive planning for Disaster Risk Reduction and Resilient cities in Nigeria inWahab B Atebije N and Yunsa I (ed) Disaster Risk Management in Nigeria Rural and Urban Settlement Published by Nigeria Institute of Town Planners (NITP) and Town Planners Registration Council of Nigeria (TOPREC) pp 49-63
Kadri A W (2012) Millennium Development Goals and Sustainable Nigerian cities of Tomorrow Challenges and prospects inKadiri A W (ed) Our Cities our Future Dialogue on Urban Planning Challenges and Management GGA publication 1-9
Karaman O (2013) Urban Renewal in Istanbul Reconfigured spaces Robotic Lives Retrieved from httpwwwacademiaedu1823677urban_renewal_in_istanbul_fragmented_spaces_robotic_lives
Landuse Act of (1978) Federal Republic of Nigeria official Eazette Published by the Federal Ministry of Information Vol LXV No 14
Lee KG (2009) Sustainable urban renewal model for a high density city Publisher the Hong Kong polytechnic University Retrieved from httphdlhandlenet103972791
LevyJM (2009) Contemporary Urban Planning Pearson EduInc USA pp445
115
Long (2011) The Urban Vision Redevelopment VS Revitalization Vs Regeneration retrieved from httpinkd ingAzdTE
Meaning of urban Regeneration Retrieved httpwwwbalancenetgalleryrevitalizing_environment_of_shanimarda_pune1916175
Meghashree M S (2013) Urban Decay characteristics retrieved from httpsprezicom a5erZXjgeahuurban-decay-causes-consequence
Ministry of Environment and Waste Management Board (2009) Edo State Ministry of Lands and Surveys Benin City 2009
Mustard S and Ostendorf W (2008) lsquointegrated urban renewal in the Netherlands A critical Appraisal Retrieved from daveUvanldocument257564
National population Gazette of (2006) population census
Newamax(2013)wwwNewsmaxcomfastfeatureseconomic-social-environmental rundown20101117id377368Retrieved 080215
Ng MK (2005) Duality of Life perceptions and directions for urban regeneration in Hong Kong Social Indicators Research Vol VII No 1 pp 441-465
Nigeria Urban and Regional Planning Law (1992) Federal Republic of Nigeria Official Eazette Published by the Federal Government Printing Press Vol 88 N0 6
Nigerian Meteorological Organization (2008) Climatic Reports Benin City
Nigerian Meteorological Organization (2009) Climatic Reports Benin City
NjokuC and Okoro GC (2014) Urban Renewal in Nigeria Case study of Lagos state Journal of Environmental Science and Water Resources Vol III No7pp 145-148
Odemerho FO (1988) Benin City A case study of urban flood problems In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigeria Development Evans Brothers Ibadan
Odemerho FO (1992) Limited downstream response of stream channel size to urbanization in a humid tropical basin The Professional Geographer 44 (3)
Olalekan B G (2014) Urbanization urban poverty slum and sustainable urban development in Nigerian cities challenges and opportunities Retrieved from iisteorgjournalindexphpDCSarticleview file1598016153 Vol IV No 18pp13-19
Olujimi J (2009) Evolving a planning strategy for managing urban Sprawl in Nigeria Journal of Human EcologyVol XXV No 3 pp 201-208
116
Omiunu FGI (1988) Flooding and traffic management in Benin City region In Sada PO and Odemerho FO (eds) Environmental Issues and Management in Nigerian Development Evans Brothers Ltd Ibadan
Omole FK (2013) Implications of urban and Regional planning laws on urban Renewal projects in Akure NigeriaJournal of Environment and Earth Science ISSN 2225-0948 (online) Vol IV No 22
Omoregie V (2009) Benin Kingdom Yesterday and tomorrow the Sunday Vanguard March 29 2009 Vol 23 No 10-69048
Owoeye JO and Omole F K (2012) ldquoBuilt Environment decay and health situation of slum swellers in Residential Cores of Akure Nigeriardquo American Journal of Human Ecology Vol I No 2 pp33-39
Oyesiku OK(1998) Modern urban and Regional Planning law and Administration in Nigeria Kraft Books Ltd Ibadan
Pepple IA Abeoputa (2012) Making slums History A world wide challenge for 2010 International conference Rabat Morocco 26th -29th November 2012 Retrieved from inhabitant orgmaking-slims-history-a- global challenge for 2010-interntional
Rilwani L M (2005) Statistics for Environmental and social sciences Easy-way computerprinting Benin City
Robert PW (2006) The Evolution Definition and purpose of urban regeneration in Robert PW and Sykes H (ed) Urban Regeneration A Handbook Retrieved from wwwuk Sagapupcombooksbook210562toc
Rolling back malaria The Worldbank Global Strategy and Booster program Retrieved from SiteresourcesworldbankorgINTINALARIA resources377501-114183195065WB-malaria-strategy and Booster Program lite
Sada PO (1976) Population structure and household characteristics in Benin City Research Bulletin No1 Human Resource Research UnitDepartment of Social Studies University of Benin Benin City
Shuneeb H(2013) urban Renewal The sustainable Environment Dimensions Retrieved fromhttpresourcedatcomup-contentuploads201301urban-renewal-in-Nigeria-by-ShuneebPdf 181014
Tang BS (2002) From Privatization to Bureaucratization Implementing Urban renewal in Hong Kong USA Ashgate Publishing Ltd
Udo RK (1978) Geographical Regions of Nigeria Heinemann Educational Books Ltd Ibadan
Urban and Regional planning law of Nigeria (Decree 88 of 1992) as amended
117
Urban Renewal plan process Retrieved from wwwnorthglennorgfilesurban renewal plan process 1pdf
Wales N (2015) The urban visionhttpinkdingAzdYE
118
T-Test
Group Statistics
Group N Mean Std Deviation Std Error Mean
UrbanEnvironment 100 385 32753 75831 03865
200 385 24130 61942 03157
Housing 100 385 35065 59563 03036
200 385 39844 117250 05976
WaterSupply 100 385 39974 105943 05399
200 385 39377 125261 06384
Road 100 385 41325 89303 04551
200 385 25948 101652 05181
wasteMgt 100 385 33169 95925 04889
200 385 38260 101978 05197
PublicMassTransService 100 385 37299 106055 05405
200 385 32026 96582 04922
EcoGrowth 100 385 37299 106055 05405
200 385 36442 91037 04640
EDSMATraficMgt 100 385 38260 101978 05197
200 385 31403 102116 05204
StreetFrading 100 385 13584 85777 04372
200 385 28987 119793 06105
EduInfrastructure 100 385 38104 61058 03112
200 385 28364 104419 05322
Health 100 385 28208 53676 02736
200 385 40468 107427 05475
FlowdingErosionCont 100 385 30571 87014 04435
200 385 32052 101908 05194
119
Independent Samples Test Levenes
Test for Equality of Variances
t-test for Equality of Means
F Sig t df Sig (2-
tailed)
Mean Differenc
e
Std Error
Difference
95 Confidence Interval of the
Difference Lower Upper
UrbanEnvironment
Equal variances assumed
3208 074
17281
768 000 86234 04990 76438 96030
Equal variances not assumed
17281
738577
000 86234 04990 76437 96030
Housing
Equal variances assumed
119893
000
-7131
768 000 -47792 06702 -60950
-34635
Equal variances not assumed
-7131
569818
000 -47792 06702 -60957
-34628
WaterSupply
Equal variances assumed
33680 000
715 768 475 05974 08361 -10439
22387
Equal variances not assumed
715 747417
475 05974 08361 -10440
22388
Road
Equal variances assumed
51593 000
22298
768 000 153766 06896 140229
167303
Equal variances not assumed
22298
755469
000 153766 06896 140229
167304
wasteMgt
Equal variances assumed
2102 148
-7135
768 000 -50909 07135 -64916
-36902
Equal variances not assumed
-7135
765142
000 -50909 07135 -64916
-36902
PublicMassTransService
Equal variances assumed
011 918
7213 768 000 52727 07310 38376 67078
120
Equal variances not assumed
7213 761374
000 52727 07310 38376 67078
EcoGrowth
Equal variances assumed
5868 016
1203 768 229 08571 07123 -05412
22555
Equal variances not assumed
1203 750766
229 08571 07123 -05412
22555
EDSMATraficMgt
Equal variances assumed
11231 001
9323 768 000 68571 07355 54133 83010
Equal variances not assumed
9323 767999
000 68571 07355 54133 83010
StreetFrading
Equal variances assumed
143682
000
-2051
2
768 000 -154026 07509 -16876
6
-13928
5
Equal variances not assumed
-2051
2
695803
000 -154026 07509 -16876
9
-13928
3
EduInfrastructure
Equal variances assumed
296454
000
15800
768 000 97403 06165 85301 109504
Equal variances not assumed
15800
619108
000 97403 06165 85296 109509
Health
Equal variances assumed
63375 000
-2003
1
768 000 -122597 06120 -13461
2
-11058
3
Equal variances not assumed
-2003
1
564482
000 -122597 06120 -13461
9
-11057
6
FlowdingErosionCont
Equal variances assumed
8551 004
-2168
768 030 -14805 06829 -28212
-01399
Equal variances not assumed
-2168
749595
030 -14805 06829 -28212
-01398
121
