AN ASSESSMENT OF FEDERAL GOVERNMENT HOUSING POLICIES AND PROGRAMMES IN OYO STATE NIGERIA By ADEROGBA# CHRISTOPHEN aDEGÜOYEGA B.Sc (Hons) Ibadan, M.A. Lagos Department of Geography University of Ibadan A Thesis submitted in Partial Fulfilment of the Requirements for the Award of Degrec of Master of Philosophy in Geography , Faculty .of the Social Sciences, University of Ibadan, Ibadan September, 1986 Babby my youngest child iii A B S T R A C T The urban housing protlems in Oyo State have becone very diverse and grievoue in the racent time. The urban Population grovvth rate does not me.tch the rate at v/hich the housing units were being producea to accommodate the Population. However, the purpose of the work is to assess the policies and programmes that were meant to alieviate the Problems of housing shortage in par+icular. Housing policies and programmes of the Federal Government since the colonial period through the' first to the current National Development Plan periods were identified and described. The poiicy of the colonial administration was to provide accommodation for their officials at the Regional Capital. In the first two plan periods, housing was lumped up with Urban and Regional Planning. In the Third and Fourth Plan ptjriixd® it was recognised as a separate sector. Tnere w^re policies to plan ihe physical ia.yc at oi the buildings, ensuring environmental sanitation, providing shelter for all categories of individual8 ? rncouraging avaiia- biiity of land, building Materials and building techno­ logy, financing housing programmes through loans, and providing infrastructural facilities to go along with housing. To implement thc policies and programmes, tho institutional framework involved were Federal Ministry of Housing and Environment, Federal Housing Authority (FHA) and the Federal Mortgage Bank, Five research questions were examined. Questionnaire was used to collect primary data, A kind of surve.y was carried out to the housing estates, and literature v/ere contacted. Simple Statistical tochniques of tabulation, percentages, correlation and regression analyses v/ore used, Cartographic techniques were also used to present some Information, Some remarkable achiovemcnts were made. Howover, the analyses Show that the shortcomings surpasscd the achievements. The colonial administration did not plan for any othor city or town than the State Capital, Even after independence, the first two plan periods had policies and programmes for the state Capital alonc. In the Third and Fourth Plan periods, there were policies for some selected urban centres but still with highest concentration at the State Capital. All institutions involved with the housing loan and housing delivery Systems v/ere also found located at Ibadan,. The low-cost housing units were concentrated at Ibadan v/hile the rest V were found scattered among the Local Government Head- quarters in tho state. The housing units were found to be too costly and sophisticated for the catcgory of pcople they were meant. The units were not located to replace any of the slurns. They were haphazardly located at the outskirt of the cities and towns and thus cut-off frorn urban facilities and Services. The land use decree was not offoctivc therefore lands for building heuses were still very scarce. The Federal Mortgage Bank loan was rcstrictive and inaccessible. The public found the policies and programmes to be generally unsuitablc and ineffective vis-a-vis tho purpose. These shortcomings arise because the public were not made to participate at any stage of the policy formulation and implementation. Secondly, thore were no data on housing conditions and housing industries. Lastly, the culture and norms of the societies for whom the policies and programmes were meant were nover taken into consideration. Thus, the schemes excluded the truly urban majority. In conclusion, the work suggested what should be located where, and warned that the need to identify who- needs-what over space and time would be very oj-uciai« Data Bank and Statistical Systems for House and housing industry were suggested. New questions were raised. VI A C K N 0 w L E D G E M E N T I am indeb^ed -fco r number uf individuale who have contri- buted directly or indirectly tc fche success of this werk, I am particularly great ly lndebrad to m\ supervi •-•or, Dr. 3, I. Abumere for his willi igness and prompt actions to assist me even at • odd times. His untiring con- structive criticisms have made the work to be what it is now, My special gratitude goes to Prof. M. 0. Filani, Dr. M. A. 0. Ayeni, Dr. C. 0. Ikporukpo,Dr• s * 3 * Agbola and Dr, I. F. Megbolugbe for their immense contributions in the pr^paration of the proposal and at various stages of the v/rite-up. Their objecoive crticisms and valuable suggestions have been very useful to me. I am also sincerely very grateful to the Head of Department, Prof. J. 3. Oguntoyinbo for his fatherly advice and care for me, It is real pleasure working with the administrative staff of the Department. I particularly appreciate the assistance of the Departmental Secretary, Mr, G. 0. Awoyemi for his brotheriy advice, I acknolwedge the assistant of Miss Charity Ogbuehi who did the typing of the manuscript. To m3' wife , Mrs. K. A. Aderogba, and my children — Bolington, Gbengustica and Babby, I thank thens for Sharing the agony with me. Final ly, I am grateful to Goa i’or having led me far Thank ycu all» God ’oless. . ä T September, 19Ö $ _ Aderogoa, C. A. Department oi‘ Geography, Univorsity o f Ibadan, Ibadan. & Vlll E H I I P I C A T I 0 N I certify that this vvork wais carried out by für. Aderogba» C. A. in tbo Department cf Geograph*, University of 1 bau;in, Ibadan. ............. M . T * - - ....... .... S U P E R V I S O R S, I. Ab um e: re B.Sc (Hons.) Ibadan, Ph.B, Bristol, Depar^tSmeenior Lecturer}Universintt y ofci GIebcagdiaanp,hyt Ibadan < r Sdeptembetr., TALLE OF CONT'.i-.i.'TS Titl ff • f f t ff • • • • ■ • i Dedicaticn . . . . 3 4 i 9 ii Äbstract . . . » . . • « r c ff f iii Acknowlodgemcnt . . . . # t ? 2 ff 1 V X Cortif ication viii• • . . • • • 4 U • List cf Tabins . . . . a t 1 • • 1 ix List- oi Fi(3uro& . . . . • • • %- ' >.i CHa PTEH ONE* INt RO-JüCTION 1• • C • • ff 1 . 1 Background t . the Study o • • ff • ff 1 1 . 2 Aims and OLjectivos * ■ • ff • • 4 1 . 3 Research Qucstions . . • 4 § • • ff 5 1 . 4 Literaturo Reviev, . , 4 ff t ■ • f 6 i . 5 Scopu df the Study . . • • • f ■ ■ 2 3 1 . 6 The Study Area • . • 4 • V • ff 2 4 1 . 6 . 1 Location and Position • • • • • ff 2 4 1 . 6 . 2 Histnrical nnckground an1 Ur'oan Devclcpr wnt 2 4 1 . ? An OverView oi' the werk • • • ff • • 3 1 CHAFCER TWO* CCNGArTUAL a ND TRLORLTIOAL FRAi'Ji“ WORK AMD METiiODOLOGY • • § • 3 3 2 . 1 Conceptual • nd Thooratic a l Fromenork • • 3 3 2 . 1 . 1 Demand and Supply . . • • • • « » 3 4 2 . 1 . 2 Consumraer Choicc . . • ff • • • • 3 7 2 . 1 . 3 Concepts of "Threehcld" . : " Range" • • 3 7 2 . 2 Methodelogy .. .. • • • • • • 3 3 2 . 2 . 1 Primary Data •. • • • • • • 3 6 2 . 2 . 2 Sai.iple Frame .. • ■ • • • • 4 0 2 . 2 . 3 Char.nct er ist ics ei the 3 iß'ple f • • c 4 2 2 . 2 . 4 Secondary Data .. f • • • • • 4 7 2 . 3 ConcFusion .• .. • l • • • • 5 0 housing Pr o b l e m s in oyo s ta ie 31 3.1 Introcucc Leu .. » i a * s • 51 3..? Kou .in,' Typus .. • i n * a - 52 3.3 Heust Ownership .. c • a • 9 < 6ü 3.4 Housine: Con itiona .. a • a *■ t s • ̂ 3.5 Houcing and slum Ia vings e t c t ft ft ?o 3.6 Disoucsijii ,< .. t i i * ■’ 73 3.7 Concj.uf-.ion •• .. a • • i • r 74 CHaFTEk FOÜRs FEDERAL GOVEaNMENT i-IOUSIHG po licie s 76 4 .1 Introöuction , , . . . . 76 4 .2 Pre-Indepondenco P o lio ies . . . . ?6 4 .3 F irst National Developmun" Plan? 1962-1960 77 4 .4 Seeon'. National Develojprrcni Plant 1970-1974 8c 4 .5 Third National Devolopiiksnt Fa.ms 1975~1980 81 4 .6 Fourth National D..V .lopment Har.» 19,; 1-19^5 80 4 .7 Othor Policy Statements . . .. .. 92 4 ,3 At thc Urban Cor.tres of Cyc State •, , 9 Concxusior. , , *« •• •, . . 96 CHAPT’ER FIVE» ASSESSMENT OF FEDEaAL GCVKRNi oEN! FOIICIES .. .. a a a • 97 5.1 Intrpüucv icn •. *. • a a a 97 5.2 Distribution©of Housing Units aa " Inst itut ir-ns 97 5.3 Flaws in tho l-olicHs and Frugr", iiDi.S • • 106 5.3.1 Location - All.c tion Polici-s and irc 109 5.3.2 Tenarvfc Purchntu antf R^nx - Inconiu R-«t? PO J-lC i.‘dS a a aa >• « p # • 119 5.3.3 Hcusc Designs, Contractcrs anci Cent ructi nCost Policios .. • » • a ' 121 5.3.4 Other Polioy Inplemo nt at ic r n 1 Pro/; r-.m :ios Ext.Option C^nstraints .. • • • a 124 5.4 Federal Gov^rnm^nt Foliei... s and Pr-JR'r:; il.ißC Coinporod .vith Othors .. • • a a 129 5.5 Disousaior? and Conclusion • • a r a a 137 F A G E CHAFTER SIXi SUÄUmaR'/ AiNu CONCLUSION • • • • 143 6.1 Summary cf the Findings ,, • * • • 143 6.2 Alternative Policies* . • • 146 6.3 Conclusion .. .. ,, • • 146 BIBLIOGRAPH'!' • * < * . . , * , , 150 APPLNDIOEo s ,* ,• ,« »i ■, 1-73 A) Questionnriro Sampling the Opimon •:? the public on the heusing probloias, and Federal Government Policies and Programmes .. 173 B) Letter of Intrcduction to the Officers/ Offices that wäre irtvrlved in the housing j.oan and housing deliverv systoms in Oyo State ,, ,, t,, • • , • 179 C) Projected population figurcs of Tov/ns that were 2 0 t Q0C and over by 1963 census ir. Oyo State ,, ,« •• •• *• ,, ISO D) Physical Distances of Major Cities and Towns of Oyc State to Ibauan, the State Capital i (in Icms) 181 E) Estimated Number cf Hauses Exp^cted and Required in th^ Urban Centras of Oyo State 184 F) Urban Land Use Classification Schenk. 186 G) Notes on the Floor Plan of Low C^st Houses of Proper-y and Development Corpo ihion of Oyo State (2-Bedrv.ora and 3-Ucdroom Bungalows) I89 7 V* LIST OF 1 aBLES TAB LE TITLE P A G 2 . 1 Sizes cf Quostionnaii c Administcred in tr. Sampled eitles and Towns o f Oyo State . . 42 2 . 2 Characterictics of tne Samplei Lccr.ii n/ - Resiv.:ontml Zo "tes . . . . .. .. .. 43 2.3 Character Lstics .of tm Sample t 0 jeupt n- . . 44 2.4 Chnracteristics of tiu. Samplet ... -.oaei.-nnl B i ickgrounci . . . . .« .. .. .. 45 2.5 Gharacteristics cf the Srrarl».; Annual Ino eine 46 3.1 Poreentage Distril- ition of donses by Typ« u (Materials) in ScIecteU Ur -an Cent ros . . 53 3.2 Type of Houses (Sratrs) in -ehe Scloct. •! . Urban Centros . . . . . . . . . • 60 3.3 Ownership Status cf Kouscs an the seiectwc urban centres . . . . . . . . . . 61 3.4 Q(opsetrs roofo mR)enting H. us«..s ( i: l-aara per menth "1 62 3.5 Average Distanci. yne Ci.st f Travel tu and From v.” rk per D„y •. . . . . . . . . 64 3.6 Hou&ing Condition ir tbo c B c a i CitieS nnl T owne . . . . . . . . .. .. •• 66 3.7 Avci .ig' Number of i'oufeholG and Persans Living .in r- Ro o m . . . . *. . . . • 67 3.8 Occupnnvy Rati- in Fante :■!' I! r.dan Me-tr -polis 69 4.1 Target for Dva Hin g Units in Tv/enty Urcan Cencres in Nigeria • • •. .. .. 82 4.2 Capital Pr sramme jy G r nnonts ( Tcusing) 1975-198'? . . . . ....................................... 84 4.3 Capital i:,r praia.e by G n::c anu ct.iviti.es (Regional Do/elo^ont) , 1975 - 156o •• •• 36 4.4 Regional D voll, p ment fro^rarmo (dctsxng) 1975-1980 . . ................................................... 37 4.5 Föderal Government Vote tc Uouoina in .ho Fourtn National Duvel- pir-..' t, Plc >11 1931-1985 88 X TITLE A C- Total Proportion of Housos Completed and Plots Allocated in Oyo State *. 99 Number by Type of Housing Units Construct^d under the Federal Government Low-Cost Housing Schemes in Oyo State 1979-1933 . . . . . . . . . . 101 Spatial Distribution of Lcv;-Cost Houses in Oyo State • .. .. 102 Average Physical Distancos of Housing Estates to somo selected Urban Services a.nd Utilities (in kms) •• 113 Average Gosts of travel to some 6elected urban Services and Utilities (in Naira) .. .• .. 1 13 Suitability of Federal Government Housing Policies and Programmes v. 115 Availability of Loan and Federal Government: Lcw-Gost' Housing Units. . • 119 Percentage Proportion of Accessibilities to Land, Loan and Income towards home ownership .. .. .. .. 126 Executed Housing Projccts of Froporty and Development Corporation of Oyo State • • • ■ 130 Relative Contributions of tho Federal Government and others to the Urban Housing Market .• *. . • 135 xi LIST 0F FIGURES TITLE A G The Location, and the 24 Local Government Areas of Oyo State . t •• 25 Oyo State» Location of the Sample Citios and Towns .. .. .. 4l Plan of a Typical 4-Beöroom Bungalow 56 Plan of a Typical 3**Bedroom Flat •. 57 Plan of a Typical Yoruba Compound in Oyo State 0 • 0 0 0 • 58 Plan of a Typical Commercial House of Oyo State 0 0 0 0 0 0 59 Typical Floor Plan of Federal Government Low-Cost Housing - One-Bedroom Core House 103 Federal Government Low-Cost 3-Bedroom Housing Unit •• .» •• 104 Spatial Distribution of Federal Government's Low-Cost Housing Units ■■ 111 Transport Network and Location of Federal Government's Housing Loan and Housing Delivery System Institutions .• 117 Floor Plan of Oyo State Property and Development Corporation 2-Bedroom Flat 132 Floor Plan of Oyo State Property and Development Corporation 3-3edroom Flat 133 Correlation of Rankings with Age, Annual Income and Educational Background •« 136 CHAEPER ONE I N T R O D U C T I O K 1#1 BACKGROUND TO THE STUDY * The Urban growth processes and problem.s have earlier been identified as an area of researoh frontior in Urban Geo- graphy by Mabogunje (19-9) and reCently empha; xsecl by Abiodun (1978) and 0 jo at the same time (1978) • Research work along this line has been described by the three authors as ’very scanty' and l-equires more attention, Precisely, particular attention is said tc be required in the areas of spatial d.istribution, loca.tion and alio- cation of housing units by type and sizes within the urban centres, Specifically, works on housing location and allccation other urban infrastructures within the administrative structure of Nigerian tcwns and cities have not received enough attention. The housing Problems in Nigeria are not i . peculiar to only cne city or town » they are probloms of both urban and rural settlements of the country, The magnitude only vari.es frora one Settlement tc the other, and frorn one zone to the other within the eitles and tovrns• Regardless of the Classification, for all the Nigerian urban centres, Onibokun (19 09» 1978, 1980 and 198D) , Onorkohoraye ( 1970), Olq:■- la ( 1977); Adeni.yi ( 1978), 1 2 sind Seymour (1979) have Seen the prcblems as including among others, unsatisfactory architectural designs» haphazard location of existing ones, lack of infrastruc- tural facilities, frequent bidouville, the characteristic slums and blights and general shcrtage of residential buildings, and building uiaterials and costs. These problems have constituted major concern to individuals ana the governments. These have led to formu- lation of policies to combat the problems. The institu- tional frame-work for implementing the policies and related programmes at the Federal, State and Metropolitan/Local levels includei (1) Federal and State Ministry of Housing and Environment, (2) Federal Housing Authority (F.H.A.) (3) State Property and Development Corporations, and ( k ) The Federal Mortgage Bank, Each of these bodies has its own operational policies and programmes. But, the question ist 'Are the policies made good or bad?' Are they to the satisfaction of the masses in terms of number, distribution, location, alloca­ tion, designs, costs and conveniences? These quastions arise because in spite of the proclaimed government policies and programmes, the proliferation of housing - 3 - policies and the fact that large sums of money are being invested in the various programmes, the perfcrmanees have not matched with the intentions that were hoped to ensure a growth of the housing stock for affective filtering in the cities and towns• Undoubtedly, Onibokun (1975 and 1984) Sqymour (1977)» Abiodun ( 1930) , Okpala. ( 1980) and Adeniyi ( 1978) have 'evaluated' either of the Federal or State Government Housing policies and programmes at one time or the other, Their works describe the State Government housing policies and programmes» Seymour (1977) worked on Kaduna State Government policies and Programmes. Onibokun ( 1975 and 1984), Abiodun (1980) and Adeniyi (1978) differently worked on Federal Government's . These works are more or Isss from Professional point of view of urban and regional planners. Others are limited in their coverage. Specifi- cally, Onibokun (1975) concerns himself with the quality, quantity and management of the estates at a time when the units were yet to be started. His most recent work is also too general and is still from the perspective of an urban and regional planner. He specifically called for an examination of the suitability of the housing estates in terms of location and allocation issues. Furthermore, no geographer has ever worked on the Fourth National Development Plan policies and programmes (including ministerial and budgetary Statements of the period). Therefore the objective of the work is to examine the housing policies and programmes of the Federal Government from the first National Development Plan period,(1962 - 1968) to the Fourth, (1931 - 1985)* Emphases are on v/ho gcts what, where and when« 1.2 AIMS AND OBJECTIVESi The aims and objectives of the work arei 1. To examine and quantify the rnagnitude of Contemporary housing problems in Oyo State. ^ 2 . To examine the spatial adequacy of existing Federal government housing policies and programmes vis-a-vis the rnagnitude of the housing problems among and within cities and towns. 3. To pinpoint housing policies that vvould recognise spatial distinctions for urban centres. The policies would take cognisance of the location of Central Business District (C.B.D.) job centres, hospitals and other urban infrasti'uctures. The second aim is three foldi -''(a) To analyse the Federal Government Housing policies and programmes and other efforts in Oyo State to Supplement private efforts with respect to demand over space. - 5 - To look at the distribution, allocation, location, and covorage of financial arrangements, and expenditure pattem involved in the policies and programmes in order to alleviate housing Problems• (c) To look into the issue of geographic suitability of location and allocation aspects of the units with respect to the C.£i.D. job centres and urban infrastructural facilities such as Market, Hospitals, Schools, Folict and Fire Sei'vice staticns. 1.3 RESEARCH QUESTIONSi The questions to be answered are as foilowt 1. V/hat are the patterns of variations in the1 magnitude of housing problems? 2. Are the governrnent housing policies and programmes spatially adequate vis-a-vis the magnitude of the housing problems in different residential zones of the eitles and towns? 3« V/hat are the significant differences in terms of location and allocation between the Federal Government policies and others to Supplement private efforts? 4. Have the location and allocation of the units been influenced more by spatial needs than by other variables? 5# Do the location, allocation and coverage cf financial arrangements and expenditure pattern - 6 - involved in the policies and programmes correspond with the pat+ern of needs? 1.4 LITERATUKE REVIEW s WarfieId (1975) iß of the opinion that there is no accepted body of Knowledge that can ue identlfieu as policy Science-, Ho stressod furthcr that it is not even clear froia the iiterature chai there exist any accepted critoria for judging what would have to be accomplished to satisfy policy theorists that such a Science has been achieved, There is not even agreement on v;hether t'nero should be a policy Science or oet of policy scionces. Currently, a host cf scholars aro atc .-mpting to construct a policy sciencc. *Ameng the major goais of un.is effort is to try to make what is done to be more influenced by what is known’ (Warfield, 1975)* Dror (lf68) de scribed this as increasing the correlation b^twee.n knowisdga ■\nd power, Howe 'er, a policy may be regarded as u set cf guidolines for hum .n behaviinur. Writto . law, constitu- tional clocuments of nations and organi • ations, regulations and public edicts av • examples cf forma.,. policy. Customs may be viewed as informal policy. Formal puli typically ernanntes frorn an individual, Institution or gt err.ment having at least seine- power to observe bohavioar and enforce the Provision of the policy. - 7 - Sometimes, there is confusion as to whether policy- making is the same or different from planning, selecting a strategy, or making a decision, (Grigsby, 19 63). But such confusion may persist as long as there is no widely accepted sct of Standard definitions for thcse terms. Sometimes, they are used interchangeably, at oth&r times they are distinguished; Policy making is a process that can have highly varying properties (Warfield, .1.975)» It can be extremely short or simple, or extremely long and complex or anything in-between these extremes. It aoes not necessarily have a clear beginning or clear ending in a given Situation. It may also involve much efforts but little or no Outputs, and conversely may involve little effort, and much output. Policy making encompasses human behaviour all of which is not observable. It is a learning process for those who are involved in it (Mabogunje, 197^ and Warfield, 1975). The making of policy is a continuous and systematic activity, (Wild, 1979)» According to him it is aimed not only at identifying purposes for an Organization or government but also at defining proce- dures and mcasuring results against ex^ectation through systematic feedback of information. Judging from these perspectives, Grigsby (196 3)» Wild ( 1979) and Turner ( 1978) - 8 - notfed that it is a systematic approach to both the formu- lation and iraplementation of total 'business plans'. Formal systematic planning is essential sinco aetail forecast and action plans are required to pe-rmit co--ordi- nated action through the organization and adequatc evalua­ tion of performance. Such planning necossitatesCoopera­ tion betweer. functional specialists, suo-civision, etc. and therefore brings about a degree of co-ordination and a perspective which might not otherwise have exxsted within the organization. The existence of detailed plans faci- litateSdelegation and permissions, whilst ensuring that overall control remains. It provides a set of goals and criteria for assessing the merits of new opportunities- and proposals, whether for concentration or divcrsifica- tion of the business, Grigsby (1963). Kain and Quiglay (1975)> Warfi-ld ( 1975) and Alan, ei ai (1976) see policy to have three functions in terms of its impact on human behaviour which arei (a) .enabling behaviour to occur that would be difficult or even impossible without policy. (b) inhibiting behaviour that would be wide- spread or easy without policy, and (c) ^egulating behaviour into routine patterns. However, regardless of their attributes, policies, plans of actions, Statements of aims and ideas have beer, tevards combating housing problems in different parts of the world. These have involved the local, state and Federal Governments of various countries and cities as well as Companies, organizations, political parties, and indivi- duals who have been making their si and rr d irwontions knowni^Tiwari (l'9?ö) wrote on housing policy of Nairobi!' Kenya, and aefined it as"a comprohensive plan to moet the ever increasing demand on housing within the city.w Stern (1972/„ohnical sind financial, from World bodies, (Bloomberg and Abrams, 19 65). I-- Despite government’s efforts, the housing policy in reality has not changed as a c eminent by Stern (1972) confir.As that the most strilcing aspect is the higher degree of continuit.y, both in structure and in general goals. The biggest failure of the policy is seen in the low inc' lAe housin. as the fcllowing examples of Temple ( 1972) illustrate "ßetwecn 1968 - 1971..... . roughly A2,000 African househclds (counting over 175,000 people) with income under 5^0 Shillings per month saw only 65 units built . ........ which they could afford"• This demonstrates that the demand for low income housing is extremely dij icult tc meet, althci J the diecussions on low income housing are ”fairly com,cn" (Hurrel, 1972). 11 The need to deal with the housing problems of the urban population at large and a recognition of the extremely limited rosources available to any West African country have led to the development of site and service approach policies (Mabogunje, 1980). In recent years, the International Bank for Reconstruction and Development (World Bank) conmittea itself into offoring supports for an evaluation of such piojects. The lirst scheme was launched in Dakar. A formerly unoccupied area was levelled, divided into evenly laia-out plots, and given some limited access to water and electricity. Public facility buildings were to be provided. The utilizaticn of local labour was emphasized. Lots were to be sold on instalment and building costs substantially roduced as it could over time. Many more low-income families were expected to be able to afford their own legally held plots. According to the World Bank (1975) survey, "still half of Dakar's popula­ tion was too poor to qualify for the project." Clearly, the site and service approach is a Step in the right direction. Nevertheless, any project that remains »ut of reach for so rnany people constitutes less than satisfactory solution to the problem it addresses. Guglar and Flanagan (1978) pointed out that the Dakar acheme appears to be one more instance of partial planning. It perpetuates the bias in favour of the Capital citv overs - 12 - the countr.y's six regional centres. Fourteen thousand units werelaid out in Dakar, but only ono regional cen.re was included, (Guglar and Flanagan, 1978). Nigeria had housing Programmes, housing rr: octs, housing estatos and housing ministries but until early 1982 tnere was no housing policy (Oiiibokun, 1983)« Howvor, early in 1982 the Federal Ministry of Housing publishcd a document with the title ‘National Housing Policy'. Onibokun, (1983 and 198A) stresses that the document, as it ita cannot be regarded as a housing policy fpr Nigeria. It is at best the officio.! viev» of the then civilian Government and the views were not binding on t'.e other levels of government. "To become a national policy", he argyeB , "the document would have passed through the proces's.es of enactment". The document could have formed • the basis or* which a National Housing Policy Bill could be prepared fo-r the Federal House of Assembly. Earlier, Adeniyi ( 1972) ,-Fadayomi (1979)» Jinadu (1976), Okpala (1980a and 1980b), Wahab (197^ and 1978), faabegunje (1979-) and Koenigsbarger (1570) have suggested to the Federal Government to enact a housing policy for Nigeria. The policy they expected should, ameng other things, state the Government housing goal and obj .ctives, It should identify and chatact : ise the instruments for inplernenting tha policies (Oniboku. , 1983). 13 - Government Stands on land issues, rural and urban heusing, construction industries, finance Programme, institutional frame-work for implementation of policies and housing Standards were expected to be clearly defined,(Fadaycmi r, 1979» Okpala, 1980 and Wahab, 19 78) * They all einphasized and called for more comprehensive and radical housing policy for the Kigerian urban as well as rural communities. Such policy will put an end, hopefully, to the present ad hoc and reactionary method of dealing with the nation's housing problems. However, on policy analyses, Warfield (1975)» Turner (1978), and the United Nations, (1976) have noted that policy analysis has a mandate -- an ordinance to monitor how historically evolved institutions are adapted to changing functions, and to provide valid Information use- ful for policy makers who operate in the world of action. Others say they are essentially appraisers of what others have conceived, recommended or prescribed, invoked or applied. For those interested in policy studies per se, such categorizations iiiay not invite specification of meaning — a set of a posteriori definition (Adeniran, 1979)» But for the policy analyst. question of role, designation, and interelationships readily come to mind and in the process of reflection -- put policy analysis within an aggregate requiring segmental examination« 14 The tradition of pclicy analysis entail reviewing governmental er Institutional actions on the basis of "What is the issue at hand, that is what necessitates the policy, the policy itself and thv effeot of the policy on why it was formulated. These raay be vie.vod as b e m g in a causa! rolationship betv •nvn *cau .•©" , "policy", and "effects"(Dror, 1971). On the einer hand Adeniran (1979) agreed with Kracmer (1973) that« - . "Policy analysis is orienteü towards the utiiization of scientific method in moving towards a solution of problt-.ms of public . lmportance. It is an approoch towards holpmg decision makers chooso a course of action and carry out that co ;rse. It does this by invostigating docision problems, searching out objectives and alternatives in light of thoir consequences — using a constructed frame-work (a model) to bring the decision makers' judgement and intuition to bear on the problem3. The aim is to develop guidelines, so that the pUhüc and private actions necessary tc so.,vc problems can and will be initiated, and will ultimately result in improvements in the lives of citizens". However, it is in many ways that the traditional approaches to policy analysis have viewed the field rather nonrrowly in the socio-economic and political Order. "Macro" and "Micro" approaches have emerged, but they have remained incomplete with policy questions/intelectual worth, (Adeniran, 1979). The inadequacy of the "Macro" or "Micro" approaches becomesapparent when applied to some local or even regional development plans. 15 - This epistemolcaical difficulty which sometimes arise have aisc prompter* th-: design of such appraoches as the meta-model, but certain stubborn Problems which are such as related to the probiems^distortion of reality, value sensitivity, and lack of access to data on high level decision-making compound the existing problems and high­ light the need for nev,r paradigma, (Dror, 1971). Adeniran (1979) noteö that in the tradition of policy analysis (eithor we utilize existing paradigms or innovate) , words and language a.r̂ th^ fundamental tools# - both for thought and for consjeotures. Oßtrom (1976) has demonstratod this realization almosx to the point of over-attribution. According to him, the problem in policy analysis is one cf fashion.ing words and proposi- tions as tools and propositions can be used for reasoned thought. If the objöctive of a language usor is to organi.se and discipline thinking sc that he can v 'analyse' or 'solve' problems, another specialized use of language is implied (Ostrom, 19?6). The use of language and the associated power cf reasoning enables human beings to confront a variety cf protlematic**. situations and to rt i;y upon mental orocesses to solect courses of action. A more fruitful exercise fr,an the oxaggecat&encof inteIlectuai frustration eoncerring policy studies v/ould 16 - bc a new look into the conceptual premises and the substructure0 of policy analysis« One may assert that the re is necd to expnnd the scope of tb-, primaxy subjects of evaluation. The questions to be looked into would no longer focus almost exclusively on authoritative rulei How do governmonts estab.lish, moclify or alter, and enforce regulaticns? Which of the governmental entities do what , and howjin terms of Organization and decision making. (Dror, 1971» Ostrom, 1976 and Aat-niran, 1979)? Kayoae ( 1979) and K a m ( 1975) stressed that when we apply the Cost-Benefit Technique in ev iuating the choice made among alternatives, inappropriate srnplifications would be avoided. Reasoning terrain would therefore extend over the primary constituents of policy Systems 5 rule structures or configuraticns regarding dcc.ision-making the organising prccesses of interest groups and political partiesj and the institutional and social structures established bv state law and constitutions (Ade: niran,1979 and Kain, 1975)* 3'aulehin ( 1979) and Mabogunjr ( 1979 and I960) are • of the view that substantive public policy requires a careful analysis for which possession of methological skills or techniques ano. the knowledge of appropriate ccncepts and principlee aro the oasic prerequisites. - 17 Issues of cause and effect arc often of contr il concern, With reg :.rd to causal perspectives, xhe determination of public policv is basicall.v through investigation into the political, the socio-economie, and the cultural (or psychological) antecedonts of policy decisionS (Dror, 1968, Warfield, 1975 and 1976). Thinking caus,-11; is 0 helpful process for the purpose of establishmg hypothesis about a problem and in order to gain greater insights ns well#(Donald and Asher 1975) • A causal approach may furthermore be said to havfe greater raerit especially for its heuristic value. Again, saulchiTi ( 1975) and Ostrom ( 1976) givu directIons that it is posdible to establish appropriate indicators, identify recursive linkage, get adequate data, and set up a use.; sl iao-el# Por example instead shovm of having r. simple figure such as/below for housing . industr.y which assumes toc auch and cculd mislead, one could have a useful (rocursive path ostimaxion) model . - High Housing Setter Building Construc4 ion materiale and Expenditure constructions Bettor Housing ^ Less Estates and " Housing Units Problems 18 < — V (after Adeniran, 1979) Where Xa » Exogenous variables = Exogenous variables = Quality of building matorials, land etc. = Contractors and Contractors' attitudes/ tendencies X^ = Rate of housing construction P21) P31) = Path co-efiicients representing the causal P32) impact of one variable upon another = Distracting variables Adeniran identified Xg and X^ in the raodel asi - 19 - P21 Xi + Ru Rv-, and P32X2 + P3v Ru rospectively. F inding the Optimal Mix or the O.iinum ievel for public policies is another important r.spect of policy analysis. The co^’relation, cross-tabulation, and regression analysis used to be very common in th sixties particularly to identify the relationship batv/cen the onuses of public, policies and thoir goals or impacts. 3ut they cre limited in Utilitiesl(Warfield, 1975* Quigley and Kain, 1978). For instance, they do not teil us what to do after indica- ting that certair. policies be'rr relation tc desired goals. This is the stage of which knowledgo of the Optinum Mix . and the Optinum level is invaluable. The Optinum Mix could be found either wi'th Linear relations between policies, costs and benefits or with non-Linear relations. One more important practice in public policy analysis is policy impact analysis, or the measurement of effects of public policy decisions. There are many approaches to this. The application cf experimental design principles is among the common mothodologies, (Mabogunje, 197^ and I960, Adeniyi, 1978* and Adeniran, 1979). Xt is considered to be particularly uscful; yet the approach is ss not practicable at all timos, for all purposes and its procedures canmt encompass the total policy process. The type of randomization which accompanies it could also limit considoration of c .rtr in conditioning factorst ■ - 20 some of which are often unknown t tho analyst with the experimental den.ucn approach, Generally howev^r, urban policy analysis in Nigeria ^as received some attention of pcl3.ti.cal scien- tists (Adeniran, 1979) s Bconomistr; (Kayodes 1979 and 1981) urban and regional planners (.ideniyi, 19? » Onibokun, 1978 and 1983) and also some geographer~ (lyanga, 1979» Mabogunje, 1974, 1978 and 1980, Alao and Adegbola, 1979» and Sule 1976 and 19?8). Mabogunje (1978) generalized and wrote that. there can be no doubt that the interphase between urban System and the pjxcesses of development is raediated by those policrts of government which have their loci of Operation in urban ceptres. Mabogunje reinstated that a large part of current prban Probleme in Nigeria have arisen because mahy of tĴ q policies have seldom been explicitly articulated in tertn of their urban impact. Mabogunje (1980) and Onibokun (1984) hold the view that in evaluating the implication of such a policy for the overall pattern of devel- pment in any country, the need for a clearly urban policy arises precisely because of the importance of ensuring an appropriate perspective on the nation's urban Problems. Actually. it may be said that when urban problems are most acute in any countny, they are alv-ays symptomatic of a threshold crisis, that is, a crisis arising f.rom the need 'to ciia.nge gear in 21 * order to move tc a higher 3.cvel of development' (Mabogunje, 1980 ard Smith, 1976), Mabogvir.jt| (197^ and 1978) and Onibokun ( 1984-) are of the opinion that it is that crisis that Nigeria is current ly l'acingj and that the aöiDity of our government tc design 0 policy which enables us to resolvc- the various Problems covering our urban centres today will, to a large extent, datcrmine how well we harness our present economic growth for our own benefit and for the purpose of further rapid growth in the future, On housing policy analysis, Mabogunje (1977) criticized the existing national housing policy. He identified the direct government involveroent in housing construction as a "misdirection of efforts" and called for "a more imaginative approach which can asfeure the creation of viable and liveable environments in the urban centres, Similarly, in January 1978, a National Workshop on Pl&nning strategy for the 1.980s x o o k place in Ibadan. The Workshop's Group on Regional Development, Housing and Environment resolved that the. Federal Government should no longer bu involved in direct housing construction since this is too expansive, slow, and "not accessible to the general population. In the conc.lusion of ins own analysis of Housing policies in Knduna, Soymour (1977) remarked that the housing pclicy cf the Third Plan was only motivated by a vain attempt to redistribute income to the poor sec- tions of the urba: Community, but that ccntractor — built public housing wnf oound, on the contrary, to benefit . nly a privileged urban minority. Th, problem of housing is less a matter of quality of building or the level of rents, but ratfer concerns the poverty of the environment as the shoxftagc of rooms (Soymour, 1977 and Okpala, 1977)» Based on their findings, Soymour (1977) and Onibokun (1984-) suggest that policies should be directod on the one hand, at improving sanitary conditions in existing low quality areas, and on the other hand at stimulating the rate of construction by providing loans, eneourag.ing large employcrs to cater for their workersVhousing anc developing the use of local materials in the housing industry. . •_ Howevor, the critical works of these varicus re- searchors have somehow significantly aided in the formula- tion of the housing policies contained in the Fourth National Development Plan. This is probably in contrast to Okpala (1981) Observation that public policy-making in Nigeria is general ly not respcnsivt to social Science research findings. - 23 - Okpala howevor gave conditions that mako policy-making to be responsiv.; to social Science research findingst That is, where a particular social Science researchor is directly or indirectly part of the public policy making team, or has sufficient direct influence or. such a team or some of its important members. .5 SCOPE OF THE V/CRKi Most of the existing literature o.n topies of this type are mainly of Urban and Regional Planners (Onibokun, 1982 and 1983)« Their analyses have been influenced by politics, and their professions similarly, their suggcstions for amolioration are suggestive of government’s wish and or their profession, Mabogunje (197^ and 1978), Abiodun (1980), Sule (1976 and 1982) and Iyanga's (1980) attempts are not so elaborate nor detail, They only arise in their general discussions of urban policies. Therefore, this work is specifically identifying with the housing policies and programmes during the pre-independence to the present day in Nigeria. Particularly, the work focuses on the urban housing policies and programmes. The analyses emphatically pinpoint the issues of location, and alloca­ tion — who gets what, where and when, in terms of housing units, housing loan, and othor housing delivery Systems vis-a-vis the housing Problems» At other times, it is only the modality for the policy implementation and Programme execution that were examined, - 24 - The perspective of analysis is geographic, th.nt is, with spatial distinctions, thus, the suggested 'bündle of antidotes' recognise spatial distinctions. Oyo State is the test area. 1.6 THE STUDY AREA - OYO STATE* 1.6.1 Location and Position« Oyo Sta.x came int'; being on the first of April 1976 as a res .,it of the creation of three States, namely« Ondo, Oyo and Ogun States — out of the former Western State by the then Federal Military Govern­ ment of Nigeria. Covering an s.rea of approximately 11,000 square kilometres, the state is bounded in the south by Ogun State, in the North by Kwara State, in the West by both Ogun State and Republic of Benin? and in the East by Ondo State. /(See. Figur e l* 1„1) » . Essentlally, the state lies preeisely within Lat. 7° 02' and 9° 12* North, and Long. 2C 40' and 5° 04' East of the Greenwick Meridian. The State is an indegeneous part of the large group — the Yoruba of West Africa. At present, there are twenty-four local Government areas, (See Fig, 1.1), 1.6.2 Historical Bacxground and Urban Development« Lloyd (1973) wriie that "the origin of cities and towns in this part of the country is specularive. Their tfa.ils and their locations on of noar rock cm in«-nee sugg«. st a ne«d fer defence" . Oral history suggests that their dev...lopment may be attributed to political growth ccnsequent upon - 25 - K W A R A / \ STATE / KiSi \ I V -------------- \ Scki Kms / r / / \ V / \ \ / ; \ i 's- \ / Ogbomoso V_____ _ \ ^ / OkukiA miOkeho J Isevin \ / N N / ̂ . Ii’o 7 " [ / 1 ^ T V E j^ g b o / ^ ^ ^ • i ki run X . i O0'y/o.° / ' ------- ^ /llob u A * / Oscg^o \ i - ■ \ \■u - y' y ■1 X > — — , \ Cu 1 , ( V vN ̂'rs ^V- --xr r - 7f ( »m X .V * W° ■ \ l y a n a O f a V ' / \ \ co ^ / \ ^ v L - * '' 3JB AD* AN^ /* i le - l fe v 'Osu ' < > < : L n „Idi-:A:yu nre /’... ' \ J>' -J. — • ■-■■■■ In te rn a tio n a l boundary * -----(---------S tate boundary y . J ------------- Local Govt. boundary 3 State boundary • Local Govt. Headquarters : w Fig.1-1: T h e L o c a tio n i a n d th e 24 Loca l G o v e rn m e n t A re a s o f Oy« S ta te ° < > 0 :S ou^rce: Oyo State Ministry of Local Govt. and Information BENIN REPUBLIC - 26 - domination by migrant people, probably a Millennium ago« Although individual towns have had their vicissitudes, many have a continous history spacing several centuries, they are definitely not temporary phenomena (Lloyd, i 960, Lloyd, toabogunje and Awo, 1 9 6 7» inabogunje, 19 68, Kra.pt Ashari; 1969 and Wheatley, 1970) r. Reliable sources have identified that the traditional origins of Yoruba cities are Ile-Ife and Old Oyo. People left these tv/o cities in medieval times and built other towns around them, These became offshoots of their respective cities of origin» They all flourished as centres of administration, craft, industry and trade, and they have since been fast growing» In the nineteenth Century, most of the northern cities were attacked and destroyed by the Fulani Worriors> refugees therefore fled from them to the Southern towns including those of the current Oyo State, In the 20th Century, many of tho towns located in areas of Cocoa cultivating aroas grew very large and were actively engaged in its production and trade. Roads and Railways built to evacuatc the cocoa brought more amenities; and more setxlers came and sottled in them» As a result, towns like Ibadan, and Ogbomoso in particular increased in sizes at the expense of the eclipsed cities in the north, like Oyo, Shaki and Iseyin. - 27 - Qualifying generali;- the origin cf the Yoruba city scape (Oyo State is the cradle of Yorubas). nabogunje (1968) has this to says Inspite of the way they developed, nost Yoruba tovms approximated to a given town-pian, The '•* most salient physical eloments in this plan were those related to the Administrative, the tracling and the defence functions of the towns. Centrally placed with nost Yoru'oa towns was the palace of the Oba« the heaü of the city administration and the s.ymbol of its urban Status. So important was the palace that its grounds, in genoral, occupied an extensive area of lanü. The palace grounds, apart from Qontaining the palace, also provide ample open space for recreation and for public religious or social occasions. The appearance of any Yoruba town in Oyo State (lilce in most other Yoruba towns in othcr States) is haphazard and squalid. This is due to the uncontrollod settlemcnts of the refugees in the ninetcenth Century, and the scant attention paid to town planning in Nigeria as a whole by the colonial administration. However, from the foregoing deecriptions of the state in terrns of its location, position, historical background and urban developments, it is evident that the state was among the most distinctivo: and today, she is also among the most densely populated area of the country. According to the 1963 census, the population was about 5 »208,9^ peoplo. The donsity lies betwoen 1 1 5 and 125 people per square kilometre. - 2 8 - There were about forty settlements with populations cf 20,000 or over. (See Appendix C). The cities and tcwns are fast growing, Modern residential, industrial, educational, recreational, etc. sectors are now being added to the old cities, a typical example being Ibadan — the state Capital. The urban functions are also getting diversified. However, detail descriptions of Oyo state in terms of Contemporary housing Problems are contained in Chapter Three. Oyo State is chosen for analysis of this work because housing Problems are fast becoming important phenomena in the urbaniz^tion processes. Since indepen- dence (i960), the Problems have been gradually compounded by the rapid spatial expansion, increases in population, economic growth and 'greatest influence’ they are experiencing. As a result probably, several landüse types could be identified, Urban land use Classifica­ tion scheme (nine broad classes) prepared by Adeniyi (1979) is however exhaustive of the various types (See Appendix P). The scheme, like the existing type of landuse include Residential, Commercial, Industrial, Institutional, Transport and Utilities, Recreational and open spaces, vacant lands, non-urban lands and water 29 - There aro scveral ways by which ono coulc! olassify tho residential districts of tho cities and tc;ns, but earlier, Mabogunje (19 6 2) identifios seven major districts for Ibadan city tho core, older suburbs, Koror Eastorn suburbs, new^r Western suburbs, i-cst-i952 Suburbs, Bcdija Estates and Hoservations •. The s u - Classification is used by Abumere (1982) to doscri’oe the residontial dis- tricts of Ibadan metropolitan area. But these zoncs are not common to all of the cities and towns of Oyo State. A suitablc Classification may be a merger of two or more of the zones thus we have« the core and older suburbs Newer and Post- i960 suburbs Reservation and Kew-layouts The older suburbs and the cores are the oldest and tho most significant in all of tho cities and towns. It is usually the most extensive. The buildings aru old v;ith little or no gaps botween them. The Situation exacerbates the problems. Tho houses are togethor in compounus» tho traditional compound being of rectangular construction, made up of the ono storey building onclosing an open space. Some affluent members of some Compounds have replaced these structures with modern Bungalows• Tho compounds again, are orgmised in uuarters and a quarter consists of one or moro extended fai.iily or families. - 30 - Many of the buildings do not face any road or strects because they are at the back of ono another, and in other cases adjacent to each other# This compounds the problems of refuse collection. The newer and Post-1960 suburbs are creations of the waves of immigration into the cities and towns from the rural areas. The housing density in all casos is lower than at the core and older suburbs. Wider and more purposeful streets, lanes and roads traverse the zones, and better habitable and more modern residential types are found here. Reservations are more peculiar to Ibadan and a few cities created by the early missionaries, educational and or institutional developmonts. The New-layouts aro the new extension of the towns and cities. It is along this zone that wo have the best modern residential buildings, strects, lanes and roads. Almost every house faces major streets or lanes, or the road and the existing Town Planning Laws have effects, to some extent, at least in the physical layout of the buildings and the planning of the roads, streets and lanes. Government housing estates are among the "New Estates", Notwithstanding the d a s s of the residential district, the housing problems and environmental sanitation (parti- cularly at the core and older suburbs) are quite dcplo- rable, and are noticeable features of every part of the - 31 - cities and towns. More importantly, the demand for tho units are far more than the supply$ thus, tho seeming failuro of the proposed policies and programmes to allcviate the problens has nccessitated this research. .7 AK OVER-VIEW OF THE WORK» This work is in six Chapters. The first Chapter is mainly introductory• It focuses on the Problems, the objectives, the research questions and a roview of litora- ture on previous works. Chapter Two describes the Theoretical frame-v/ork and methodology of the workj while Chapter Three discusses the nature of the Contemporary urban housing problems in the study Area» The identified problems gave the basis for the need to assess the Federal Government Housing policies and programmes that were proposed to solve the ' more subtle urban housing problems' (Adoniyi, 1972, Nigeria 1972 and 1973 and Federal Office of Statistics, 1975)» Detail description of Government Housing policies from the First National Development Plan Perioa (1965­ 1967) to the current, (19 8 1- 19 85) are presented in Chapter Four. Qualitative and quantitative geographic and planning assessment of the policies and programmes are contained in Chapter Fivc» - 32 - The Chapter iooeses on both the achievements and the flaws identified with the f^rmulaxion and iniplementation of the jolicicC and proGrammes. The j-ixth Chapter first recapituLotes the major findings and considers the iraplicat ions of the find Inge not only for furthcr researehos urbr s heusing Problems, policies and prograirnne-s, but also for arbon polic.y onalysis and &$Yolopment planning purposes generally. CHAPTER TWO CONCEPTUAL AND TMHEETOHAOEDTOILCOAGLY FR:.' E-v/OEK AND 2.1 CONCBPTUä L a n d THEORETICa L FKAMEWOiiKi With sccial geographic con^epts in particular, geographers seek a basis for understanoing the funcRimental weifare question of who gets what where and how (Smith» 1977)* A convenient starting point is tho conventionai (neo- classical) economic analysis of consumption. Two major purposes are served by this approach. First, it provides certain concepts and analytical techniques which are hclpful in the study of spatial welfare problems. Secondly, ono can expose some of the weaknessos of a body of theory which, v/hile making Claims to objectivity and ethical neutrality,1S 1important respects ideological. In particular, the association of welfare maximization with an economic systeir. driven by individualistic self-interest and competition is increasmgly being seen to opcrate to the advantage of "capital" or big bueiness, and to the detriment of the general quality of lifo. However, what follows hero is o f necessity the bearest outline- of knowledge set down at greater length and with raoro Irigour in economic texts such as Samuelson ( 1973). Bannock, Baxter and Rees (1972) Math ( 1973) and various writings of Mishan (e.g. 1964 and 1969 )• - 33 - 3^ - Fcr the sake of brevit.y, moat assumptions are left unstated and the oxposition is confincd largely to what can be accomplished thrcugh geomotric mode ls and the simplest Symbolic Statements. Very relevant he re are tne Theorie' of ti ant — Demand and Supp ly $ ‘. -Tixranired with xhose are the concepts of Threshold, and Hange of Goods and Services. 2,Irl Dc-m&nd and Supplys Demand is the desire for goods or sejrvices. Implicit in this is the ability and willingness to pay a price, which is sometimes termed "effectivo demand" to distinguish ix from desire not backed up by purchasing power. Every act of consumption entails a price of some kind, though not necessarily in mono;/, The alternatives forgone in the consumpxion of a particular thing are the "opportunity cost" , e.g. monetary price» if this is a corroct measure of the sacrifice involved, The price a cohsumor is prepared to pay for something thus provides a possible measure of its werth, or "valUe"* The relationship between demand and price is conventionally described by tho 'Demand Function’ Q = f(p) ' where Q is the quantity consumed, P is price and f means "some functicns of". Tho precise form of this relationship in any acxual case is found from observations (Kain 1976 and Smith 1977). - 35 - There are two important concepts relating to demand, The first is that of 'utility'. This ii -omething invonted by economists to assist in ti •. mulysis of how poople supposodly r.iake choice in consumption an.u other sphcres of human activity. Utility "as oraginaily conc-ived ns a measure of the subjective feelings of individual satisfac- tion, which might be capablc of empirical identifxcation, (-4t> \e r 197^) • Now lt is moro commoniy interprcted simply as that which individuals try to rnaximize. A second ccncept is that of "consumers1 surplus". This can be explainea by interpreting the prices as the maximura the consumer wculd be prepared to pay for a parti- cular quantity, (iiaulchin* 1980). It is the difference in quantity available and the highest quantity the consumer dould afford to buy* It is also known as üuyer's Surplus, the thßory of Diminishing Marginal Utility shows that after a point each successive inertament one obtains of a -©ommodi'ty yields less utility or satisfaction than the preceding increament. It can be interpreted as the utility derived from consumption additional to that accounted for by expen- diture on the good in question. The s.ize of this surplus varies with demand ’elasticity', or sensitivity to price. (i.e. the slcpe of the demand curve). The larger the surplus the better off the Consumers (Abler al 1976 t Smith 1977 and'.Ilaulchin 1979 , 1^80). 36 P n c ö is not the only c nsiderat.i n ni'fectmg demand for Foods and thoir luv öl of consumpti.n, Also important aro consumers' incomes, thoir tastos, and the price of other things that might b f bought. hut the domand curve can be regarded as incorporating all influonoos on how isuch will bc purchased at givor pric •. Still very important, anu along with the ’demand’ is the concpet of "supply". This concorns ability or willing- neds to provide, or the quantity that will be produced fot a giver return. In a competitive market, market-regu- lated economy, the usua] assumption is that the quantity * will increaso as price increases. As price is to some extcnt an outcome of what consimc/'s aro willing to sacri- fice fcr the product* level of qutjkrt involves the inter­ action of supply and demand, This* is where supply and deamnd correspond — the *equilibrium’ position. In neo-classical economic t y c or/, marke to working perfectly will automatically find the equilibrium price and quantity, automatically adj-wsting to ohanges in supply and demand, V/her«aflr geographcrs recognise the usefulness of the equilibrium demand and supply model, they aro troubled by the model's failure to cohsider the fact that the market for any good or Service ie an ' aroa' not a dimonmonless point^ - 37 Thus, in geographical analysis, a demand - supply model is understood as an average condition in a national or regional economy (Abler et al 1 9 7 6, Smith 1977 and 13aulch'in 1980)« if supply advances, the equilibrium price is lowered and equilibrium supply increases, Through time, demand and supply are in constant flux. 2.1.2 Consumer Choicei Satisfying individual needs and wants involves sclection among various possible combinations of the gcods and Services available, This hac to bc done within the constraints imposed by limited resources (i.e, income or goods for harter), under the influence of the prevailing social milieu of custom or fashion. Choice is also constrained and influenced by the production System - by the general process of resource allocation that determines the nature and prices öf what rnight be chosen, 2.1.3 Concepts of "Threshold" and "Range"! In geographic studies of this nature, thcse concepts are important«, The 'Threshold* is the minimum amount of sales need-d per time period to bring ’a firm into existencc and keep it in business. Thus the threshold for a firm selling a good or Service would be the minimum market (price times quantity) neec&fto bring it into existence and to keep it going. - 38 - The threshold is often discussed in terms of numbor of people, but counting people is only a substitute for mea- suring total affective demand at the störe or shop, for instance, On the oth^r hand, the "Range" for a firm selling a good or a scrvice is the average maximum distance people are willing to purchase it. * The foregoing is particularly the background towards pursuing the main goal of this work as containdd in the second main objective, That is, "to examine the spatial adequacy of existing housing pclicies and prograrnmts vis- a-vis the magnitude of the housing problems". Specifically, the identified housing problems connote the demand, and the supply is substituted with government constituted housing units, and the loan schemes. In this context therefore, the work examine whether the demand of the urbanites were satisfied with the supplies, taking cognisance of the issue of consumer satisfaction (Kain 1976 and Smith 1977)• Similarly, whether the 'threshold", and "ränge" are met over space and time are explained by the corresponding concepts. 2.2.2 METHODOLOGY» 2.2.1 Primary Data» It was deemed necessary to get familiär with the housing estates whether completed, occupied, or under construction.’ A kind of survey was carried out on all housing estates of Federal and State Governments, Actual counting of the housing units by type (and sizes) was carried out for those cities and towns where the estates were. found located. The use of questionnaire survey was applied to collect primary data from two main sources — the public; and from the institutions and officials that were involved in the housing loan and housing delivery Systems (See Appendices A and B ). - 39 - The questionnaire for the public collectca data on the Contemporary housing pi’oblems and the appropriatcness o£ Federal Government housing policies and programmes in the cities and towns particularly with regards to the nuißber, location, costs, conveniences, etc. The Information that was derived madc room for comparison bctweon tne Federal Government Housing policies and programmes and others that were existing before or concurrently with the latter. The questionnaire also collected data on the age, sex, marital Status, religion, educational background, and annual income of the respondents. All these helped in the Classi­ fication and analyses of the research data. The question- naire also provided Information on the public opinion on what the subsequent housing policies and programmes should entail for improvement particularly on location and alloca­ tion and conveniences in housing loan, housing delivory system, and housing units. The second questionnaire (a set - see Appendix B ) , was responded to by the officials of the institutions that were involved in housing loan and housing delivery system, Information on the shortcomings or otherwise of housing policies and programmes as 'perceived' by their respective offices/institutions were derived. These include the aspects of location, allocation, costs, number and the infrastructural facilities provided in each estate and area and the efficiency and appropriatcness of the institu­ tions. It provides Information on the opinion cf the fofficers' to ameliorate the housing policies and programmes for the urban centres particularly as it involves their establishmonts. Not mors than ten (and not less than five) copies of the q.uestionnaires were administered in each Office* An interview was conducted with the overall boss or sometimes the repräsentative on seat in each of the institutions that g mvolved m the housing loan and housing delivery Systems in the country. The institutions/ Offices includt^ithoso of Assistant Oirectcr (Housing) and Assistant Direktor (Urban and Regional Plannirig) in the Federal Ministry of Housing and Environment, Manager of the State brench of Federal Mortgnge Bank in Ibadan, Public Relation Manager of the Federal Mortgage Bank Headquarters in lagos? Secrcxary to tho defunct Senate Committee on Housing and Environment, Assistant Directors(Hou- sing'eaatö Urban and Regional i lanning) in the Federal Central Planning Office and Public Relations Director/ Executive Director of Federal Housing Authority. Others were state Manager of Federal Housing Authority, and the Director and Assistent Directors of the Oyo State Property and Development Corporation, 2,2.2 Sample Framei The questionnaire meant for the public was administered in ton cities and towns of the State. Figure 2.1 shows the position of the sampled cities and towns. These are the most populous in the state by the 1963 population bdnsus, and they covt-r all the geographic zones of the state (see Tablc c , i ) , The smallest number of questionnaire (60) was adminis+or^d in Iseyin, and the largest in Ibadan metropolis. Fig 2-1 Oyo Sta te : Location of sampled c it ies and towns. 42 Table 2.1« Sizes of Ciuestionauire Administurod in xho Sampled c_tio-: und Tawns of Cyo State S/No j Town/City No« ofr'ouulat1i9o6n3 Ce.isus jwuestionnaire 1 ! Ibadan 827,379 100 0 1 Ogbomosho 216,881 30 3 Osogbo 2td ,966 80 4 Ilesha 165,322 80 5 Iwo 158,583 80 6 Ede 134,550 75 7 Ile-Ife 1 3 0 ,05c 75 8 Ila 114,688 75 9 Ovo 112,349 75 10 Iseyin 95.220 60 TOTAL 1 ,964,478 ---------- --------------------------------------- §£y.rcej Field Work, April, 1985« The administration coverec all residential zones — the core, suburbs, Estatest Nev; layouts, and Reservations. 78O Qf the cop^ö^Aquestionnairer were admnistered in all. The questionnaii c und the interview schedales were pretested and modifieü before the actual administration in the field. 2.2,3 Characxeristics of the Sample« Nin<. questions about the respondents were casked« These were about their residential location, age, s a , marital Status, number of children and religion Others were' about their occupation, -ducational background and annual income. -0 COD The clnssificrv... vho respondents' locaticnA/arci into Hi 'h, Medium, Lo-. ; \1 Est vte.-., u.R.j.. hero is consi- dered as alterna .xv-: t' of Mabogur;.;,-- ( l y 62) rosi ;.r>tial zone in 1- orubn lenr;, Si.rr.ilor appiinotier are- by Abur. ore ( 1982 i.ncl 398b} , and Ay«ni v : o) t\n stu^ied- rGsi-dpntial charac t e r i 31 ic c .. . IL-vinn, . .n... i•' Fir.. .non urbrm ccrtres. The largo st Proportion 5fi) live j.n the High eensiv, Kosi i..mtial Zonos of tat st'.ploc eitles rsnd towns, and los *7 than 20J?» live in either of Low Densa *;y ros ident ial arc*as or estates \nu or G.R.A. - '.v — 1 io re 2.2) i>; re ^ales (66. Vj-j'j th • r fern .3 es (31.15^) were sampled. The mode of tnc.ii ages lies between k l anc 50 years age concrt. Procisv.. .y, the ngo f 7 v/erc eitnor 50 years or less. The ' aet:.\ . age" >f ^abur force in tropical regions :»f ehe vor' (Fapo urica, 1979). Table 2.2s Charactoristics oi tho r amplei Locaei n/Residential S ncs Residential Zones Resfoc.o ndoefm r- Pro o* C ummulat ive o rt 3..0 n High 328 k z . 05 •'2 .0 5 Mediurn 238 30.31 72.56 Low 152 19.^9 92.05 Eetates/G,R,A, 62 . 100.00 In Response 00 °-°ö i ioo.oo Total ?80 100.00 :• 100,00 Sparfigs Pield Work, (^;;rils lfö5) — 44 — Table 2.3« Characteri r‘-an- \ the Sanp.V a Oecupatica Occupation No, of ----- J ----Reopondentn • Cummu.l .tivePro,., rtion Civil Servar.t 102 13.09 13.09 Force/Mi1it ary 38 4 . 87 17.96 Business/T rad ing 210 26.92 44,8b Teaching 98 12.56 57.44 Lecturing/Doctor 48 ■6 . 1 5 Farming 183 23,9b 87.05 Student/Apprentice 48 6 . 1 5 9 3 . 1 0 Others (Speclfied) 38 4.e? 98.07 No Respons? 1.30 100.00 Tota3 ?80 100*00 100.00 fourc^i Field Work. (April, 1985) About 75$ were marriod wbiao onxj 19.49$ wert- single, There were very few widow/widowers[ 0.9$) » divorceos (1.28$), separated uen and women (0.9$) » und 2.30$ did not respond. to the questian. Only 6,66$ had no children, but about 23*72$ had over six children living with them permanently er occasionally. 295 (37.82$) had • between t flve and six children. Majority were either muslim (42*83$) or Christians(40.77$) of different denorcinatiops, There were 15 (1.92$) 'No Response', l,4l$ belisve an more than one religious uoctrine w] Lle 1 ier© were also animists (1.79$) aad pagrais (11.23$). The questjannniro- was admi ' istered amo.n" men and women of all wotxa <~>f life. 0>3A* vo Thus araong the respond nts wo i \ civil, sorvants (1 3 .09#), force/Military men and woinen (4.87>$) Tencht-rs (12.56?<) and Lectureis/Doctcrs (6.15/5). Eoth Student? and npprvntices also form 6 ,1 5 ? of the x:.tal. Kowovtr, the lärmest Propor­ tion were farmers (23.46#) and xraders (26.92#). (See Were Table 2 . 3 }. 77 . 81# v, .. holding either the West .frican School Certificate (Grdinary Level) or Tooch rs1 Grade II Certificat . 12. 05# had no formal oduc vtion. O.nly 7.5655 hold any of the following» Higher National Diplom?., Nigerian National Diplom?, or Univer ix> Degree. There was however 22 (2.32#; 'No Response' to this question (see Table 2.4). Table 2.4t Characteristics of the Samplet Educational 3?kground. Education No. o f CummulativeRespondents;Proporrhtion 55 i No Education 9^ 12.05 1 2 .0 5 Primary Six : 116 14.87 26.92 Modern II/S.75 1 2 1 5 27.57 54.49 Schl.Cert./Tr.Grri.II 182 23.33 77.82 o .n .d ./h .s .c/n .c .e . 92 11.80 89 .18 H.N.D. & University Degree 59 7.56 97.18 No Response 22 2.82 100.00 Total 7oC _00.00 100.00 Sp-urce.» Field WorK (April, 19 85}. - 46 - One more important charact er ist ic of rhe res- pondunt is about enoir Annual Income. (See fable 2.5) » Students and all rndividuals undor any form of appreptio~-ship (6.15/0 were regarded as having n- fixeu a-nvai income. Other$ were either self-employ-:d or w ,oo : arr rs. i'bout 55.6555 couid be classirxed as iow and m.i tlie income earners — between the General 3 L Gj üo Lear:! 01 and 07 . Only 2 0 . 01# belong to Iho upp-r jn»-eme froup — General Salary Grade Level 12 and above (ser Table 2 . 5 ) . However, it should be remarkod that the proportion of ^No Response'1 (wnero^xlstcj) for each of 'hesi classifi cAtory data couid not affoci or introduc-.; any bias into the inference that couid be drawn through the-m (Wilson, 1974, Isard, 1975 and Babbit, 1979). Table 2 15* Ch^racterastics of the Samples Annual Income. Annual Income No. of j 55 C umrau la t ive ...... 1■ Respondc-nts! Proportion- _ 1 ______NotA.pplicable ! 39 5*00 5.00 GL, 01 - 04 173 2 2 . 19 2 ? . 19 Gis. 05 - 07 261 33.46 60.65 GL. 08 - 10 l-'»3 13.33 7 8 .9 0 GL. 12 - 14 93 11.92 90 . y0 GL. 15 71 9 .1 0 1 0 0 .0 0 No Response 90 0 • 00 100.00 Total 780 100.00 1 0 0 .0 0 Sourcei Fioxd Work (April, 1935). " Ros ident ial zenes within the citi.-s 'na tovn.?» aro, sex roliion, aducr 1 b \c : .-unc’, marit il atatus, occupa- tion and ine me - tr.o pcpulaticn v»- YAell s . r tifi a and ad eu ;ely repres^nteci aronr the resporuiurts* Theroi'cro, ’votc cf nc confiuonco* n not bo pas-ed unto an:* cf tho significant inforencos drawn by l in , any of tli it-.ns judxeiously. 2.2,^ Secondary Data» Suitnb.l S o ncary . "ta . *s< f r the work were found in* the Ped :ral Central Flanning Office (Urban and Regional Flanning Units), the Federal Heusing Authority, Federal Office of Stet ist io 3 , the- Oy o State Pr perty and Development Corporation» .ir: .••opclitan/oity/ri n-n Planning Offices, Föderal tiinistry cf Ho mo ii i- ’.'iriu Envxroni'n.no $ sinu the Federal Mortgage Bank« The Federal Central Plarming Office hasthe "parent policies" from which ernannte fthe housin policies.' The details of the housxng policies for each plan perioc was obtained from the Central Flanning Office, Data on the current housxng requix-nmont estimatös and plannin stra- togxos for thu samu werc co .l^cxed, The Federal Housing Autho*. ity (F.H.A.) as an agent ,f Fodox .1 iiinistry of Housing and Envircnmenx fer nein.' eonstructicn (First in the Föderal Capital — Lagos, anc, later in nach state Capital) jrovidcd ’ata on how auch of tho pr. posed heusing or are units have boen c e plet^-d ,/und r-«construction» anu or yet - 48 to be started in each state, city/town, and location. The expenditure characteristics was obtained from this source, The Federal Mortgage Bank is also an agent of the Federal Government for proviaing ccntrol and systematic lcan to the number and 'type' of persons the loans were given to were obtained froin the state branch (record) at Ibadan and Ile-Ife, Data was also obtained on the mode of distribu­ tion, location and allccation of heusing units vis-a-vis the beneficiaries. Data was collected on the total amount of money that have been involved in each Office, The records of performance of beneficiaries were also examined. The Federal Ministry of Housing and Environment provided data on the Federal Government housing expenditure and Low-cost Housing Estates located in each estate of Ibadan metropolis, and in other Local Government Areas of Oyo State where the estates are located. Data on the number and location of the units to the population were specifically collected, The Oyo State Property and Deve1 ''pment Corporation provided data on expenditure pattern, location, and number of housing units owned by the Corporation. Information was also provided on the number of residential plots acquired from different cities and tov/ns of the state, The Metro­ politan city/Town Planning Offices provided data on the - 49 - numbor of aoaroved plans for houscsi tho numbei which hns been conjplotod and th<~ numbor und er constructior: for s m cific plan poriod. The Offices gav\ adequato Informa­ tion on illegal structures in thcir rcspective areas of jurisdiction. These last two sets of uatn previde-d av nue for comparing Föderal Government Housing p^licius uv rog;rajBift»s with tho state and incividuals'. j.li of tho rec . rds were detailod jfor each plan periedj and where possible each year. Bisido tho above sourcos, consultancy works ,■( cjirried out during the preparation of Master Plans fpr I^adan and some cities, and data used for her develop­ ment plans were used. Tho d ata provided enough Informa­ tion on the housing conditions and Problems that ncccssi- tated the pplicios and programmc-s. Nigorian Institute for Social and Economic Research (NISER) has vast productive research reports on pdicies and programmes of govern­ ments. All thw relevant oncs were contacted. Secondly, and similar to the first are the schoiarly research of individuals or groups f«r different parts of Nigeria or the cc ;ntr.y as a whole (soo the Refer-nccs). Their werk gave insight into how the earli a policies and programmes havp been 'evaluated' and or analysod for amelioration ar justification, and what ccmes out of the evaluation exercise. - 50 - A large Programme — Housing Provision in N..ger~a ••• was going on at NISER when Information was collectecl fron there. On the housing policies per so > the National Development Plans from the First (1962- 1968' to the current (1 9 8 1 -1 9 8 5 ), published by the Federal Ministry of National Planning contain all relevant Information. .Termission was obtained from the Librarian, Federal n . try of Housing and Environment to give the researcher access to the National Development Plans and the Progress Reports on each. The proceedings of meetings on housing policies and programmes of the öefunct Senate Committee on Housing and Environment were also contacted. On the cost of building a housing unit by type, cost inventory of all building materials and housing clements for some past few years to date were obtained from reliable contractors and dealers of different building materials of all categories in Ibadan, Ile-Ifo, Ogbomosho» and Iseyin. 2.3 CONCLUSIONi In all» satisfactory Information was collected. However, predominant in the analyses are the simple Statistical techniques of tabulations, percentages, cnmmulative per- centages, correlations, and the measures of partition and disperson. Graphical and cartographic techniques viere employed to depict some variations. CHaPTER THREE HOUSING PROBLEMS IN OYO STATE 3.1 INTRODUCTION s Fcr bhe past two decados parbicularly sinco tho civil war ended, tho urban c^ntres havo beer undergoing such an unprecedented upsurgo in pcpulr. ton and oxporioncing a phänomenal growth in thoir aroa cxtunsions9 (Avoni, 1973, Mabogunje, 197^, 1973 and I960). Tue sizos arc- rnora- bhan what tho govornmonts could cope with. The high rabes of growbh are due bo nabural increaso in populabion and high rabes of immigrabion from bhe foreigi; counbries especially bhe noighbouring Wesb African countries. In addibion, large proporbiansof rural youbns are .iioving bo bhc urban cenbres bhan over before bo look for white collar jcbs, These phenoraena have varied consequences on urban lives^ Provision of urban Services ar.̂ ubilibies, Acbually, bhe bype and numbor of pr^bloms bhab have been creabed had earlier been cabogoristd undur four headings by Mabogunje (197*0 as« (i) Unemployr.ienb, (ii) Service- abiliby, (iii) Management, and (iv) liveabiliby# Tho probloms of livuability could be said bo be a consecucnce cf rnany cf bhe ot^ r ; otloms (Ayeni, 1978, page 172) . 51 - 52 Liveatility hör« moans the croaticn and -'int̂ r -.r . f t dccent environment. Specific.ally, the inadequate pr vigion of the basic infr ctructure and unenitios load- , . housing s.iort^ ,s and slun livings(Alac { 197V). How.\_-, this Chn.pt er "ttompts tj ex am ine varinti' ns in the magnitude and type f o._e housing vr • 1* ms in the cities and mwns. 3.2 HOUSING TYPES»• In the ton sampled cities and tov/ns, neople occupy different residential types alnng different r .eidential zones depending on their financial capability. and reiationship with the more affluent individuals. The houscs wore categorised according tc the type cf mat^riais used in the construct iom "CMW typd’ aeans the so that have c emo nt or brick. block walis with corrugati ronZ--s' he-eatnsd asbestors roofe, "MWitC Type" arc those housos that have mud walls iron^sheets ronderod with cement and corrugated ^ and asbestors roof. "UMSW Type" aro thsse that have- unrundored mud, bamboo, fronds, or oth-.r wallst» In addition, the "ihlXED Type" is a category in which a com-eination of more than onq of the throe main types of constructxon is feund in the samt; bouso. This approach wa« similarly employeo. by the Federal Office of St .tistics ( 1971 - 1972' housmg enquiries, - 53 - Tablo 3*1 shows tho p-rcuiitxs hi.itnNation of t'.v- hausin" typcs. Tho prc. in;mt X'j x o in .11 ciu.-. s ; nl towns aro th' 3v ./ith mud walls rv.ru.iv r -a n ccr>.-.-nt .and iron-sheets ccrru :ated ^ ad \sbestors r . f (Nv*nC). Tho highost proportion, ui. 65?, is fr und in Isv. ...m, \tk" tho lowest is in Ibadan 6 4 * 4 $ Tho.y arc. i, cdii.r • tos houses of tho cor- .md olr r suburbs cf tho ci,x..8 and tcwns. Tho comont or brick block walls with corrugatcd iron- shoots or asbostors r o o f a ^ not common among thc houscs, There is . jjowhcre the proportion is uu to 305?. Tho highost were in Ibadan (25.2fo) t Oyo (23.55?) > Ile-Ife (21,3$) and Ilesha (20,15?). Table 3 • 1 * Percentage Distribution cf Houscs 'oy Typos(Iviatcrials) in Solocted Urban Centres. --To--w-n----1 Type- of Housing CtoW iiWRC UviBW i-iiXAD 11 Ibadan 25*2 64.4 9.2 1.2 Ogbomosho 17.9 78.5 2 .6 1 . 0 Osogbo 18,8 78.4 ; 0.7 Ilesha 20.1 77.4 1 . 6 0.9 Iwo 18.5 78.6 i 2 . 4 0.5 Ede 18.4 76.7 j 4.3 0.6 Iio-Ife 21.3 74.8 i 3 . 1 0.8 H a 13.2 78.3 8.5 — Oyo . 23.5 71.3 5 : 1 o 7 i Iseyin 15.6 81.6 2 . 7 - Source» Fiold Work, April, 198 5. The proportion is as low as l j . 6/; in Iseyin. Th e unro ne red mud, bambooi frond er other wall (UMBW) are Iso feund in all of th». cities anc town . But the-ro is nowhor- the Proportion is up to 10%. Il^sha had l,6y. beira. the lowost. Ibadan (9 ,2%) and Ila (8.5/1) had the high o . The mixed cypcs are not f und in ila ind Iso/in« Ali. . rhvr J o-.f have trac~s cf it. The type sometii- .3 ■ ’aroc in ar attempt to r^novate old oill ipidating g -.ructure-s or vhile converting a commcrcial buildi.* g to a residentinl cn^. The general greatcr prevalance of mud heusing in all places is explicable by the suitabilit^ of lat^ritic and clayetj soil in Oyo State for mud house building. Sccondly, it depictf the traditional housing types — the traditional houses are still many particularly at he coro -•nd older supurbs. Fven, parts of the newer‘suburbs are characterieed by this type. Mud still plajq^pignificant role in wall construotion of new buildings. Variations exist significantly within towns and eitles, The core and older suburbs have moro cf the mud wo11s and * Mixed'types. The cemont and brick wall types are more commonly found in the newer suburbs, new layouts, reservations and estates. . Kegardiess of the material typ^s with which the houses wo re constructed; it is «ossible to examino the houses by Status — Bungal.ow Fiat ,* Common House* - 55 - Face-me-I -face-you (Commercial House) Ancierxt House, Bidouville« Bungalow« a type of house which is all on one level and mostly in its own garden (Fig. 3*1) Flat - Set of rooms (betwoen 2 - 4 rooms mostly), especially on one flocr including its Kitchen and bathroom. There may be more than one cf manv such sets in a building (or block) (Fig. 3»2). Ancient Kouse - traditional houses with many rooms, a central passage, mostly without kitchen, bathroom and toilets. Cooking is done along the corridor. They are in compounds (Fig. 3*3)» Commercial House - A house with many rooms, shareu toilet, Kitchen and bathroom. A room or more is occupied by one household (Fig. 3*4). Bidouville - This is sometimes called barrios or barriada or favels or barrios. They are physicall decrepit slums, lacking in basic amenities, chaotic and disorganised. Bungalows are not common in any of the cities and towns. It is at the rate of 2.1$ in Ibadan» 1.8$ in Ile-Ife and about 0.1$ in all other towns except Iseyin, Iwo and Ede where zero percent is recorded. Similarly, the Fiats are not common to them. The least are in Ila (0.1$) and Iseyin (0.2$); but this proportion is as high as 4,1$ in Ibadan, (see Table 3«2). Commercial houses are the commonest in all of the cites and towns. There is nowhere it is less than 50$. - 5 6 - n uC u_ I_______ — — — | M ain G ate |— _____J Scale 1 :2 0 0 Fig.3-1; P la n o f a T yp ica l F o u r-B e d ro o m B u n g a lo w Sourc<2 : Fiold W o rk -57- F ig .3 -2 : P la n o f a T y p ic a l 3 -b e d ro o m f la t S»aourccx: F iold W ork 58 Seele 1:1K Rg.3-3-. P la n of A Typical Yoruba Compound ( Ancient House) Oyo Sta te - 59 - Sourco. Bold Work - 60 - Table 3 »2« Typt: of Housos (Si~*;us) in thu StIvCtt . Urban Centres* ■.. j- ■ ■ Town ;Bungalow Flat CommonH o u s g AnH-c uisoc nt . j. ’.cuville i (C i.nl) •r . oxhers. . __ Ibadan 2.1 4.1 5 8 . 2 34.4 1.2 Og-bomoso 0.1 ! 2.0 64,5 3 2 . 0 1.4 Osogbo 0.1' 1.8 64.3 3 2 . 8 - Ilesha 0.2 1.6 6 1 . 7 jo.O 0.5 Iwo 0.0 1.3 59.2 38.0 1 • 5 Ede 0.0 0.2 59.1 45.7 ■* Ile-Ife 1.8 1.8 6 1 . 5 34.1 o.C Ila 0.0 0.1 57.5 42.4 - Oyo 0.1 0.7 75-8 25.4 - Iseyin 1 0 • 0 0.2 51.6 w -2 - Sourcei Ficld-Works April, 19&5 The ancient housos out-numberod 'Bungalow* and 'Flat' type combined. Bidouville significantly oxists in Ibadan (1.2$), Ogbomoso (1..4̂ ’), Ilc-sha (0.5$)t Iwo (1*5$) and Ile-Ife (0.8$) cnly, One simple inference one could dfrrnown/ itsh tt haabto vtehough the number 'could not go round', th-ro art somo fairly habitable houses in the cites and towns. 3ux the fact that the existmg units are not enough tc g-._ round coulu be examined starting from xho ownership Status of hcuses. 3.3 HOÜSE OWNERSHIPi In terms of relationship between housos and occupo.nts. Table 3.3 is mort revealing. Exct-t in Istyin, Oyo, and - 6 l - Ilaf there are not many houses built by the occupants them- selvcs. Houses thus built aro only 6,2$ in Ibadan. One interesting attribute is where a whole householu lives with relatives. The proportion again is least in Ibadan (0.4$) but it is as much as 3*2$ in Ogbomoso, Edo, Ila and Iseyin. It is only in Ibadan that up to 0.8$ live in government residence. There are zerc x-ü;rcent in Osogbo, Iwo, Ede and Iseyin. Table 3 0» Ownership Status of House in the selected Urban Centres* Town Personal Relative Government Rental Ibadan 06.2 0.4 0.8 92.6 Ogbomoso 12.3 3.2 0.7 83. 8 Osogbo 09.4 1.3 0.0 89.3 Ilesha 11.4 1.5 0.1 87.0 Iwo 14.4 1.5 0.0 84.1 Ede 1 6 . 2 3 , 2 0,0 80.6 Ile-Ifg 1 . 2 0.2 81.0 Ila 24.2 3.2 0 . 1 72.5 Oyo 2 3 . 8 2 . 2 0.2 73.8 Iseyin 27.8 ! 3-2 0.0 69.0 Source» Field Work, April, 1985 However, the highest proportion of people are in rented accoramodation in all cities and towns. The least of this category is. in Iseyin (69.0$); but there is no other town where it is less than 70$» It is as high as 92.6$ in Ibadan. • 00 - 6 2 - Though Nigerians are aware of the importance of houses (Seymour, 1977)* inspite of this fact, therc is no sufficient quantity that could meet the de-mand. It is becoming increasingly difficult for average Nigerians to own a house. It is actually extremely difficult to procure decont accommodation at reasonable rent in the market. Table 3*4 shows cost of renting houses in the sclcctod urban centres. Table 3»4i Costs of Renting Houses (in Naira per room Per Month). .T.o.w.n.. j CMW j MWRC UMBW Ij MIXED Ibadan 4 7 . 7 5 ! 3 6 .2 3 2 7 .5 0 3 1 . 5 0 Ogbomoso 40 .50 3 2 .5 0 20 .82 2 6 . 1 6 Osogbo 3 3 .0 0 2 5 . 3 5 2 1 . 6 0 26 .22 Ilesha 3 3 . 3 0 2 4 .5 4 2 3 .8 5 2 7 .5 0 Iwo 30 .60 2 5 .2 0 2 5 .2 2 24.80 Ede 3 0 .50 26 .60 2 1 . 3 0 2 1 . 7 5 Ile-Ife 3 9 . 1 0 3 6 . 1 7 23 .80 24 .8 5 Ila 3 1 . 2 0 2 3 .2 2 2 2 .4 5 2 2 .5 0 Oyo 3 7 .3 0 j 28.40 2 1 . 3 2 2 3 .4 5 Iseyin 2 5 . 3 5 S 17 .8 0 1 8 .2 5 17 .0 0 — Sourcei Field Work, April, 1985 There is no house of any type that costs less than N17.00 per month per room in any tov/n. All types of houses in Iscyin only had the least cost per month (per room) compared to othor towns. - 63 - In Ibadan, Ogbomoso, Osogbo, Ilesha, Iwo; Ede, Ile-Ifc, Ila and Oyo, the rent per month (per room) is not less than N20#00 no matter the type and Status of houses. These are far more than what an average household could afford while still catering for other household expenses. Again, these are far more than the United Kation's 20$ recommendation. The rents for any type of houses are highost in Ibadan», Ogbomoso, Ile-Ife and Oyc? and fairly high in the other towns but still not commensurate with the monthly incomes of all categories of workers whether low, middle and upper wage earners or the self-employed. There is no income level earner that is not spending more than the stipulated 20$ of his income on rent. The problems are more acute in those cities and towns where administrative, commercial, and industrial activities have long been established, fast growing and more concentrated. The heads of households interviewed in the sampled cities and Towns travel 'considerable’ aistances, and spent so much and wasted too much time between "their houses and their respective places of work bofo’e and after work everyday. This is particularly so ? t Ibadan Metropolis where the average distance cu'eered er day is greater than 10 kms and over a time period of about 2.^0 hours. In monetary term, this cost as much s NI-*!-0 per day« - 6 k - The situaticns are similar to those at Ogbomoso» Osogbo, Ilesha, Ile-Ife and Oyo (see Table 3*5)» By and large, there is nowhere the distance travelled is lass than $kms or anywhere the time and monetary costs are less than 0.80 hcurs and NO .30 respectively per day. Ta.ble 3«58 Average Distances and Gost of Travel to and from Work Per Day. City/Town Average j Time Cost Monetary Cost 'Distance (Km) (Hours) M Ibadan .......... :110.00 2.40 1.40 Ogbomoso 10.10 1 .80 0.80 Osogbo 9.20 1 .80 0.80 Ilesha 8.40 1..60 0.70 Iwo 6.50 1.00 0.80 Ede 6.60 0.90 0.40 Ile-Ife 8,20 1.80 1.00 Ila 5.80 0.90 0.40 8.50 0.80 0.60 Iseyin 5.50 0.80 0.40 Source 1 Field Work, April, 1985 Getting houses to rent is a problem and where available, they are let out at exhorbitant prices regard- less of the location, accessibility to occupants' places of work, urban Services and Utilities. Seymour (19^7 ) and Onibokun (1975) have earlier identified that it is exceedingly becoming very difficult for an average wage- earners as well as the self-employed individuals to <00< - 65 - build houses of their own within a short perioa of time (say in five years) through private savings. The cost of building materials, land and constructions per square metre are far more than v/hat an individual could mect after the Provision of fcod and othor social needs (IftC, 1.980). No doubt, the exhorbitant cost of renting houses has led to individuals living with relatives er at best resorting to hiz*ing the houses at exhorbitant rates. There are more buyers in the market than the supply of housing Services. The resultant housing conditions are horrible. 3.4 HOUSING CONDITIONS: The effects of housing shortage has not only led to over- crowding in most towns and areas, it has also led many to taking shelter under bridges, shackles and make shifts. Houses are also occupied before cornpletion. The most unfortunate phenomenon in the existing residontial buildings is their non-suitability to modern needs, and they have no conveniences such as open space, electricity, water-closet, pipe-born water, etc. Table 3*6 shows housing conditions in the selected urban centres. Except Iwo (8.8$) , Ede (7.5$), H a (2,1$) und J.seyin (2,8$) all other towns surveyed had up to 10$ of their houses connected with pipe born water. - 6 6 - Tnbl* 3.6i Housing Conditicns in the Sel .o1.- Gitios and Towns• , % of i . f T o f % cf % of Houses Town Houses Houses Houses ! iHöUSeS with sewerage & with with with with drnir ge tap Flush Electri-i Enough Disposal water Teilet cr ityf *1 op.cn space facilities Ibadan 36 46 33.C 68.6 241 i 40'^ • [ri t j Ogbomoso 2 1 . 7 7 A 41.5 3 1 . 0 1 7 16 Osogbo 18.4 8.8 62.4 22,4 4.8 Ilesha 1 2 . 6 1 0 . 5 3 8 . 2 28.2 2 . 2 Iwo 8.8 9.7 35.2 25.7 2.4 Ede 7.5 5.4 36.0 18.4 2 . 5 Ile-Ife 12.8 b. 6 51.4 21.8 3.6 Ila 2.1 3.4 41.8 26.2 2.4 Oyc 10.6 6 .6 5 2.8 21.2 2.6 Iseyin 2.8 0.2 49.8 18.3 0.0 Source» Field Work, April, 1 9 85. Conversely, it is only in Ibadan (33%) and Jlesha (IC,5%) that up to 10% of the houses have flush teiletß. In Ibadan, Osogbo, Ilo-Ife and Oyo, 50% and above of the houses are supplied with electricity, Therc is enough open space for car park,etc. in only 28.2% of the s.unple from Ilesha, 26.2% cf Ila, 25.7% of Iwo and less thar 25% in the others. Sewerage and drainnge disposal f cilities is best in Ibadan (28.5%)* and Ogbomoso (17*6%). No other town surveyed had even up to 5% of their houses with the facilities. - 67 - What is described as 'best' here are not even suitable enough irv'terms of sanitary oonditions0 Of particular interest is the nurnber of household occupying one room and the nurnber of persons per room (counting children of less than 15 years of age as half person). The figures are 1.5 and 6,5 respectivoly on the average.. (See Table 3*7) Table 3*7» Average Number of Household and Persons Living in a Room. Town j Average Number of Average Number of Household per Room persons per room Ibadan 1.5 6 »5 Ogbomoso 1.3 4.4 Osogbo 1.3 4.3 Ilesha 1 . 2 5-3 Iwo 1 . 1 5.9 Ede l.i 2.9 Ile-Ife 1 . 2 5.5 Ila 1 . 1 4.1 Oyo 1.3 4.5 Iseyin 1 . 0 3.1 Sourcei Field Work, April, 1985 The reasons for above are not far fetched. It is the urban centre which has the highest population; industrial, commercial, administrative and educational activities are- found mostly concentrated, Though Ede and Ise.yin are large urban centres, they do not fall into the group of urban centres where the urban functions are so concen­ trated and growing at fast rates. - 68 - The corresponding figu.res for Iseyin are 1.0 and 3 , 1 . Probably urban functions are least concentrated therc. Besides Iseyin and Ede with 3»1 and 3 >9 average number of persons per room, there is no other place where the number of persons per room is less than Again, this Variation in housing conditions e;cist not only among the cities and tov'ns but also with in. In Ibadan metrcpolis for instance, Table 3<-S is more revealing* The average number of households occupying one room in Ibadan is never less than 1 in any area. The peaks are found along the slums of Saabo (2.5) Gbagi (2.6) Gege (2.5) Apata(2.3) Ode-Aje (2.2) and Orita-Merin (2.0). The least are found mostly at the estates, G.R.A. newer suburbs and new layouts of Bodija, Challenge, Jericho, Ring Road and Anfani areas. The highest number of persons occupying one room follovv the same pattern. These are at Agbeni, Gbagi, Gege, lyana Bode, Ode-Aje, Orita Merin and Saabo. In all of these places, the average number of persons per room is not less than 8. Bodija (2.8), öhallenge (^.2) and Jericho (3*3) all had the least. The reason for this is their zonal Status — Low density residential zones of the newlayout. r- ^'r^ations estates and newer suburbs. It may be unrealistic to compare these conditions tc any description of United Nation*s (1976 and - 69 - 1978) of U.S.A. and Canada. The poor housing ccnditions have given rise to serious environmental consequences. The problems of environmental deterioration arise either from the inadequacy of urban infrastructure or over-utili- zation, or the inability cf the city to cope with these needs at current rates of urbanization (Ayeni, 1978)c Table 3 •8 1 Occupancy Ratio in Parts of Ibadan Metropolis. . Area Average No• of Average No. of Household per persons per Room room Adeoyo 1 . 2 5.6 Agbeni 1.9 8.0 Anfani 1 . 1 4.8 Apata 2 . 1 7.3 Beyurunka 1.5 5.8 Bodija 1 . 0 2 . 8 Challenge l.i 4.2 Eluyele 1 . 2 5.5 Gbagi 2 . 6 7.8 Gege 2.5 8. 2 Iyana-Bode 1 . 8 8 . 1 J ericho 1.0 3.3 Mokola 1.5 6.7 Molete 1.4 6.5 Ode-Aje 2 . 2 8 . 1 Odo-Ona 1.3 7.3 Oke-Ado 1 . 2 5-6 Orita-Merin 2. 0 8.8 Ring Road 1.0 3.9 Saabo 2.5 9.3 Sango 1.5 7.3 Vetenary 1.4- 6.6 Sourcet Field Work, April, 1985* - 70 - Inadequate Provision of housing and the basic infrastructures that should go along with them have led to housing shortago and slum living. The slums oxist along two zones of the citesi The central slum and the peripheral bidouville, (Berry, 1973 and Ayeni, 1978). The central slums developed because the houses ccncerned are usually old and dilapidating, and in soino casos, they aro faced with land use cornpetition. There is frequent emigration of youths from these areas (able bodies) either as a result cf economic inaepcndence or dcsire to be nearer the place of work. The result is that these areas are occupied by the more elderly people who have neither the means nor the ambition to effect any housing improvements. Conversely, peripheral bidouvilles are perhaps the worst slums as many exist strictly to house the most recent immigrants and the others are remnants of rural-urban fringe buildings renovated. Usually, these houses lack basic urban amenities and Utilities,. 3.3 HOUSING AND SLUM LIVINGS« The physical structures of the houses as well as the facilities provided particularly in the houses of the traditional rosidential areas have rerpcnded to different socio-economic influences. These influences have somehow restructured the traditional houses,. Originally, tradi­ tional houses were built with local materials and in the form of compounds - 71 - In all parts cf the state, they were designed to accomodate extended families. Perhaps the fundamental objectives of such houses were to provide simple shelter from rain, excessive heat or cold and also from outside enemies, (Adejuwon, 1979). The houses were so distinctive as groups of shelters concentrated in compounds and one compound is soparated from the other by either gutters, erosional passagcs or foot-paths, vegetated vacant lands or dung-hills. In some places, the vegetations have been cleared for installing grass-built or corrugated iron sheet bathroom o.nd pit latrine (one each to a compound), Some of the houses have some parts of the built walls unroofed, unplastered, or unpainted. Painting and sometimes plastering are seen as luxury. Sections of some houses might have long remain dilapidated, yet 'managed' and occupied by the owners. There may not be more than twc (or three at most) entrance doors to the passage of a long Stretch of houses with several rooms. Each bedroom has its own entrance (only one). The Windows in the bedrooms, where they exist, are so small -- less than half a square metre in area. The characteristic patlour (sitting room) Windows are relatively larger, but most of the time, they are located on one side — everywhere poorly ventilated. Majority of the houses are very old, older than most of the occupants. - 72 - The conposition of the occupants of the houses fall raore within the dependency group — less er equal to 17 years, and over 65 years of age groups. Though tho conditions are now impreving in reesnt times, Onibokun (1969) had earlier described resultant residential Situation and layout of the Core Areas as followi "The haphazard residential morphology has not altered significantly in the recent years. The residential environment is still unhealthy and filthy. Most of the buildings are structurally and qualitatively deficiontj dwellings are chaotically and densely jumbled together* existing roads traversing the built-up area are extremely few and poorly maintained and basic urban amenities necessary for good health and happy existence are very scarcely and sporadically distributed. Environmental sanitation is at an appaullingly low level, and the machineries of civic government are perfunctorily operated ...... Civic education which might lead to community development by the residents themselves is not widely accepted". Okediji (197^+) described a particular scene at Ibadan, the Oyo State Capital in the following words: Most of the houses have no kitchen and cooking is done in the corridor. An observer can seo beeds of carbon on the walls of the corridor.... pots used for cooking are unwashed and certain dirty water on the surface of which one can see dead flies and cockroaches..... cob webs are common features of the various Corners of the dwelling units. In places where there are separate kitenens, they are usually unswept and full of obnoxious odour. Aggravating this condition is the location of an uncovered 'Salga' exereter pit) directly behind the kitchen. There are usually bits of dried exereter all over the places. In some houses, the 'salga' is used by all The members of the compound and responsibility for Clearing it is not assumed by anybody. - 73 - Standing wall all over the places affords brotding grounds for mosquitoes and flies» Most of the gutters are uncemented and full of foul smolling water ...... To walk near the walls of any building is to experience the terrible odour of urine disposed by inmate or passersby". Without mincing words, these core areas are the most serious slums of the urban centres. They covcr considerable parts of the residential areas, and the environmental conditions aro very deplorable. ünfortunately, large proportions of the urban population dwell here. One adverse effect of the large ccncentration is that the environmental problems present themselves in very varied practical terms throughout. 3 »-6 DISCüSSIONt Seeing these various dimensions therefore, one could infer that among the foremost urban problems are the Problems of housing. The problems can be explicitly defined in three senses viz« (i)an absolüte shortage of housing units in the cities and towns (2 ) possession of satisfactory housing by a family, but at a price which severely limits its ability to afford other necessities of lif.e* and (3) a family's dwellings fail to satisf.y certain minimal Standards of safety and sanitation. Inspite of these, there is hardly any management strategies embarked upon by the government of the Federa­ tion for realistically facing the problems in the State« _ 7^ - In*aC&» inoff icicnt urban management *hioh is reg.ardad as the most important prob low of urban growth centros is reflected in tau way thu Govcrn-ents conceptualise the hQusing probi^ms, tho hssnciot.-d environmental deteriora- tion and the way thoy approaeh their Solutions-:. The late* ness on the p.art of ■? vnrnraurts and ehe eiitisb pproach towards the sblutior. of the prob 1 *..ms have been mainly responsible for the housing shortage and slum living . .7 CONCLUSIONi From the foregoing discussicnsj certain facts have ... braerged» the urban land use is :zonal’ and the w traditional ’Core Area’ is common to them all. It is apparent that the location of dwel.Ling units ’oy type and Status ares (1) not evenly distributed witnin and between the urban areas (2 ) Spatially differ in densities (3 ) physically and structurally differ (U^J qualitatively differ in terms of infrastructurc, location, accessibility, etc. Äbove all, thero are absolute shortage of housing units that could accommodate thu rapidly growing population, Family's dwelling fall to satisfy certain minimal Standards of safety and samtatien -and when families are housed with the necossary facilities, it is probabiy at a price which severely limit their abiliby to afford other nucessities of life. - 75 - The degree cf those shortages and their attendrmt Problems are rc.flectod in the high roon: occupanoy rat io in many towns, and the rapidly rising rent lcvols in reCent years, However, these descriptions of the Contemporary housing profcl^ms in Oyc- State urben ce nt res further indicate the need for an assessrnent of policies and Programmes that were proposed to alleviate the Problems. For oo.ch National Development Plan period. there were specific 'Statements of intention' to combat the Problems, In addition, at some other times, the annual budgetary statoments do contain a modification or a break down of the plan period strategies towards alleviating the prcblems in Oyo State like in other States of the Federation. These essentially are the diseussiens in the next Chapter. CHAPTER FOUR FEDERAL GOVERNMENT HOUSIKG POLICIES 4.1 INTRODUCTIONi Frorn the previous C h a p t e r it is evident that the rapid rate cf urban growt'n associated vvith aocelerated tempo of socio-economic development ’nas seriously aggravated the shortage of dwelling units resulting in over-crov/ding, high rent rate, slum and squatter Settlements which are visible fentures of the urban scenery« The pressure cn, and misuse of, facilities and the 'resources' have probably resulted in adverse environmental consequences among which is the growth of slums. The governments are aware of these problems. In response to these, policies (statements of intention), have been stated (made) in each plan period by the different governments particularly as they perceived the intricaces and magnitude of the Problems. This Chapter therefore examines the policies of each National Development Plan period for the whole country and Oyo State in particular. In the same way, some of the major annual budgetary statements (pronounce- ments) are raentioned. However, some achievements have been inevitably 'mixed up' with some policy statements« 4 .2 PRE-INDEPENDENCE POLIOIES! Every housing policy Statement pre-independence realised that almost every town in the country was in need of re-planning and the proper laying out of further extension» - 76 - - 77 - Thus in view of the housing needs, Tcwn Planning and Village Reconstruction Programmes required in the Ten-Year Plan of Development and Welfare fcr Nigeria, vvero suggestedo In addition, the Nigerian Town and Country Planning Crdinanc was proposed. The policy also saw the need to provide accommodation for administrators. But more actualised housing policies may be said to have begun with the First National Development Plan after indepondcnce (Adeniyi, 1978) 4.3 FIRST NATIONAL DEVELOPMENT PLAN 1962-i968i In an attempt to prevent a deterioration of the housing shortage, and to give opportunity for increase in popula­ tion, the policy was to provide at least 24,000 housing units during the plan period. Out of these lot, about 60 per cent was expected to be for low income earnersj 30 per cent to middle income groups and 10 per cent for persons in the upper income brackets (Nigeria, 1962), based on the salary scale of 1962. All of these were expected to be sharedin the same proportion among States. The problem of interrelationship between land and housing was intended to be tackled by a series ef measures. It was intended toI develop land fo*r lease at economic rates for upper income housing. For this purpose, it was intended that the government-owned building plots; would be auctioned at a lower price of not less than half the fixed - 78 - market value*/d . It was hoped that, by this meth'- , the profits of iand development will becomc availablc for Investment in further development. For middle incone housing, it was intended to Supplement iand development and leace at economic rates with the Provision of adequax financing facilitics at upsubsidized rest rat es. For the low income groupst the intenticn was to dev̂ rlop the land and to turn out, by mass-production method, Shell houses at $ cost which will allow individuals to purchase them. The sjiell houses were to be two-bedroorr. apartmenta, built of permanent construction and supplied with electricity as we n as water Services, It was anti- cipated that they will bo sold at a moderate monthly Charge, payable over twtf/vty years. The purchasers werc expected to furnish interior of the houses, The project was meant XO ^rovide essential low co.. —sTI*t housing for the people of Lafids alcnc. The necessary prere", ,isiJ''~ for the housing Programme was to be provided by a land peclamation, swamp drainage, and land development schere in the Yaba, Victoria Island and South Surulere areas only at a total provisional cost of S6.37 million (about M12.7^ million)r It was the policy of tho Government to pro vice o loan of fl,5 million (about N3.0 million) to th. Nigerian JBuilding Society to enable the s .ciety provide mortgt - 79 - credit at oconomic rates Tor a major part : i the middle income housing Programme. fuither fl.i million (about M3.6 million) was to be allocated to the African Staff Housing f1 which was tc be rdministored on an agency basxs by the Nigerian Building Society (NBS). It was expected that by adopting a r' licy fer giving credit at economic rates, both institutions would be expocted to be able to replenish their funds n.nd increase their lending capacity. To mobiii3c dornestic savings to the highest possible degree, the building society was to make every effort to increase the level of local savings. At the same time, the governrcent was reviewing its housing policy with a view to reducing its investment in staff housing, The African Staff Housing Fund was to Charge mertgage rates not less than the interest paid by the Federal Government on funds which it raised for the purpose, The total sum of £1,0 million (about 142.0 million) that had been spent on slum clearance and the fund derived from the disposal of clearod land expected to be available for further clearance. Thus, the schcme was expected to be seif finaneing and should require no further Capital allccation, The total cost cf the integroted problem for land development, housing, and Provision of mortgage credit was to require the sum of 115,028 million ( about*»3 0 . 056 million). ~ er* Of this suiu, t:.> j Federal o ̂»v.. rnmont hoped to providc. ■ ^-,56 millicn (about K9.I2 Million), while the remaining i„ und were expectod to be- goneratcd by the Ni.gerian Building Society, the African Staff Heusing Fund, the sale of leasos at economic rates, anc tnc sale of houses, k ' k SECOND NATIONAL DEVELOPMENT PLANt 19?0-l$74i In the Second National Development Plan period, the Federal Government policy on housing was aimed at replacing the dwellings# damaged during the civil war ( 1967-1970)# especially in the eastern part of the country. Also, the policy intended to mako Provision for the housing require- ments of the growth in population all over the country, The government reeegnisod the fact that the per capita income would not bc.able to meet the heavy Capital require- ments of modern and lurable dwellings, Hence, thero was policy that the constfuction of dwelling units, particulqrly by the civil sorvants, should be through credit facilities, The Federal and State Governments wanted to expand credit facilities for housing construcxion. This was to be done through loans to Building Sccieties, Housing Corporations, and the various Staff Housing Scheines, The Provision of both Land axx: building materials at reasonable pri. ces were consi. dered as an i. mportant, though m. di,.rect, way of promoting housing. - 8 1 - It was the policy, that the Government will continuo to facilitate in the importation of building itoms through the appropriate issuance of import licences and the allocation of foreign exchange^ This is to mähe up for the short-falls botv/een the domestic production and. der.iand for essential materials like cement, iron rods, and roofing sheets (corrugated iron sheets and asbestors j • 4 ,5 THIitD NATIONAL DEVELOPMENT PLAN 1975” 19801 In contrast to the previous development plans, housing was treated as a separate Programme * This decision was perhaps due to the weaknesses of the previous policies and the increasing need for the government to actively participate in finding solution to the housing programmes. Consequently, the government policy was based on the estimate of dwelling units that would be needed up to 1980« This estimate for selected urban centres is shown in Table 4.1, The percentages of New Units required were highest for Aba (246$), Kaduna (169$) and Onitsha (166$). The least were for Abeokuta (52$) and Ondo (50$)« Ibadan, the Oyo State Capital was to have 108$» The government policy specifically recognises the need to provide houses for all income groups. The aim was to achieve a significant increase of housing units for - 32 Table 4.13 Target for Dv/clling Units in Twenty Urban C untres in Nigeria Urban Centres Dwellin ■ ' New Units re— f of New to Units 1972 ^uired u,:. to 1980 Existing Units Lagos 224,50G | 233,190 104 Ibadan 110,633 119,300 103 Kano 55.100 77,852 141 Ilorin 44,100 34,359 78 Port Harcourt 28,667 35,440 124 Kaduna 25.067 42 ,441 169 Maiduguri 20,333 27,771 137 Enugu 35.227 114 Benin City 28,950 26 ,867 93 Jos 21 ,067 14 ,661 104 Calabar 61,071 1 6 , 6 91 104 Sokoto 51.167 22 ,5 70 149 Aba 21,227 52,154 246 Onitsha 13.^67 35.^63 166 Abeokuta 34,693 17,870 52 Ondo 15.167 7,653 50 Zarin 18,624 19,278 104 Warri 11,400 25,301 122 Sapelö 9.333 1 1 , 62 0 125 Ikot Ekpene 6,667 5,883 88 TOTAL 755.708 867,316 115 Source» Federal Republic of Nigeria» Third National Development Plan, 1975-IS 80, Vol.I, Table 30.4, page 359. the low incotic ;roup whowere the warst affected by the acute shortage, It was also the objective of' the policy to employ a combinaxion of measures to achievc within the 0 'A C - 83 - plan period a housing Situation in which the average urban workor would not be requirud to pay moro thnn 20$ of his monthly income on rent. The raeasures Were to include direct construction cf housing units by both the Federal and State Governments, which were to be givo^jout at subsidized rates, The policy also recognise the need to construct quarters for government officials. In addition, credit facilities are to be expandcd to enhance private housing construction. To ensuro that tno housing Programme takes off during tho plan period, a determined effort was made to minimize the existing bottle-necks in the construction industry, Somo of the planned efforts to remove the bottle-necks were toü 1) Increase investment in the production-of cement, (2 ) Encourage the use of burnt bricks, (3) Encourage the employmcnt of indigenous con- tractors, (^) Attract and encourage a good number of reputable foroign contractors?j?f 5 ) Expand and encourage mortgage lending. In order to carry out the housing programmct a total of M1.8_ 37 YMv̂iVllpion was earmarked for housing development by all gev.rnments during the plan period. This allocation excluded government quarters and Offices for which separate provisions had boen made under administration. The Federal Government was tc be responsi- ble for a total of Nl .650 billion or about 90 percenx of the proposod public sector expenditure in thirr sub-sector while the balance was to be sharoü by the State. Governments. See Table 4.2, The xpocted dominant project in the sub- sector was the Federal Government honsing Programme. Table 4.2; Capital Programme bv Governments (Housing) 1975-1980 | Total 1978 STATE Estimated 1 | 1976 | 19to75 : 1977 1 ' to to t9o79 Expenditure j 1976 ! .7°.. 19? 7 i! 1978 1979 1980 Benue- i Plateau 5.00 0.50 0.75 1.00 1 . 2 5 1 .5 0 East- Central 20.50 4.50 j 4.? 5 3.00 3.75 4.50 Kano 30.93 8.14. 5.15 4.77 4,64 5.23 Kwara 8.00. : 1.20 1.55 1.4o. 1.75 2.10 Lagos 11.00. £t.io 1.65 2.20. 2.7-5 3.30- Mid- West 30.00 3.10 4.50 6.00 7.50 9.00 North- Central 10.00' 1.4o 1 . 8 5 1.80 2.25 2. 70 North- Eastern 13.00 1.80 2.70 3.60 4.50 5.40 North­ 1 western 10.00 1.00 1.50 2.00 2.5C 3.00 South- Eastern 10.00 1.00 1.50 2.00 2. 50 3.00 Rivers 10.00 1.00 1.50 2.00 2. 50 3.00 Western 24,00 1 2.49 3.58 4.78 5.98j 7.17Total all States 187.43 2 7 . 1 3 33.98 34.55 41.8? 49.90 Fod.Govt, 1 ,650.00 165.00 247.50 330.00 412.50 4^5.00 Total all Govts. 1- ,837.43 1! 1 9 2 . 1 3 281.4S —364.55 454.37 544.90 Soureeg Nigeria (1975) Third National Development Plan 1975-1980, Vol.I, P. 311, Table 24.2. - 85 - This involvod dirc-ct construction of low rontr.l dwelling units. An allocation of NI.500 tillion had becn raade before the plan was even launched at all» It. v;.-.is eroocted to creato a minimum of 60,000 additional r--vidontial units mainly for the low and middle inccmo ,.r -ns- . Inspite of the fact that the Programme was initinteci in ivsp ne: to the urgent housing needs in The major urban centres, the policy aimed at establishing variable urban ccmmunities rather than just building houses, Hence, due attention was aimed at providing baöic infrastructural facilities like water, electricity, sewerage treatfnent works, health centres, Shopping centres, etc. at each major urban locations as Table A,3 appeaps promising. However, certain events of considerable national importance within a few months of the launching ms.de a review inevitable: i) Change of Government in July 1975« ii) the creation of States in February 1976; and iii) the decline in the level of oil production in course of the 1975-1976 financial yoar. Inspite of the changes, the government duciaed to lay greater emphasis on policy projocts in the areas of water supply, housing, agriculture and cooperativc, and health» By their very nature, they h?.v. air^ct • ng on the welfare of the common man as against prostigious projocts 86 - Table 4.3s Capital Programme ty Governments and ^ctivitics (Rugionnl Development) 1975- 1980 ' ---------rCoruo- ■ . Seweragc Town State Water Ho uso ratlve 8- and and Community Drainage Country Tot Develop­ Plann- . ment ning Benue-Plateau 5 8.OO 5.00 . 1 2 i?d0 9,71 24 .30 1 09. 91 East-Central 57.54 20.50 17. 10 28.00 70,71 1 7 3 . 7 5 Kano 40.00 30.93 17.77 1 3 . 2 1 21,24 123.19 Kwara 45.50 8.00 6.50 6,00 9.20 75.20 Lagos 44.40 11.00 35.34 70.00 117.53 274.27 Mid-Western 73.90 30.00 II.85 58.00 31.01 204.83 North-Central 41.10 10.00 10.55 9.20 2 3 . 1 0 93.95 North-Eastern 42.20 18.00 23.53 7 . 50 31.99 1 22 , 3 0 Rivers 7.60 10.00 1.20 4.50 38.73 113.36 South-Eastern 31.20 10.00 13.65 4.60 35.01 94.46 West 127.50 24.00 10.30 3 7 . 2 5 47.01 246,05 Total all States (512.63 1 87 . 44 177.11 274.00 504,41 4755.57 Fed. Govt. pl7.41 1650.00 1 6 . 1 9 154. 50 250.45 2.388,55 All Govts. 930.04 1 8 3 7 . 4 3 193.29 '*28.49 754.86 4^44.12 ____________ Sourco Nigeria ( 1975) Third National Development Plan 1975-19ÖO, page 293 (Extractod from Table 21.1) of doubtful social rc-levance(Nigeria•( 1975) • Specificallyi ( 1) the housing Programme was substantially increasod such th t 200,000 housing units, instead of the original 60,000 were to be constructed, before the end of the plan period, . (2) The new scope of the heusing sec’tor entails the constructicn of 3 0,C0G housing - 87 units in Lagos xnd a minimum cf 10,000 units at or near every other state Capital. (3) There werethoughtsto construct New Satellit' Low cost Township in Agege to houso betwecn 50-100,000 people. Table 5.4 explain and summarisogthe housing projects, the descriptions estimate^ of botk .•ri&:mal and revised plan policies and projects. Table 4,4j Regional Development Programme - Housirigi 1975-1980 (Million Naira) Project Original 1 • . • Project Title Description Estimated I Revised cost 1975-80 j Estimated ; cost 197 5-80 Federal Mortgage Transformation ! Bank of Nigerian 1 Building Society (MBS) 0 .1 50 0.150 into a Mort­ gage Bank Federal Housing The Construc­ tion of 200,000 housing units in various 1 .500 2,000.000 locations by tho Federal Housing Authority CNoewn stSrautcetliloint eof A new satel- low Cost Town­ lito low cost ship in Agege township units will be constructed in Agege to - 0.500 accommodate between 5°- 100,000 people Source; Extracted from Third National Development Plan 1975-1980 (Revised) Vol.II, p. 418. 88 4.6 FOtJRTH NATIONAL DEVELOPMHNTS PLAN* 1981-1985; The Federal Government committed itself to a Programme of massive Investment in housin0 iuring the Fcurth Plan period, Tablc 4.5 Shows the amount votod to housing durittg the plan period* 1980- 1 9 85 . J*able 4,5* F.der ] Government Veto +r. Icusing in the Fourtn National Dev-, iopmu; x Plan 1981-1985 Estimated S/No. j Project Title Pro3ect Description total % 1! . . V ('S /). . Total 1 'Federal Housing Providing Housing of 600,000 37.6? units units 2,000 units per state Provide for servicc 2 Development of land. Total No. of site & Service plots per state 100,000 6.29 6.000 Federal Govern­ Construction of 3 ment Quarters suitable Quarters 200,000 12.56 in States Granting of loan to Staff Housing somc specified civil 4 Scheme servnnts to build 175.000houses, N40,000 per 10.99 person Provision of Master 5 Industrial plan and Infrstruc- Complex lay­ ture at Industrial 17,000 I .06 out at Onne sites Development of 6 Building of Housing units in 19 Housing Units States 143,000 per 1 2 . 5 6 States Expansion of mort- 7 Mortgage gago Services - Operation emphasis on medium/ 300,000 1 8 . 85 low income Groups 1 Grand Total {1 ,592,000 99.98 Source; Compiled and Computed fron Federal luinistr.y of National Flanning ( 1981) Fourth National Develop­ ment Plan 1981-1985 V o l . I I , p p .1015-1016, £5 00 0 (0N) - 89 - Düring this plan period, the primnry feature of the polioy wa® that of providing housing units the massos could affopd« It W*1 sthe objective of the Federal Government that both public and private sectors should complcmont oach other and play their respective rcles in a co-ordinated manner in the housxng delivery System. For this reason, the Government proposeds (1) to encourage and Support private efforts in the buildi.ng of dwclling units. (2) to vigorously mobilise housing fmance from all available sources, including the public sector revenues and private savings? (3) to provide infrastruetural Services to facilitate the establishment of new building sites particularly suitable for seif help and other ownor occupier programmes. (^) to improve the quality of rural housing and rural environment, through integrated rural development programmes. In order to actualise the policies and objectives as stated above, in addition to the establishment of the Federal Ministry of Housing and Environment, the Government wanted to continue to enhance the working of the other mstitu- tions in the housing delivery System. Such institutions are the Federal Housing Authority (FHA), Federal Mortgage Bank (FIv'lBN) and the State Governments' Housing Cpuporatrons. 90 - The Federal Government housring consxruction is to eontinue to consist cf threc schemes« ) Construction s ehernes und er the Federal f.iinistry of i-fousing and Environn nt. The >.iia is to construct 20,000 housing units nnRuaxiy in eoch of the 19 States of the Federation with '.he oulk of the units going to the low income groups« (2) Gonstrucfaon schönes under the Federal Housing Authority (FHA), The bulk of this Programme is aimed at both middle and high income earners. (3/ The housing construction Programme as part of Nigerian State Urban Development project in which the Federal and State Governments are participating. In addition, the World Bank was to contribute financially. The project was supposed to be n complete Urban Development packgage consisting of housing construction, Provision of social Services including schools and hospitals, a general up-grading of slums and the Provision of sites and Services. In addition to these schemes, there were two other main projectsj First the Delta Stoel-Township Project which is to consist of 1,000 housing units and 4,500 indus- trialised houses in the Phase I. Si.condly, the Ajaokuta Steel-Township Project that will consist cf 1,000 housing units and 7,000 industrialised houses.. All of thom were expected to incorporate some elernents of traditional architecture. - 9 1 - Although both aret^hFeederal Ministry of Minos and Power Pro3ects ̂tFheederal Ministry of Housing and Environment are the executing Agents» (1) Liberation of bank credit to the housing sector; (2 ) the estabiishment of sclf-help prograiame in each Local Government area so as to facilitate increased heusing effort in urban and even rural areas, (3 ) a review of the land-use Decree to facili­ tate the allocation of l&nd to private developers wißhing to devplop lousing estates within the framework of Government regulaticns; and (4) the encouragement of local manufaceurer of building matorials such as cement and clay bricks as means of lowering costs. To intensify efforts in providing essential amonities and Services such as water supply, sewerage and drainage, refuse disposalt etc.; th^ Tov/n and Country Planning Programme is to be devot<_-d to surveying, mapping, and aerial photography. Alse the prepa^ation of Master llans for the Development of major eitles and tewns of the country since the Third National Development Plan pe-riod is to be encouraged. This basic policy objective is to remain valid during the Fourth Plan period since much remain to be done in tackling the prob lens in this ..area. - 92 - It is the policy of the government to intensify efforts in providing new layouts, supplying water, electricity and other Services. In addition, greater empnasis is to be placed on the Provision of parKs, garden and similar recreational facilities as an integral part of tho efforts aimed at developing the urban centres. '1 .7 OTHER POLICY STATEMENTS» Notwithstanding the policies contained in the National Development Plans, at each remarkable occasion, the Government and, or its agencies did make some pronounce- ments as regards the government intentions towards housing provisions for the people of the state. For instance, at about 1971/72, there were populär outcries by the public in Newspapers and periodicals calling the attention of the Nigerian governments to the serxousness of defects of the urban system in the country. The Editorial Caption — "Saturday Point" of New Nigeria 13th May, 1972 has the following to sayi "the accomodation problem is desperate. There is no clear-cut dichotomy between öoramercial Offices and residential areas.».. the industrial growth strains the water supply Systems to desperate limit". In the same manner, all other papers xn the most ingeneous use of photographic journalism or otherwise effectively - 93 - highlighted the Problems of slurc living in many of the cities and towns. In response to these, the government seeae to v.'ake to its responsibilities (Okpala, 1977). Für «xample, the Federal Ministry cj t.conomic Development and Reconstruction proposed to commissien in 18&2 ,r. Consulting firras of Doxiades and Company study ; m : *•/«.-. uat* the infrastruc- tural and Service neods oi twenty major Nigerian cities and towns. At the same time, the government announced the allocation of over W8C million fo)r Housing Low-Income workers living in the then uwelve state capitals. The Statements "Housing is one of the Cardinal objectives of this adminis+ration"and er "cur Cardinal objective is to provide accomodation for everyone" characterise a ll the pronouncemonts of the last civilian administration between 197? and 1963. The government was really aware of the importance of housing as evident from the following Statements "Shelter is universally acknowledged as one of the basic human needs, with a profeund impact on the life -s ty le , health, happiness as well as productivity of the individuals. Housing is evon more than mere shelter. J uneompasses a l l the anciliar?/ Services and oemmunity fa c ilit ie s which are necessary to human well-being. It is infact a package of Services: land, U tilit ies and Services, and acccss to employment and social amenities as well as the structure or shelt(eFre deirtaslel fM"i.n ist\ ry of Housi.n.g.^. .a, nd,En-vironment, 1982). - 9^ - With thic statemont ernannted :-he National Housing policy 4 published by the Federal tiinistry of Housing and Environment. and The policy propos(jBto iuontif^ outline some key issues ... 8WO implic .tionSfor a policy framev-ork, ob.jectives of the Housing Policy, policy optionn and Instruments for the housing dclivery syst- ra* housing progrnmmes for the low and moderate income groups, a syston of r.oni'feoränginaotiaEva­ luation in «he process cf Operation. The most recent of the Federal Government Policy Statement n housing is contained in the 1985 öudgetary Document. The re, the Heid of Stete pronounced tha.t the Government will got out of direct involvoment in housing construction other than fer its workers. The ohrust cf policy, acccrding to him, will bc tc open p a n ns through the Provision of access roads and sorvieed la.; outs to enablo private organizations and individuals to develop houses for their residential, industrial and commercial uses. It was also part ol the policy Statement that tho Föderal Mortgage Bank is being reorganized, and hencefcrth conc ent rate its acsistance to wcrk'.-rs esoecially those in the low-income groups. k .8 AT THE URBAN CENliiES OF 0'f.Q STATE« The housing policies and programmos of the Federal Government for Oyo State wore nothing different from the general policies and Programmes of tue Government for each state of the Federation. I - 95 - t This refcrs to Oyo State when it was part of the defunct Western Region; and Western State was always rcgarded and treated as one of the 'etates' of the Federation. In the earliest Plans — First and Second National Development Plans -- there were no specific housing policies and programmes for any state. Housing was lumped up .ith Urban and Regional Flanning as existed for the -.vhole country. The concontration was in the Federal Territory — Lagos. In the Third Plan period 1975-1980, the share of the state is ' a minimum of 10,000 units at or near the state Capital.' In the Fourth National Development Plan Period, 1981-1985» besides the general proposal for the nation, but like the other States of the Federation, the Federal Government aim was to 'construct 20,000 housing units annually' with the bulk of the units going to the low-income grcups (Nigeria, 1981). At the same level, the decision was to distribute the units among the cities and towns of the state — mostly the Local Government H eadquarters. Policies on physical layout of buildings, building materials and building technologies, housing loans and Provision of be.sic infrastructural facilities to go along with housing were all the saune and binding like in all other States of the Federation. The details of these are as described for each plan period above. - 96 - 4.9 CONCLUSIONi From the forogoing discussions, it is evident that the housing policies as f'ormulated for each plan period have certain things in common-they all intend'ed to provide accommodation and plan the physical layout of buildings. In each plan period, the approaches differ. In all precisely, there havc been policies towardsj plconning the physical layout cf buildings and ensuring environmental sanitation, providing shelter (dv/elling units) for all categories of individuals, encouraging availability of building materials and building technclogies, making housing loan available, and financing housing Programme through loan, together with basic infrastructural facilities that should go along with housing* However, the problem is whether the housing policies as contained on papers have been implemented* If at all they have been implemented, are they to the satisfaction of the people to whom they were meant especially in terms of their spatial distributions, locations, infrastructural facilities, architectural designs and costs? The answers to these uncertainties would now be turned to in the next Ghapter CHARTER FIVE ASSESSMENT OF FEDERAL GOVERNMENT POLICIES 5.1 INTRODUCTION t In the preceeding Chapter* the pclicy of the Federal Governmentas stated in each of the three previous and current National Development Plan periods were outlined, Some cf the other policy Statements on housing including the budgetary documents were all discussed. T'no objectives of this Chapter is to Start probing into the 'goodness' of the policies and programmes by first describing what, and how .the policies were executed especially in terms of what is located where foi’ whom and in what proportions. 5.2 DISTRIBUTIONS OF HOUSING UNITS AND INSTITUTIONSi The earliest Government housing activities were auring the colonial era when the construction of staff Housing at the Government Reservation Areas of Iyaganku, Agodi and Jericho all at Ibadan was carried out. These were for the exclusive use of the officials cf the colonial administration. Also, in the First National Development Plan period, housing was given low priority. It was lumped up with Urban and Regional Planning and the State share was very insignificant and was only concentrated in Ibadan. About 60 staff quarters were built at Agodi and Jericho Government Reservation Areas• The State Housing Corporation was established with meagre resources. In spite cf the critical housing situations in the State's - 98 - cities and towns (Onibokun, 1972 and 1978, Suis, 1976, Ahimie and Fasan, 1971) > housing was still lurnped up with Urban and Regional Planning in the Second National Deve­ lopment Plan period (1970-197^)° However, three things happened. First, few affluent politicians benefited from the 1972 Federal Government N6 million loan granted to the Nigerian Building Society. The society had its Main Office in Lagos only. The State benefited 1.2% out of the 59*000 housing units announced to be constructed from an allocation of N5*000 million. Though these were not completed during the Plan period, all of them were located at the rural - urban fringe of Ibadan. The involvement of the Federal Government in the direct Kousing Construction, housing loan and housing delivery systems were feit more in the Third National Development Plan period of 1975“1980. As at June 1980, the number of plots allocated was 786 ( 3^ « 77%) of the total allocated throughout the Federation. 323 (l«32$) housing units were completed, and the overall achieve- ment in terms of number of houses completed and plots allocated within the state was 18%o (See Table 5*1)* All of the housing units were distributed at t^n out- skirts of Ibadan alone. Table $ . l i Total Proportion of Houses Completed and Plots Allocated in Oyo State as at 30th Janunry, 1980. Project Deserintion Amount Executed (Units) Proportion. Plots Allocated. 786 3^.77 Houses Completed 323 1.32 Houses Completed & Plots 1109 4-.ll Allocated Target Units 8000 3.96 Fercentage Total Achieve- 1 18.00 ment | * Per Cent of the Federal Total Sourcet Federal Housing Authority (F.H.A.), Lagos. Thie was at a time when the other cities and towns of ^he State were oxperiencing compounded housing pro dlei s. Such cities and towns include Ogbomcso, Osogbo, Ilesha, Ile-Ife and Iwo (Abicdun, 1976 and 1980) and Sule 1982). The Nigcrian Building socioty that was converted to Federal Mortgage Bank had ono of the State Branch Offices in Oyo State but also at Ibadan, the state Capital. The Ministry of Housing and Environment that was separately created had a Department in Ib ednn m well« The dc-partment was working in conjuction with the State Housing Corporation. As an appendage cf the Federal Government Anti-Inflation Task Force, a Rent Panel was set up but had its soatings at Ibadan and not in any other city of the state . 100 That the Commercial Brinks and Assuranc^ Companies should allocate certain proportion of thoir profit and loanable funds for real estatos was partially onforced but 52$ and 9 b’-% of the Commercial Banks and Assurance Companies respectively were locatc-d within the Ibadan Metropolis and envircn. While some other eitles and towns had none * The 1970 Land-Use Decree was initially enforced. Land was trusted on the State Government ana as directed by the Federal Government, Town Planning Authorities were established. Similarly, the state Housing Corpora­ tion was reinforced s Water Boards and Waste Disposal Boards were established. Work started on the steel Rolling Mill at Oscgbo» and the burnt brick industries in five cities and towns of the state -- Ibadan, Oyo, Ile-Ife, Ilesha, Ogbomoso and Osogbo. All these were towards manufacturing building materials locally within the country, and the state in particular. Above,all, the current Fourth National Development Plan period, 1981-1985 recorded remarkable involvement of the Federal Government within th<- state in the direct housing construction, housing loan and housing delivery Systems. Table 5 «2 shows the number of housing units completed under the Federal Low-Cost Housing Schemes in Oyo State. The total proportion of the units virtually completed and in progress was 5»12$ of the Federal Total. 101 Table 5.2s Number by Type of Housing Units Gonstructed Undur the Federal Government Low-Cost Housing Scheine in Oyc Statet 1979-1983 Type of House Stage of Completion Number of Units Proportion 1-Bedroom Virtually completed 1816 6.89 3-3edrcom Virtually completed 150 4 ■ Jk' i-Bearoom In progress l i k 2.90 3-Bearoom In progress 50 11,28 Total 1930 3< • 1-Li0- *For cent of the Federal Total Source» Federal Ministry of Housing and Environment, As indicatod in Table 5 »3» the housing units viere unevenly distributed throughout the state vis-a-vis the Population distribution. The bulk of all categories still locate in Ibadan and Ogbomoso, T'here are 1-Bedroom types in all Local Government Areas except at Lagelu, Obokun, and Ila where there is none of both types. There are 70 3-Bedroom units in Ibadan, 20 in Iwo, Ilesha, Oranmiyan, Osogbo and Oyo but 30 in Ogbomoso. 1^.73$ of both types are in Ibadan, and 11,36$ in Oyo. There is nowhere the Proportion is up to 10$ again. There are only 2,11$ at Oluyole, Akinyele, Ibarapa, Atakumosa, Ejig'oo, Irepodun, Irepo, Ifedapo, Kajola and Iseyin. The l-Becircom Core House was dosigned principally to meet the needs of the low-income workers. It is quite possible to extend the hcuse to have additional two bed- rooms as the income of the owner increase. (Federal Ministry of Housing and Environment, 1980). 102 Table 5.3» Spatial Distribution of Low-Cost House in Oyo State Local Administrative Government Headquarters 1-BR 3-BR |Total Total Ibadan Ibadan 214 ?o | 284 14.94 Lagelu Iyana-Ofa - " - - Oluyole Idi-Ayunre 40 _ it iJO 2 . 1 1 Akinyeie Moniya 40 - 40 O 1 1 Ibarapa Eruwa 40 v X 4o 2 , 1 1 Iwo Iwo 110 20 130 6.84 Irewole Ikire 40 - 4o 2 , 1 1 Obokun .Ijcbu-j esha - - - - Ilesha Ilesha 90 20 110 5.78 Atakumosa Osu 40 - 40 2.11 Oranmiya Ile-Ife 100 20 120 6.31 Ifelodun Ikirun 50 „ 50 2.63 Odo-Otin Okuku 50 - 50 2 . 63 Ila lla-Orangun - - - - Ogbomosho Ogbomoso 250 30 280 14.73 Ejigbo Ejigbo 40 - 46 2.11 Osogbo Osogbo 150 20 . 1?0 8.95 Irepodun Ilobu 40 ~ 40 '2.11 ü*CiG Ede 50 - 50 2.63 Iropo Kishi 40 - 40 2.11 Ifedapc Shaki 40 - 40 2.11 Kajola Okeho 40 - 4e 2.11 Iseyin Iseyin 40 - 40 2.11 Oyo Oyo 196 20 216 11.36 j .Total 1700 200 1900 Sources» i) Federal Ministry of Housing and Environment, Ibadan. ii) Fieid Work, April 1 9 8 5. F i g . 5*1: Typicai f lo o r Plan of Federet Government Low Cost Housing - One Bedmom Core House S o u r c a Federal M i n i s t r y o f H o u s i n g and E n v i r o n m e n t . F ig 5^2 F o d o r a l G o v e r n m e n t L o w Cost 3 -B o d ro o m H ou s in g U n i t S o u r c e Fo dora l M in i s t r y o f Housing a n d E nv i ro nm e n t 105 - Each house has its own störe, kitchen, water doset, and bath separatelyj so also arc the 3-Bedroom houaes. (See Figs.« 5*1-and 5*2)# There are 'developmental control regulations' as regards all lorms of developmental aotivi- tics such as fencing, maintenance of owner/occupi-r1s promises, over-crowding. of premises, uso of fire Wood ,and coal pots, driving in the estates, parking of vehicles, open air parties, offensive nuisunce, nnirnals and pots, damaging or defacing the housing units and the estate generally. All of the units are s Field Work (April, 1985) Table 5»5« Average cost of Travd xo some Selected Urban Services and Utilities. (in Naira) Dispensary Cities/Towns CBD Market and School Work Recrea- Average ...... Hospital tion Ibadan 1 .90 .80 .80 . .60 1 .2 0 .80 •1 .02 Ogbomosho 2.00 ' .'40 .40 • 40 1 .00 .40 0.70 Osogbo 2.00 ' .40 .40 .40 .80 .40 0.73 Ilesha 1 .80 .40 .40 .40 .80 .40 0.70 Iwo .80 .40 • .40 .40 .40 .40 0.46 Ede .80 .40 .40 .40 .40 .40 0.50 Ile-Ife 1 .60 . 6o 1 .00 .40 . 60 .40 0.83 Ila .80 .40 .40 • .40 • .40 .40 0.46 Oyo -1 .6o .40 .40 r 0 . .60 ,40 0,66 Iseyin 1 .20 1. r . _ ,4ü .40 . . 60 .40 0. <56 Total 0 ^ - 5 - 0.46 1 0.42 0.76 0.44 0.66 Sourcet Field Werk (April, 1985) oo iOn r—1 o • - . - 114 - The net effoct cf both av/kwardrwss in location» and 'too far' physical distances of tho units tc the CüD, market places, Disponsaries. Schools, places of work, reereation centres and othur urban Services and U tilit ie s is that the units were alraost virtually physically unoccu- pied in any of the eitles and tov;ns- This is inspite of tho pressin^i housing Problems in all of the eitios and towns of the state. For instance, if the Low-Cost housing units should be occupied at all in any city, it would be because of the high degree of imperfection in the urban housing market. Probably with pressing housing shortage, and the urbanites having no alternatives, tho units would be occupicd'. The opinions of more than 95% of the respondonts (male and female) irrospective of age, educational background and incorne on these are the same. see details on Tablo 5*6» Precisely, 95 ‘ 77% of the sampled urbanites of the state considered the policies and programmes as "Not suitable" that is, in terms of location, allocation, accessibility, design, costs and conveniences in the housing loan, housing estates and units. 100% found them unsuitable at Ila and there was ncwhere the proportion is less than 90%. While it was also gonerally considered suitable by 0.77%, only 2.18% considered it 'fair', 'Very suitable' opinion was 0.64%. On the v/hole, there was 2.5% at 115 - Table 5*6 Suitabil:.atnvd* of Fode ureasl^ Government Housing Policies Program C ity/Town VerySuitable Suitable Fair SuiNottable No Idoa Ibadan 2.0 1 , 0 4.0 91-0 2.0 Ogbornosho 2.5 2,5 1.3 93.75 0.0 Osogbo 0.0 1.3 2,5 95.00 1.3 Ilesha 0.0 0.0 1.3 98*75 0.0 Iwo - O ± f!A *3 O S3 >75 c.o Lde 0.0 1.3 4.0 92.0 2 .6 Ile-Ife 0.0 0.0 1.3 98.66 0.0 Ila 0.0 0.0 0.0 100.00 0.0 Oyo 0.0 0.0 1.3 98.66 0.0 Iseyin 0.0 0.0 1.3 95.00 3 . 3 Total 0.6*1- 0.77 2.18 95.77 0.64 *Suitability in terms of Location, Accessibility, Design and Physical Layouts.,costs and conveniences Sourcei Field Work (April, 1 985) Ogbomosho, 1.3$ at Iwo and 0.0$ in the other towns. Undoubtedly, there is no significant difference in the opinions with age, religion, educational background, and income. It is quite evident that with these characteris- tics, it is not unlikely that if the units should be occupied, the corresponding housing problems that were initially intended to be alleviated would be inacvertently further compounded. Still on location, Ibadan is the State Capital and it is thcrein aii Federal Government Housing institutions — Federal Housing Authority, State Office of the Federal Ministry of Housing and Environment and thu State Branch of Federal Mortgage Bank were based (see Figure 5»^)» Also, more than 36$ of the commercial banks that were to previde part of their loanable funds to private and governiaent institutions to build houses lccate at Ibadan and environ. The rest were found scattered in the remaining parts of the state.' Some tov/ns exist without any commercial bank at all. More importantly, over 5Qc/i> of those tov/ns whose population were 20,000 or over by 1963 census locate at a spatial distance of not less than 100 kms away from the Capital city regardless of motora- bility of the roads (see Figure 5»^ o.nd Appendix D ) . The railways could not be effectively useful, and the only Air Field is to allow landing and taking off of Aircraf4 t at Ibadan from and to other States of the Federation. Even some local Government Headquarters such as Okeiho, Shaki, Ila-Orangun, Ijebu-Jesha and Ejigbo are yet to be linked to the State Capital with any motorable roads. The distance separating the State Capital and some tov/ns (by any road at all) is as much as 15 6 , 1 6 8, 1 9 5» 200 and 2^1 kms for Igbajo, Tede, Shepeteri, Igbono and Kishi respectively. The journeys to and from these towns tc the Capital city are more than a day. These point to how distance constitute an enomous constraint to applying for housing loan and housing units the headquarters of which are located at Ibadan. _ International boundary State boundary t Airfield /Aerodrum Main Road Federal Ministry ot Housing 1— * and Enviroment -4—4- h— Railway cd Federal Hcusing Authority (Statt 3 State Capital Office) o Other Towns A Federal Mortgcge Bank (State Office & Brancn) Fig.5-4: T ra n s p o r t N e tw o rk a n d L o c a tio n o f F e d e ra l G c v e rn m e n fs H o u s in g lo a n a n d H o u s in g D e liv e ry S y s te m In s t itu t io n s BENIN REPIJBLIC 118 - The adverse effect of the distance constraint is that people outside Ibadan could not enjoy the sarvices of the Federal Mortgage Bank or any othurs that could have been utilized tov/ards individual horne ownership. Table 5*7 shows the percentage proportion of individuals, and or their relatives benefiting from either the Federal Mortgage Bank or any other commercial or Assurance Companies Services towards horne ownership. There is nowhere the percentage proportion of any of the sources of finance was up to 20$. 10*33% accessibility measure for Ile-Ife is so much because of the rocently established State Brnnch Office of the Federal Mortgage Bank in the ancient city. However, it is 18$ for Ibadan, and 10$ for Ogbomosho. It is 7«31$ for the whole state, Commercial Bank and Assurance Company loans wero available to about 10$ of the respondents from all of the cities together. It is 57° für Ibadan, and 7*5'^ for Ogbomosho, Except at Ile-Ife, where the proportion is 2.66$, there is nowhere it is up to 2$ again. It is 0.0$ at Iwo, Ede, Ila and Iseyin. In terms of the Federal Government Low-Cost Housing Units, only 1-28$ of the respondert^ their ro.l "tr.vos directly have access to the scheme. - 11 9 - Tabls 5-7* Availabilitv of Loans and Federal Gov rnment Low-Cost Houcir.: Units. Citiee/Towns NReos. poonf- • O-.thor Banks Federal dents • / 1 ra.nnd ceA ssCou.- HUon iuts smg Nn_ • 4i1 Zo 1 No. $ No, * Ibadan 100 is; 18.0 5 5.0 o 3.o Ogbomosho 80 8 IIC 6 7-5 2 2.5 Oscgbo 80 6 7.5 2 2.5 2 2.5 Ilesha 80 6 • 7;5 1 1 . 2 5 0 0.0 Iwo 80 1 1.25 0.0 1 1 . 2 5 Ede 1 1.33 0 0.0 1 1.33 Ile-Ife 10 10.3 2 2.66 0 2.66 Ila 1 75 0 0,0 0 0.0 0 0.00 Oyo 7755 9- 5.33 1 1.33 1 1.33 Iseyin 60 0 0,0 0 0.0 1 1 . 6 3 Total 780 57 7.31 17 2.18 110 1.28 Sourcet Field Werk (April, 1985) Though this is as much as 3$ for Ibadan, it is cnl.y 2,5$ for Ogbomosho and Osogbc, and as small as 1.25$ für Iwo, It is zero per Cent for Ilesha. Whereas, the policy is that evorybody would be directly or indiroctly provided with accomudation, (Nigeria, 1981). 5.3.2 Tenant Furchase, and rient Income Ratio liciess It was found that the tenant-purChase policy fvirthor discriminate against the poorer soctions of the urbar', corratuniŵ s. Secondly, the policy implies a further subsidy tr the beneficiaries of the scheine, who will buy \ouses wirb an 120 effectively interest-free loan* Thirdly, the polic.y fr.il to encourage the desire of most Nigerians to Invest on a house in thcir home town, rather than in their place cf employment (Seymcur, 1977 and Onibokun, 1904). This is especially so in Ibadan, Ilesha, Ile-Ife, Oyo, GgbomoshOi and some other Local Government Headquarters whorc the Population has n large migrant component (Ayeni, 197o)• This is especially among industrir.il workers and civil servants who are notably uninterested in becoming owner- occupiers. Finally, the tenant purchase policy did not cater for mobile workers who change jobs or transfered between towns and States of the Federation by their employers. The policy has excluded the truly low income urban majority from its bonefits (Onibokun, 1984), and will thus significn.nt.ly increase the extont of inequality within the towns and cities if the policies were to continue in that manner, The policy on rent requires all tenants with verifiable income to pay 20$ of their gross income as rent, This leads to a Situation in which neignbours occupying identical housing pay widely different rents according to needs and ability. Second, the policy creatos further anomalies by establishin, • a Quito separate method of calculating rents for the seif employed. 121 Third, it is not everybody who could afford up to 20$ of their gross incom.. on ront ■ Those with lower incomes feel this lovel of rent harder than the better-offs. The s size of household also has an important effect on the rent-income ratio (Seymour, 197?)» The household sizos are not commensurato with the rent-income ratio most of the time-. 5«3*3 Housc Design.- Contractcrs, and Construction Cost Policies» Somewhere earlier in this Chapter, the resultant low-cost housing units have been describedr The flat-type of buildings and the adoption of :hign Standards* for space suggest that the heusing units are suitable for a privileged urban minority and not for the low incorrte group. The regulations for occupancy and maintenance are as follows "It is an offence for any occupier of any premises to use or cause to be used any accomo- dation in any estate in such a manner that it beccmes over-crowded. And, a premises is deemed to be over-crowded when more than two adults and a child are allowed to sleep in ono room. The maximum permitted number of persons to live in one-bedroom and a sitting room house is ^ persons? and in a three-bedroem and a sitting room house is 9 persons"• (Federal Ministry of Housing and Environment, 1982). In these senses, one would expect the Government and individual contributions combined to the housing market to have resulted in substantial number of liveable - 122 (habitable) housing units no matter the architectural design, location, and accessibility» If such units would require ronovations, substantial units "hat could havc solved the housing shortage would have 1 een existing. Thus, in Ibadan alone- if all th - houses were to be 1-Eödroom type (an assumption) there would have been 156-84-5 units of its type by 1.9 6 3? und 270020 liveable and habitable units would be cxpected by 1985 On the other hand, if the houses were to be of three- bedroom type the corresponding number would have bcen 69709 and 120009 units respectivoly. Appendix E shows the estimated number of required and expected housing units, other things being equal, that should house all urban dwellers in these cities and towns whose pcpula- tion were 20,000 and over by 1963 census. There is nowhere the number of existing habitable housing units of all types put together comcs close to the estimated number for any particular city or town. In another sense, out of about 35 cities and towns of the state that were 20,000 and over by 1963 census- 35>°00 and over today (estimates), only 22 of tnem had out cf the share regardless of acceptabi.lity ~ f ~he units by the public (see Table 5*3 behind in terms of distribution and number of housing units)- Seccndly, the occupancy regulations in relation to the design of the units are far from the cultural back- 123 - grcund of an average Citizen of Oyo State, talkless cf the complexity that may be introducod by the uxtendod family System¥ Dibre than 70^ of the sample, for instance, had fcur children and over» Thoreforo the tendcncy for a house to be ovor-crcwded is very high-, Third, in mcst tcwns of the state, the compound type of blocks or at best commercial types of houses are prefered. This is prcbably so because it is cheaper to build, and to ma.intain? and occupants could easily afford the costs. It is even mere suitable tc the cultural back­ ground of the society. In a recent survey• Seymour (1977) also found that the compound type of houses are prefered in Zaria, a Nigerian city. Zaria is an urban centre that is more urbanized, populous, and larger number of industrial, commercial, administrative and urban activities are concentrated in it than most eitles and tov/ns of Oyo State. Yet, it is only a very small Proportion of this sample that had flair for flats. The contractor-built houses are very costly. The costs put the scheme beyond tho economic renoh or' more than 85/'o of the urban population. Whereas the public wishes that the Federal Government builds its housing estates quickly, cheaply and in tremendous volume, there have been considerable prcblems concorning the failure of contractors to complete their work on schedule. This may be due in part to the failure of the Government to Start 124 On the other hand, lack of manpower and building materials have also bcon contributing to such failure. Also important is the 'I don't care' attitude of the contractors to tho structurer stability, and durability of the housos thcy builto For instance throughout evory estate in the state, inappropriate and inadequate combina- tion of materials (cement, blocks. planks, iron rods, corrugated iron sheets, gravel, sand.) and skills that were only available st their disposal were used. 5,3.4 Other Policies Implementation and Programme Execution constraintss Technical personnel was scanty and this made execution of building programnes difficult. There were very few Professionals of building technology, they there- fore could not cope with the new and advanced technology incorporated in the housing policies. Hence, lack of technical personnel contributed to the slov/ progress of the Programme. There were problems with the building materialst Many of the remotely located towns such as Sepeteri, Ilobu, Shaki, Igboho, Okuku etc. are geographi- cally out-off from the State Capital where the building materials could be obtained with some relative degree of ease. At the advent of many constiuction activitios, building materials became rare. (Seymour, 1976 and Okpala, 1977). At the ns.tional level, there were initially three factories (Ewekoro, Nkalagu, and Ukpilla) whose productions were hardly surfised for use in a state 125 - of the Federation. The scarcity of this majer building material contributed Cu -ity of building blocks and asbesters, roofing sheets and hence slow rate of completion of th>- government housing scheine« Particularly in the current plan period, the implementation and execution of pclicies and Programme were advcrsely affected ’oy politics-c Politics doterraine whom the contractor of all categories were, it .also determined who obtained what from either of the Federal Housing Authority, Federal Ministry of Housing and Environment or the Federal Mortgage Bank depended on political party and ‘political strength'0 In addition to politics, cultural background, the degree of which vary from one geographic zono to the other considerably affected the accessibility each urbanite has to land. loan, and income. but particularly land and income. Table 5*8 shows this clearly. Except in Ibadan, 50$ and above of the respondents have no access to any forms of land, lcan, enough saving capacity (personal income) or other sources tc build housos of tneir own. In Ogbomosho and Osogbo, over 63$ were in this category. It was expected that the April 1978 Land Use Decree should have the fcllowing as its objectives in the urban centres» (l) stopage of dispute on land ownership and the consequential loss of lives and Waste of resources involvea, (2) an end to land speculation and arbitrary inflation of 126 - Land v.'.lu" s (3) or-Joia.;-- nna systomtic dovelcpim urbnn -.Ti.'. , (4) prcv^rrti m f ..evelopmcntr incompatiblc- with tho natural attriout«;s oi ic i-.m and che v;olfnru of *che tot -I envir'v re nt, nt. (5 ) assurruicc of proper leine, manage­ ment, («dalftmo, 1978). Tho urbanit involved h-ro did not -,ive th iecrtm an;/ ch m e cc achievc its sxated goals» 1a.lv j.C* forcont.ngG Projx rtisn oi ^oecssibility t 1 .n ., Lonn nnc Inc ne, Towärds Home Owmrsbi City/Town PERCENT. lGE PRO 401 vT ION OF a CCESSIoILITY N . R o .LAND; ...LOa N UsOOWB- .QTHaRS NONE Ibad-an 5.0 13.00 1 6 , 00 00. CO 1G.0G 41.00 Ogbomosho 2.5 20.00 10.00 1 7 . 5 0 1 6 . 2 5 i 63.75 Osogbo 0.0 2 6 . 2 5 3 . 7 5 2 0.CO . 20.00 I 63.75 Ilosha 0.25 35.50 6 . 2 5 15.00 21.25 52.50 Iwo 2 .50! 3 1 . 2 5 1 ) 2 5 20,00 12.50 j 6 2 . 50 Ede 1.33 44. &o V 0.00 16.00 | 13.33 49.33 Ile-Ife 0.00 34.00 14.66 7.33 2 0.0c ; 64.00 Ila 0.00 44.00 C.00 13.33 : 16.00 43.00 Oyo vn iV,*\ U' v 40,00 4.00 20.00 : 16.00 5 2 , 00 Is'.yin 3 - 33 36*00 0 • oc 13.33 ; 2 1 . 3 3 | 50.00 Sourcei Fi» Id v/ork (April, 1.9 8 5) Consoquontly, land-is. net .availabloeto the . uvb'.nits to build thoir housos. Accessibility to 1 '.na is p =£?sible to an.. 135t of tho r>. n-'.ents from Ib.adan but ovor 3C fron IL shn, Iv/o, Edc , Ilo-Ife, Oyo and Iseyin. These pro ortions re so largo .in thi Ee eitles boc use iqoS'c of the res ^ondcn+ wert, in thoir norm towns whcro - 127 - thoy ;üre cir. ;ly or indiroctly attnched to fn-il: lind. Second?, bv.o uxe compc+.ition for lruvu. is relitiYoly low in all thcse centres, the cost of lonc. is lt-ss. Lein is availablc- to oniy j.ü>* of tho res xmdents in Ibadan» 0i> in Ogbomosho, and Ilo-Ife. Ihcro was no ne fr cm Isoyi'h, Ila .nd Ec e. Ile-Ife lind. as rauch is '.7, :*6$ probioi.: oocr.use cf the rocently established state branch Office cf tho Federal ftortgage lenk in tho .inciont city. Saving c .paeityes of mc'ividuals towardo homo ownorship could be mot by only 20$ or loss in all cities and tovvns (sec Table 5»ß) * Othor sources such as faraily or place of v.;ork lorn or kindness is nowhore ivn.ila.blo to rooro thon 20$ exc -t at Ilesha (21,25$). There r.rc no variations in the fine ings between raales and fora.ilcs. Variations among ngc groups, educational lovels, and roligious gr up , and botw^en eitles ~nd tfs/ns aro not significant even undor 10$ lovel of confidenco. On why the polici>.s 1 nd programmes h.ave not matched with tho intentions, et* why thero have beon no satis- facticn to tho raassos, thrco reasons were identified. F„i. rst, the roasecfso/rwhon the policies and progranrnes were raeant did no+ participate at any stagos of the forraulation and iraplcmentation , Ihoii •fr-e hand* participation narticu. r.rly m the choic of material, sites, nr..\ de sign night have fiken care of cultu,. * 1 background and norms of xho societics 128 i: thorc was iaCk of of social soctor. rihis at lar^o i, (Adamu, 1978 Problems of data ancl statistic? arc muitivarioub f and Adamu has thc fcllovving xo sayi "A ser 10us deficioncy i. thc. abscenc cf accurato Statistical data. The van contri« buting facto:- is lack of proper comnunicntionr not only in xh.- geographioal senso but also between users 14nd producers.... th .ro io no ine ntivo to improvo on their colloction. Conversely, users may not bc awarc that tho Statistical data thoy nocd tro ■ c/nilable• Some data hnve no scuncl theoretical basis. Othor probloms are high rate of illit; rasy, and maagor Statistical m.anpowor". Specificp.lly on Statistical Systems, ho laconically expressed that: '• thero are- wrong ordorv1- of prioritios, including misdiroction of emph is, bad utilization of human and matcri .1 rosourcc-s and ...... lookin,; for partial Solutions to complox problcms". However, coupled with tho above is that the Government and its agoncios aro not . ..ng uso of the res ult of social Sciences researchos. Whöre they de, such findings might ha*, o dancoc to tho tune of thc- .*• dministration , or probably th rescarchor is partZ°./or closo to a nonbor of thc üccisier. iaciin; hoüy. In conclusr th avforo, i* i ■ u-.Iik 1: that observod it is these shortcomings t ha.v .ctually dictat d thc ^ awkwardr.oss, planlessnoss and in ppropriai ss that charactcris d tho policics and pro^rammes• 129 5,4 FEDEEAL GOVEiiKitiEi'iT POLICIES „.NL PEOGRiUPiES CO ..jiEu wlTH .13 CO: ;?. .1;:: IT": Ol H&FlS : Frora the samplcd citie-s anc tcwns, the responoents were mostly aware of the Federal Government housing golicics and also of the State Government1s . Also thor- was awareness of individual efforts t owe reis hom>, ownership. The activities of the Federal Government v/itbin the realm of housing lo.an and housing G...irvu.ry Systems have been the :cpics oi üiscussions. The State Government equivalent is th Property and Dave1 pme nt Corporation of Oyo State which was estaolished by the Property and Development Corporation Eciict 7 of 1977 • The Eclict provid.es th.ati "it should be the duty of the Corporation so far as its rosources j rmit and subject to the provisions of the Edict, to increase the availability in the stato of dwelling — houses and Offices and industrial buildings for acquisition or by letting to mombers of the public". However, Tablcj 5*9 Shows oxecuted housing proje-cts of tho corporat:an, In siting the location of the estatos, attempxs wore mado such that the estatos replaced thu periphcral hidouvillo and the sluiiis (Cyo State- Property ;mG Dev lopmc-r’i Corporation, 1984), though tnis was not met in somc places. Alse, the o ._0 .t was to reduco the pressure- resultxng from the demand for housing units in the most urbariaed centres o f th ». " • ate. it is in these citie-s and towns that the commercial, industrial, adminis­ trative, and educational activities wen* mostly concentrated. Tablo 5*91 Exocuted Heu ' ] r % Pr i«cts of Property and D ev elo piUi, ■ 11 ( n of Oyo State, 0. /Te v/n JJi O Mo. of Mo. of Mo. cfAcguir od ! Completed Allocatod Flots Units Units Ibadan Bodija Ü 20G 466 r l4 0lubadan 288 114 Ü 9 I.wo RcU.d 750 | 216 2 5c Ovo de 33% 250 50 Oscgbc Osogho ,6? j 50 50 Ogbomosho Ogbvmosho 215 1 S 50 50 Ilosha Ajaka 695 30 50 Ilo-Ife Greetings 289 50 50 Oyo Offa-Keta) 9 ' J _ 50 50 jongbodu^ 2,0500 ‘ 50 50 Sourcei Ovo State Property and Development Corporation, Ibac’an* Therefere, in terms cf choice of criteria fer locating the low-cost housing units by the Corporation, it is more responsive ana considoratc whon compartd to the Federal Government's. The last civilian auministration, at the national lcvcl, located the c- v -.tos throughout the twenty » feur local Government Areas of the state*. a.Höüsihg' was . pirceived as amenity to be located in all the nooks and Corners of the state in "tho spirit of 'fair share' of the national cahe and in the spirit oi 'national chafacter’ (Onfbokun, 1984). The Oyo State Property -.rn ̂ " lopment Corporation had more than ono estäte at Ioadan and O.yo tov/nship. - 131 - 599£ residential plots hav,' been acquired throughout the state. Tho least Proportion is in Osogbo ( 167 plots). Ät Ibadan, cach of the estatos has more than 200 plots. All complcted units have boen allocated oxeopt at Iwo— - Road Estate in Ibadan wnere only 55*09^ of 216 units have boen allocated. Figures 5*5 and 5*6 and Appendix G gave better floor plan description of tho Corporation's Low-Cost 2-öeGroom and 3-dedroom bungalows respectively. Exports (Onibokun, 198E and Sule 1932) have described them to be bottcr approachos to procuring better housing convenicnccs for Low-Income earnors. They are completely detachcd units of rnore reasohablo sizes with all the conveniences. Each anit of houses is built cn n largor plot of land, They are relatively cheaper and more accussiblo. Apart from tho rosidontial constructions, the Corporation also run£a Mortgage sorvice. It issues loans to people wishing to build their own houses throughout the state or to purchase Corporation houses. For wider coverage of and easier accessibility to the seherne, the Corporation had Mortgago Services and saving schoracs operated in its other six branches of tho state that are locatcd at Ibadan (Owode), Ilesha, Ile-Ifo, Ogbomosho, Osogbo and Oyo. This is as against only onu State Office and a state branch of the Federal Mortgage Bank at Ibadan and Ile-Ife respoctively. - / 7, 1- 18000 900 1200 3000 WC Shower Kirchen oin 1 P, a s s a g e • _ L ._______ _____________________________ i - * — Sitt'mg > *0 oin Dining o % Bedroom Bedroom ro 3000 3000 B alcony 1________________________ 10200 -------------------------------------------------------\ GROUND FLOOR PLAN Segle.-1-.114 Fig.5-5 Floor Plan of a Two-Sedroom Flat of Oje Qn.t( Aeveloj>m'en.t, Corj?6hO."ti Source: Oyo State Property and Development Corp. Ibadan. -'W - 1 900 ' 1200 ' o g B e d r o o m W-C- C O Bath K itc h e n o o CM i — „ , ----------------------: ------------------------------ P a s s a g e -i I--- Sitting Bedroom Bedroom , * 'V u , v ’ t ‘ c v i i 3000 3000 j m . Balcony 10800 -+ Site Pion GRO. UND •FL00R1 - , PLAN Scab MH Fig.5-6 Floor Plan of Oyo Stata Proporty and Oavalopmont Corp. 3-bodroom flat- Source: Oyo State Property and Development Corp. Ibadan 9600 13^ - They wert* Dvt^or sp.aii."lly loc-^ocl vis—a-v is t he­ locrtion c f tau population (c it ies and tov/ns) thrt woule! oatronize them, Thun:, as at March \ ? ' w , sine«. ius fu l l Operation, 10,500 people hod bonefitad from the Corporation*s. mortgage Services tc build their own ho US CS 03: to purchase- Corporation*s bullt houses. a 1: Sl( :o i l L n had boen loaned to mortgagers whc büilt housos tc their taste all over the state and a sum of N2 million had oeeh loaned to those whc purchased Corporation's houses. tfith the Federal Mortgage Bank, the corresponding figures (achieve- ments) for the same period of time are 2 ,25^ and M§.65 million respectively, Apart from the fact that the loan was not accessible to most pcople, there wjre lots of restrictions* Therefore, it could bo inforea that the housing units, housing loans, and ether housing delivory Systems of the Property and Development Corporation of Oyo State were more accessibie, cheaper, and mc;ü uiversiiieö with effective wider coverage than the Federal Governments. Considering the opinions of the respondentß u .. on the same, regardlcss cf age, s e x ; r.iarital Status, educational backgreund, religior. and inccme, only 1, 55% rank Federal contrxbution first, m d 95.^7 rankod it third. See Table 5* 13•) • About iO^ rankod the st:>* '*p c^ntribution third while 6 3• 13^ rankod it first, Inoivxdual and others* 135 - contributions to the housing market wert- rank cd first by as mueh as cf the 1 espoud«nts, and rankcd third by only 8 .5^ » This proportion might ev^n likoly be ignorant of the differenec betvoor. the two bodios thus inability to differentinte or dofine their rcspectivo functions than mere prov.i sicn of site and - 14? - servico schemes. This is whereby an unoccupied arca is leveled, dividcd into evonly laid-cut plots.- and given some limited access to water, cloctricity and all othor necessary public facilitics, Each farnily will construct its own dwelling and makc such imprevements as it c an over time. In this way, many more low-incov:'i familios will be able to afford, and improve, at their ov/n pacc, thoir legally held plcts. Howevcr, eonmonsurate loan should be granted tc such private d^veloperso If the government should be involved in direct construction of housing units at all, it should be in conjunction with Urban Renewal Schemes. This is whereby the low-cost Heusing Schemes (estates) would replace either the peripheral or core slums in the cities and towns. The choice of location of the estates should take cognisance of the location of CBD, job contres, hospitals, health centres, schocls and other urban infrastructure« The slum dwellcrs would settle in the same areas as before. These would somehow eliminate spatial inequality and sectoi al growth within, and eveh between cities. Furthermore, spatial distribution, allocation, location and easier accessibility to the housing units» loan schemes and institutions should be done with the maximum spatial efficioncy tnat would ensuro effective - 1^8 - coverage. This would require careful Identification of whc neods what and where. Members of the public should be made and encouraged to participate in sone processos of policy forrnulation and implementation« Local Government Councils and Corporate beeiles are more familiär with the cultural and social backgrounds of the comiaunities in thoir areas of ju.risdiction, as such, the execution of the housing policies should be left entirely to their cares« The Local Government should function within the framev/ork of the guidelines from the Federal Ministry of Housing and Environment, and or the State Government equivalent Ministry: or the Federal Housing Authority. In financing the Programme, substantial financial Subvention as initial take-off oapital should be made available by the Federal Government, As an appendage of the State Property and Develop­ ment Corporation, Housing Bureau should be established, The Bureau would be keeping up-to-date statistics on housing needs, housing culture. quality and Standards throughout the length and bre „dtu of all geo-cultural aones in each Local Government Area of the state« In order to ensure a greater spatial efficiency and effectiveness of such Offices and the Data Bank - 149 - established thereafter, branch Offices would havo to be opened at every Local Government Area or at each googra- p'nic zonc. The withdravval of data should be rnado cheap and convenient for governmental, institutional or private u s ö . Researchers should not concentrate on only one aspect of housing. Thus, the urban geographer would need to work in collaboration with authoritic-s cf related field to feed the bank. 6.3 CONCLUSION* There are defects in the housing policies formulated and implemented and the programmes executed for the purpose of alleviating the urban housing problems. These gave rise to spatial inequalities and unsatisfactory grov/th in the urban housing in terms of number and type. However, with the aforomentioned ideas, boaring in mind spatial distinctions, it- is hoped thut within the next few decades or so, the problems of housing shortage in quantitative and qualitative terms, urban development, and clean environment would be substantially spatially reduced. But the next problein is how the right exocutive personnel and capacities of all cadres would have the Interest of all the spatially affectod and needy regiens in rnind. ■ This is a question that remains unanswered. Furthermore, the ways in which the exocutive capacities would effect their strategies for more meaningful and - 150 - more imaginative outcomes without any major constraints is another issuo to be i'aeod. Such coustr-c.-.nts raay be political, sccio-cultural or ecological in naturo Urban scene is one of the fow aroa 1 whorc intordisciplinary Cooperation seoms to be very /ital- Thereforo, how Urban Gecgrapher and all othor specinlists (cartographors, Town-Planners, Economists: Socioicgists. Environmontalistsf Landscape designors• and Engineers) in related or relevant disciplines would be made to be involved in collaborative efforts to solve tho housing Problems also remain a pertinent issue„ All those should be encouraged and made to werk for a better housing delivery Systems which would enhance the quality of lifo of Oyo State citizens in particular and the nation in general, not only in the urban centr^s but also among the rural majority» 151 - Aaron, H. J. (1972): Sheixcr and Subsidi ;s ahu. fror. Federal Housing Policies? The Brcokings Inst 1 ‘u- tion. Washington D.O. p. 1&3• Abdul Kadir, A. (1980): fHousing Programme?. in Ni«,erip» Economic Kation;.lity er Political Gimmickr.y?" New Ni,. ,.i in, 1?th April p. 5. Abercrombie, P. (1983)* "Geogrophy , the Basis Planning" , G^orraphy 23 pp. 1-8. Abiodun, J. 0. ( 1976) 5 'Housin; fr. bloms in Nigerian Cities', Town. Plannin,-; f^vivW 47, pp.338-347« Abiodun, J. 0. (1980;: "Housing Problems and Policies: The Exptrience of a Tropic.il Airican Country — Nigeria", Paper Presented at the Fifth Advance Summer In >titute in Regional Science, Amsterdam,{.August» Abler, R. Adams, J. S, and Gould, P. ( 1972): Sgatial Organisation: The G-^ographers1 View cf the World, Pro nt ic e Hall Intern,re i* e.al Ino. London. Aboy ade, 0. (i960): "Some Features of the £ /.ilding and. Construction Activitios in Nigeria: A Freliminrry Study" NISBR Conference Procecdings, Deccmber. p. 6 . Abraham, C. (1904): Housinn in the Kodern World. Fnber and Faber, London. Abraham, C. (1969): "Housing Policy 1937-1967” in B.J. Friedom and W.W. Nash (Eds.) Shaping jH Urban Bur uro Cambridge, MIT Press. Abumere, S. I. (1979): "Towards a Framework for Gollecting and Storing Information for Regional D ■ ■velcpmorxt Planning in Nigeria". Ife Social Scl^nci Riview, Vol.II, No.l, University of Ife, Ilo-Ii‘e. Abumere, S. I. ( 1 9 8 1): "The Geography of Modernizvtion: Some Uhresolved Issuos". Geo.lournal '/0I.5 » No.l, pp. 67-7 6 . Abumere, S. I. (1984): A Quantix^tivu Assessment of the tteutnitude of Urban Slum Farnnot., rs in Niet rin. ... 1 . - - 152 A Paper Present ,d nt the Stnff/Groduatv. So m L ..r, Department of Gcography» University of xba dan, Idadan (Friclay, 13th January). Adal&mo, I. A. (1.978)« "Land Management in i- l^.rias The Promise of the Land Uso Docrce 1978" i n - .nti-. -yinbo S J. 3. et nl (Ed.) Rosource and v ■■..nt m ii.f r ic.. Vol.ill, pp. E07-E1 5 , Adaiau, S . 0. (I978)i The Nrgerinn Sta+ Rotre,i'-tict and Frc’Srect, ün?.vpT:» & j -10? Selectej d P.M a.Kieohri nSaeet tl( e1m9e75n)t«s Housmg Siuwaiv:. an tShtea tDei. ploDmias seirnt Taotion in Ibarapa D ivision of Oyc Polytechnic , Ibadawrn. a Sndu bmittod in part fulfilment of (JunoR)e.gional Planning of tho Adenaraaijtj, Tuncle (1979)» "An OverView 01 Policy Analyses, Memio, Departmeni of Political Science, University of Ibadan, Ibadan. Adeniyi, E. 0. ( 1978)« "Administrative. Framework for Physical Planning in Nigeria" in P. 0. Sada and J. S. Ogunto.yinbo (Eds.) Urbanisation Frocussos and Problems in Nigeria, Ibadan University Pre-ss, Ib-d an. Adeniyi, E. 0. ( 1978) j "The Chall>.nge of Urban Houeing in Nigeria" . ppi.d ^ria Lehav ioui al Sciences Journal Vol.l, 1978, 17-26, Nos. 3 and E. Adeniyi, E. 0. (1980)» Urban Policy in Nigeria, Paper Presented at the International Geographical Union, Commission on National Settlement Systcn, b-„nin, Nigeria (2 5 - 30 July). Adeniyi, P. 0. 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(1981)s "Residential Mobility in Nigerian Citioss An Explanat.i. n Analysis". NISER Monor;. r■ ■ chy Seriös» Noe 1.0 e Okpala, D. C. I. (1981) s "Assossing Publ^o T5-''icy, Responsivcness to Social Science Findings in Nigeria". Sanda, A. 0. (Ed.) Social Sciences and Social Policy in Nigeria. NISER, Ibadan. 01a, S. A. (197?)* Promotin/; Low-Cost Housing bv Using Stabilised Soilt Paper Presented at tho Conference of the Nigeria Society of Engineers at Port Harcourt. Olanipekun, R. A. (1981)s "Residential Desirability of Civil Servants in Ibadan Secretariat" . Unpublished B.Sc. Dissertation, Department of Geography, University of Ibadan, Onibokun, G. A. (1971)* The Chaliengo of Housing Iow- Incoinc People in Nigeria. NISER, loadan. Onibokun, G. A. (.1971)* "Housing Finance in Nigerias A Critical Survey cf Private and Public Source" . Town Planning Review, Vol.XLIII, No,3 (July) pp. 277-292. Onibokun, G A. ( 1972)* "Nigerias Suratogies fc-r Urban Development" , Journal of the Royal Town Flanning Institute, Vol.LVIII, No.2 (Februaryj pp. 5 1 - 5 & » Onibokun, G- A- (1975)* "A Critical Feview of the Nigerian Government Housing Policy and Frograrnmes" , A Paper Presented at the Second International Conference on Housing Organised by tho Association of.Housing Corporation of Nigeria» Ibadan, April, 24-26. ~ 2 £ # - Onibokun, A. G. ( 1975)* Public Housing Policy and Programme in Nigeria» An OverView.. A Paper Fresentcd at the 2nd Inte"*nt’oral Oonior nec on Housing Organised by the A .s jCiat-.cn of Rousing Corporations of Nigeria, Lnr^ersity c._ Ibadan (April, 26) , Oniboku, A. G. (I960)» The Public housing grammo in Nigeria» An Exrmination /f 1} Sr nr.\ of funetions and Rcsponsibilities t,r t V Thr. - Lr-rels of Government, *• npcr Prtot^-L a>. . - 3rc National Conference on Housing Held in Kad* ia» Nigeria (19th-2*rth August)o Onibokun, A. G. 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(1976)» " Socio-Cult uz al Factors in the Development of ResiGi . + ‘ * . ir. Traditicnal Niger ian Citios" . African laa*_an J;Io x q S , Vol, 2, pp. 29-37. Onokehoraye, A. G, ( 1977)» "Urban La^d "T: 'a Nigeria» Problems and Implicatic.no i olicy" . Town Planning Review. 7*1 ^8, pp, 59■r>2 . Onyemelukwe, J.O.C. (1978)« "Development Indications« A Socio-Spatial View-point". The_Nifrer.i on Journal of Sociclogy .and Authropology - Oslen, E.O. (1969)1 "A Comparative Theory of tho Housing Market". American Economic Review 59 t PP* 610-621. Payne, G. K. (1977)* Urban Housing in e T'h.i ~d World. . Leonard Hill, London. Pees, P.H. (1970)« Concepts of Social Spaces Towards an Urban Social Geography in Berry, J.BrLc and Horton, F.E (Eds.) Geographical Perspectives on Urban Systems, pp. 6 1-69. Pepper, S. (1971)* Housing Impro ou.n. Goals and Strategy, Architectural Association, Paper 8 , Lund Humphines, P.R.C. (Nig.) Ltd. (1980)s A Study of Strategy for Meeting Housing Needs in Nigeria1s Urban Centres» Final Report, Prepared for the National Planning Office, Ministry of National Planning, Federal Government of Nigeria, Lagos. Quigley, J.M. ( 1973) * Tho In flu en ce o f Workpla ces and Housing Stocks Upon Residential Choicg -__A Grude Test of the Gross Prices. Hypothesis, Discussion Paper No.80 Programme on Regional and Urban Economics, Harward University, Cambridge, Massachusetts- Quigley, J.M. (197*0» Towards a Synthesis of Tneoricsof Residential Site Choico, Working Paper 27 Social and Policy St'udies, Yale University, New Haven Connecticut. Quigley, J.M. (1976^8 "Housing Demand in the Short Run« An Analysis of Polytenomous Choice" ■, Bxplcrations in Economic Research, 3* 76-102. Quigley, J.M. (1982)« "NonLinear Budg.t Constraints and Consumer Demand« An Application to Public Programmes for Residential Housing". Journal of Urban Economics. 12» 177- 201 . Quigley, J.M, and Kain, J. F. (1978)s "Housing Market Discrimination, Home Ownership, and Ss.vings Bchaviour" in Kain, J s F. (Ed.) Essays on TT-'t-- ^natial Structure Ballinger Pub. Co. Mass. Ch. 7# PP« io±-i7^. Reekie, F. (1975)* Background to Environmental Planning. Edward Arnold, London. Robson, 3. T. (1969)? Urban Analys 1 s. Cambridge University Press, Cambridge, Romaina Institute of Consulting-, The Federal Government Housing Sehe me i'or u T~cornc Group in the Twelve States of tho Pc de. ,1 Re oublio ^ Nigeria- Federal Ministry of 'Vorks and Heusing, Lagos. Romaina Institute of Consulting (1976)» Feü ei-al Re public of_Nigeria Stv.dy Conce .__ . ______ , Year Federal Housinr-: Development Prc.:.r vmne in the 1976-1985 periodn Federal Ministry of Housing, Lagos• Rondinell, D. A. (1975)* Urban and Regional Development Flanning* Policy and Admiaisn \.,t ion. Cb m e 11 University Press, Ithaca, New York, Rothernberg, J. (197*0* An Approach to the Urban Housing Market. Discussion Paper Department of Economics M.I.T. Cambridge Massachusetts. Sada, P. 0. (1973)* "Urbanization Trends and Problems of Urban Administration in Nigeria" in Adedcji et al (Eds.) Management Problems of Rapid Urbaniza- tTon in Nigeria. University of ifc Fress, Ile-Ife. Sada, P. 0. and Oguntcyinbo, J. S. (!9?8)s The Research Fronti-~rs cf C-eegraphy" in Oguntoymbo .et al (Eds.) Urbanization Processes and Problems in Nigeria. Ibadan University Press, Ibadan pp. 181-193» Schwerdlfergcr, F. W. ( 1982)! Traditionell Housing in African Cities: A Comparntive Study of Hauses in Zaria. Ibadan and Marrakesiil John Wiley and Sons, Chichester. Seymour, T. (1977)* "Housing Conditions in Towns of Northern Nigerias A Review of Existmg Data" Centre- for Social and Economic ^-Toarch. Ahmadu Beiio University Zaria. Seymour, T. (1978)1 "Housing Needs* A Review of a Metho- dology". Research Paper II Centre for Social and E c . ; - - . - . .vcn. Ahm ad.. 3 -11c University Zaria, - m - Seymour, T. (1979)* "Housing Policy and Income Distribution in Kaduna". The Nigerian Journal of Public Administration f- Ahmadu Belle UnS^er.-sity, Zaria» Nigeria, pp. 73-98. Shodeinde, B. A. (1978)« "Housing Policy in the Public and Private Sectors in Nigeria". Ondo State Component of the Fourth National Developmenx Plan». 19Ö0-19&TI Report of the Proceedmgs cf the WorkshoT) on Development rn -A-* ~~ ^tr'ate-gy for the 19o0s, Oycmekun Gramna- ^kure (May 22-26) pp. 289-293, Silberman, R. (1972)» The Distributional Pattern of Public Housingt_ A Case Study of Nairobi, Unpublished Ph.D Thesis, Umversity Michigan, Michigan. Silzer, V. J. (1962)» Housing; Problems, Government Housing Policies and Housing; Market Responsest Ar, Annoted Bibliography, Exchange Bibliography i b k , Council of Planning Libranans, Monticello, Illinois. Smith, D. M. ( 1977)* Human Gcography» Welfaro Approach. Edward Arnold, London, pp. 25-35» Smith, W. F. (1970)» Housing; The Social and Economic Elements. Universitv 01 California /ress, Berkeley, Stern, R, (1972)» "The Evolution of Housing Policies in Kenya" in J. Kulten (Ed.) Urban Challenge in East Africa. Kenya, pp, 63-6 7, Stolper, Wo F. (1966)» Planning Without Facts« Lessons on Resource Allocation Frorn Nigeria1 s Development. Cambridge, Mass, p. 27^. Sule, R, A. 0.( 1982)» Urban Plannin.e and Housing in Nigeria« Problems and Strategies. Vantage Press. New York-, Teitz, M. (1968)» "Towards a Theory of Urban Public Facility Location". Papers of the Regional Science Associations, Vol.21, pp- 35-51» Temple, F, T. (1972)» "Politics, Planning and Housing Policy in Nairobi". Unpublished Ph.D Dissertation, M.I.T. University of Namibia, Nairobi, Kenya. - J72 - Tiwari, R. C. ( 1973) : ''Somc Observations on Housing Policy in Nairobi Kenya" j Rosource and Dev bopmont in Africa, Oguntoyinbo, J» S. et ol(Ed,) Proeo>--w ̂ ngs of Regional Conference ■!' Internation.il Gec :r. .j.hical Union, T .»;■ 3 , Nigeria, pp« 325-332. Turin, D. A. (1967) i "Heusirg in Africai Some Problems and Major P licy Issu.es” in A. ... Nevitt (Ed.). The Economic i-rcblerns cd Housin, -acmillan, p. 210. Turner, J, v 1> $8) j :'l. . .-„.0 So ct lerne nt s Pattern rnd Urban .Je’‘olopmonv m icrnizing: Countrics". Journal of American Institute of Planners, No. j k , pp. 35^~- 363« United Nation, (19 65)* Housing in A f n c r . U.N. Publication (E/CN/14 Hou/7/Rov)."p.~2. United Nation, (1968) s Report of the Coip.ittoo on Housing and Flanning. U. N. Publication (E/4440/!e/ c ,6/88) P. 19. ' United Nation, (1975)* Major Lon-.'-Term Problems of Government riousing nnn Rtl yi „ Policios, New York, United Nation, (1976)* Housing Policy Guidolinos 1 r Developing Countries. U, N. Report ST/ESA/5o . Vagale, L. R. nuuoxng m Nigerias Problems and Prospects. Ministry of Land and Housing, Town Planning Division, Western State of Nigeria, Ibadan, p. 22. Vance, J, E. Jr. (1966)s "Housing the Worker« The Employment Linkage As a Force in Urban St^ucture". Economic Geograehy 42, 294-325« Vincent, Ostrom (1976)s "Theory and Emperical Research in Folicy Analysis" in Phillip M, Gregg (Ed.) Problems r,n,;i Theor.v ir ' *v ,...vsis» Neath nd Co. Lexington, Mass, pp.10-12. Wahab, K. A. (1977)« "Evaluation of Current National Housing Policios in Nigeria" Lew Income Houox.^ ' Tociui.^xog^ and .Policy, .■■roccedangs of the Inter­ national Conference Housing«~ Dangkock, July, Vol.III, Edicte-d by R, P. Pana. S . j.ngela and J. H. De G<. t do-, Published by Pergamon Press Limited, Oxford, pp. 1321-1337<“ - 173 - Warfiold, J. N. (1375)* Inproving iehavicur in Policy Mukin,' ..ppr<» -.ohus tc Problem - Solving/Numbor. Sponsorod Jointly by Datteln Institute and thc Academy for Contemporary Problems, Columbus, Ohio. Warfield, J. N. ( 1976) s Sucietal Systems: Flanning Policy and Complexity. John Yiilley & Sons, London Ch.4, pp. 90-115. Waterson , A . ( 1569)1 Development Planniras Lcssons of Ex;aric.nc .. John Hop-abu, — .'re. Watson, C. J. (197̂ +) * "Vacaney Chains, Filtering and the lublic Sector". Journal, American Institute of Plannors. 40, 346-352. Weathersbym, G. B. ( 1970)s Formal 1. .-e1s of Filtering in the Housing Stock. Paper Presented to the Annual Meetings of the Operations Research Society of America, Mimeo. Webber, M. J. (1972) 1 Impact ,f Uncertainty on Location. Cambridge, Mass, The MIT Press. Wendt, P. F. (1963)* Housing Policy» The Search for Solutions, University of California Press, Perkeley. Werhin, H. H. (197*0* "Governing An . . fr ic a n Citys A Study of Ifuirobi” . African Publishing Co. New York, Wheatley, F. ( 1970 ) g The S ig n i f ic a n ce o f T ra d t ion a l Yoruba Urbanism". Cooperative Studios in Society and Histry, 12, 390-419. W ild , R. ( 1979)» Operations Management» A Polic.v Frame­ work. Pergamon, Oxford. Williams, A. M. (198l)s Town Flanning Law, Macdonald and Evans, Plymouth. World Bank ( Iyüu) s .VcrlJ D^V'-xopmo-nt Report:, 1980. Oxford University Press, New Ycrkt Yehezekel Dror (1971)* Design F r P o l i cy Sc. .ces. Ame^iowu* DlSeriver, N a ; York and Amsterdam, pp. 49-54. - 17^ - Ai-ENulX UNI/EHSITY OF I*;lUaN DEPARTMENT CF GEOGRAPHY Qucstionnaire on Housing Problems, Policics and Fregrammes in the Citios and Towns of Oyo State. / F o r 1 he Public in the Urban Cent?.* * ? I. INTRODUCTION» Housing problems in the urban centres are becoming very grave m the recent days. These include acute shcrtage of residential building to meet the demand of the growing Population, lack of infrastructural facilities in the existing houses? cost of building and renting heusess slum and urban renewal. Governments and individuals are aware of these and consequently made policies and promises to combat the problems. The purpose of this survey is to examinc ;he Contemporary seriousness f the problems in some selected urban centres inspite of the 'premises.' This questionnaire is to be ccnfidently and accurately answered (filled). Be informed that ev^ry informatien would be treated as very confidential» II. CIASSIFIO^TORY D.vTi.» 2,1 Town/Cityi ...... . ............... Location/Areas...... .. d 20 Y ear s r 1 7 21 Years i _ / 31 Years Z I 17 h i -5C Y f ars / / 7 50 Years Z _ / 2.3 Sex« Male / / Femalo / / 2 , k Maritr»! Statuei Murried / / 0r1> . odi­ ns - Singl. / C T 7 Divorcoci / I I / uJi: 'cv;/i,'idower /___/ Separatcd / Z V 2.5 If Marric-d. ,;Ü r ’k/.v i' an;/ chiluren? 5 - 6 £ Z 7 > 6 Z H 7 2.6 Occupations Civil Servant /CZ7 Force/Military r u Bus ine s s/T rade /LU Teacher /:17 Lecturer/Doctor / r-:.7 Fa.rmer Student/Apprentice / 7 Other (Specify) /"“7 2.7 Religion* Muslim r“7 Christianity L.U Paganism L JJ Animist rU Othcrs (Specify) z.~7 2.8 Educati-,n P ’nd: ^duoa+.ion ir/ Z 7 Primary Six _ / Modern I L L I_7 Ttach^rs’ Gr. Il/Sch. Cort. / OHU/HSC/NCE _’ ■ / 7 L HF®, University D .gree and above - * 7 6 - 2.9 What is your presor.t annual income? General Grade Level? 01 - 04 / / 65 - 0? / 7 C128 -- 10 /Z IZ77 * 15 / 7 Not applicable / / I I I . HOUSING I e. I - f i S i 3.1 Are you a native of this city/town? Yes ./ / No / / 3.2 If 'No', for hr w long have j .u been living in this “:own? •' 5 Years / / 6 - 10 Years / 7 11 - 15 Years / 7 16 j-ccirs / / 7 20 Years / / 3«3 In which type of house de you live? Bungalow / / Block of flat /___ / CoxnmeriäLl House / / Compound/Ancient House /____/ Bidonville Others (Specify)/____/ 3.^ Who has the houses Personal /_ Company /_ Relative /_____ / State Govt. /_____/ F GrUvrf. U U » V/ . Others (Specify)^ 177 - 3.5 D escribe your house in terms o fi ( a) Number o f household occupying one room L_____/ (b ) Number o f porson ocoupyin-' room L / (c ) A v a i la b i l i t y o f 1 Flush T o i . /_____/ Tap Wate- L_____/ E le c t r ic ix y supply /------ 7 Enough Open space L_____ / SeWer .fe,- l a e i l i t y L_____/ .V- ste D isposa l f a c i l i t y L_____/ Fresh * . i r L_____ / 3.6 What is th_ rpproximate distane.. of . plae<- o f werk from home? ? 4 a g 10 12 Distancci /___/ £ZT77 ZZ7 ZZ7 Z7Z7 ZZ7 kmT imc s £.17 7 £ T 7 ^ 7 Z 3ZE7 Minutes 3.7 How much do you pay monthly per room on rent in Naira? £ 20 z ___ 21 - k o r 17 - 60 ~ 7 6 1 - 80 u / 81 J ." " J . \ / __/ 101 - 1 2 0 y “7 7 120 z _ / 3 . 8 Is th ere any d i f f i c u l t y in ,otting ren ted accomodation? Yes / / Ko / 7 3.9 l f the answer to 3.8 is 'Y e s ' what are the d i f f i c u l t i e s ? Location/Accossz i l i t y / / Kr0n Go s t CSU I n f r:\structura. F a c i l i t i e s /~ / De. sign CUJ Othv.rs (ö * ie o ify ) /_____ 7 - 178 - IV. FEDERAL GOVERNMENT HOFST Gr rOLICIES ,'.ND PkOGR.u.1 4.1 Iisn ytohuerre toawnny F(ve.;dheerre 1 Oo vernmont 1 aus m g Scheines ai lirius the responcen- ir v.ud)? 4.2 If 'Yes' hovv suitable ar..- tnoy? vory suitable üL_ - J Suitable r / Fair z__ Not suitable _ / 4.3 Doof ythoeu foor llaonwyi nmge?mber of your relatives have access to any Federal Housing Unit / / Federal Mortgage Bank Loan / / Commercial Bank/Assurance Co. Loan / '7 Others (Specify) f ~ ~ 7 4.4 nIoft thseu iHtoaubslien, gw hpaotl icmiaekse atnhde m ptroo gramsmoe?s 4.-2 and 4.3) are Accessibility / Location / _y Allocat .ion ____ i Design t i — / Costs / / Conveniences z _ j 4.5 Iünn pwlheamte natsapteicotnss doof tthhee ppeublliiocy fpoarrtmiucliaptaiooen? and proGramme - (b) ..................... •*«*..«. ............. ( d ) .................................................................................................... .............................................. ............... 4.6 tIhne whpaütb liacs pects of the polici:~ _..J. 'j «ou thinkhave not beewnou lduo inngee ds o)t?o participaxe again (or, if they (a) * - ’ O (b) (c) . < , 4 t * • * (d) 0 l l i ( * < i * < « 9 3 I C O i i i i i i f i i r ? - - r * * * • . .̂7 In terms of preference and ohiir ccntributions to the housing market, rank the fellowing '-.ith the best to scc ^ and poorest to score 1, Others (Specify) /z./ In^ividuals / — / Oyo State Pro, & Dev- Corp, /.ZV Federal Government / 7 V. GENERAL! 5.1 What may you want to say about the Federal Government Housing Policies and Programmes in Oyo Stal ;? (c) (d) c » « f t « 3 e c n 5#2 What do you think the Federal Government old de to solvo the housing Problems? ( (b) ............................................ . ( c) ....... ....a.o. Wo may call again. Thank you for your Cooperation, ~ 180 - AFFE,DDIXJ3 LEITER 0F INTi ODUCTION DEFARTLENT OF C-FOG.-aAFHY UNIVERS1TY OF IsAi; ,h " '„•Q WKOM IT JÜNGERN T.'is is to cor~ify th-it i6i 248395 281036 359750 5 2 i 52 5 Ilosha 1165822 19 7110 223012 25 2318 285474! 417452 004 Iwo 156582 I88505 273012 ^r '>03 oc5 Ede 2 1 3 2 7 7!241303134550 159938 204734 1335480 006 Ile-Ife 180955 231637130050 Ila- 154589 174903 197887 223890!324260 007 Orangun 114688 136328 154243 1 7 4 5 1 1 197443 0yo 133548 285957 008 112349 Iseyin 95220 151097 170952 193417 280125 0C9 113187 128060 144888 146712 01C Ilobu 237417 Ikirun 87223 103681 1117305 132720 150161 o:; 79516 . 94520 06940 217477 Shaki 190218 11210690983 136895 19826.1 o:'°. 76290 102601 4 Ikire 54022 64215 75644 131339 1902 R 72654 134696 o:,> Inisha 52482 9300362385 79858 130856 Igboho 46776 70583 90352 0 1 555602 80528 116629 016 Ejigbo 46410 62909 71155167 62416 7061 785 79878 115716 Ilegbo 44543 52948 017 59905 67777 76684 H I O 6I 018Kishi 423?4 56988 Iragbiji 151 n0337 m h 11 i 64477 72950 105653 60465 68410 99078 002130 lgbo*-0ra 39737 44402 T -»* Ifon/Osogbo 37354 43041 50237 56839 64308 93137 021 36209 Olupona 42882 448865197 55096 62336 90281 022 36075 7 54892 62106 89948Okcho 34316 40791 46151 52216 59077 8 < >62Lalupon Cw.30800 36612 41423 46866 53024 Okamesi 29730 35340 39984 51182 76795 01545238 74127 026Ilaro 28 9 11 34366 38882 43991 49772 72085 00270y an 27948 3 32 2 1 37586 425261 48115 69684 23 Apomu 27196 32328 Fiditi 3 6576 41382 46820 67809 02~ 27130 Eruwa 32249 36487 41281 46706 67-<'- * 26963 32051 36262 41027 461*.! • .wL 031Igboti 25238 30000 33942 38403 43449Ilutitun 24711 42542 52927 032 29374 33234 37601 Ode-Omu 6161322285 003326490 29971 33909 38365 55564 34H o r a 21665 1 25753 29137 32966 37298 54018Ipotu- 035 I jusha 20983 24942 28220 31928 36124 52318 037 - 1 8 t - APPENDIX D Physical Distance of Major Cities and Towns to Ibadan. City/Tcwn Distance Population( Kvns) . i. (1963) Code Ibadan j1 627379 0001 Ogbomosno 105 343297 0002 Ilesha 119 165822 0003 Ile-Ife 87 130050 0004 Ikirun 135 79516 0005 Oyo 53 112349 0006 Osogbo 114 195132 0007 Ede 100 134550 0008 Ejigbo 77 46410 0009 Iwo 43 57101 0010 Ikire 37 54022 0011 Ipetumodu 74 16481 0012 Edunabon 85 11006 0013 Gbongan 61 29730 0014 Fiditi 37 27130 0015 Ila-Orangun 169 114688 0016 Otanayegbaju i 1 5 1 24118 0017 Igbajo 156 18535 0018 Inisha 143 52482 0019 Iseyin 79 157519 0020 Lalupon 21 30800 0021 Apomu 39 27196 0022 Olupona 47 36075 0023 Ile-Igbo 51 44543 0024 Awe 55 19428 0025 Ogbagba 60 29730 0026 Orile Owu 57 14879 0027 Ilora 57 21665 0028 - 18g - APPENDIX D (CONT'D) City/Town Distance Population ( Km.s) ( 1963) Code Kuta 58 17508 0029 Ifoodan 66 11505 0030 Eruwa 71 26963 0031 Odeomu 71 22285 0032 Lanlete 68 15290 0033 Modakeke 88 31260 0034 Igbo-Ona 95 37354 0035 Iragberi 77 10252 OO36 Okeho 127 3^316 0037 Ilobu 128 87223 0038 Igangan 126 17994 0039 Ijebu-Jesa 129 14262 0040 Ifon 130 36209 0041 Otu 133 10322 0042 Ilero 138 28911 0043 Iganna 134 17994 0044 Iragbiji 138 39737 0045 Oba-Ile 132 13698 0046 Esaoke 143 13454 0047 Iba 148 13746 0048 Iree 142 19514 Okemisi 149 30213 0050 Okuku 148 23707 0051 Ipetu-Ijesha 140 20983 0052 Oy an 159 27948 0053 Igbaye 153 17671 0054 Imesi-Ile 159 10011 0055 Erin-Oke 1 12 32889 0056 Iressi 161 1134 0057 __________________ 00 v-op- - 1g4 - i.l-fEMDIX D (COKT'D) City/Town J • srtra«lrl.)e^ . o.^uxation 0 ;de Tode 168 11050 0058 Igbeti 179 25238 0059 Shaki 184 76290 0060 Igbch. 200 o??6 OOol Shppatori 195 • . . 00 0062 Kishi 241 42374 0063 Aiyetc 110 11772 0064 Olupona 87 36075 0065 Sekona 81 11256 0066 Iloru 109 87223 0067 Erin-Oshun 111 32889 0068 Ilie (Oshun) 130 130050 0069 Ijioke 171 34316 007c * 'To' and *Fro* is multiplred by 2 Source* Ttl r* W - '*'■ APPENDIX E Estimatod Number of Houses expectcd and Reauired in the Urban Contres of Oyo State, City/Town 1-bedroom 3-bcdroom 5 l-budr_o_c_m 3-bedroom Ioadan : 156845 69709 270020 120009 Ogbomoso i:99?0 O rf er * • ~ i37675 s • -> OQ Osogbo 52242 23218 89938 39972 Ilesha 41456 18425 71369 3 17 19 Iwo 39646 17620 68253 30335 Ede 33638 149 57909 25737 Ile-Ife 32513 l'j-h. 559V 3 24877 Ila-Orangun 28672 127 A3 43361 21938 Oyo 2808? 12483 49354 21491 Iseyin 23805 10 5? 0 3 578 16301 Ilobu 21806 9691 37540 16685 Ikirun 19879 8835 34224 1 5 2 1 1 Shaki 19073 8477 32835 14593 Ikire 13506 r«> '• 10334 Inisha 13121 5831 22588 10039 Igboho 11694 5197 20132 8948 Ejigbo 11603 19975 8878 Ilegbo 11136 4959 -9171 8520 Kishi 10594 4708 182 3 8 8106 Iragbiji 9934 4415 17103 7601 Igbo-Ora 9339 4150 16077 7145 Ifon/Osogbo 9052 j.5584 6926 Olupona 9019 4008 15527 6901 Okcho 8579 3813 14769 6564 Lalupon 7700 13256 5892 - I B S - APPENDIX E (CONT'D) City/Town 1963■ b~ed_r_o_c_r__ ___________ 128 1-bedroom 3- a 1-bedroom 3 5-_b_e_d_r_o_o_m__ Okemesi 7433 3303 12796 5687 Ilaro 7228 3212 12443 5530 Oy an 6987 3105 12028 5346 Apomu 6799 3022 11705 5202 Fiditi 6783 3014 11677 5190 Eruwa 6741 299 6 11605 5158 Igbeti 6310 2804 10862 4828 Ilutitun 6178 2746 10636 4727 Ode-Omu 5571 24?6 9591 4263 Ilora 5416 2407 9324 4144 Ipetu-Ijesha 5246 2331 9031 4014 Sourcet Field Work, March - April, 1985 187 - APPENDIX F URBAN LjlND USE CLASSITrT? T 1.. RESIDiJ,-TL.L* 10. Large Plot, 1-2 Storey, Flat buildings, with vegetatod open. spaces, 11. Medium Pi^t rostly two storey, fl- . _,.oJ without vegctated open spaces, 12. Medium plct, mixed, 1-2 storey flat. build.ing with small individual open spaces, 13. Single storey row houses with moderate common open spaces 14. Mixed traditional and modern 4-3 stu.'-'y buildings. 15- Old traditional 'court-type' rooming building. 16. Traditional single storey rooming buildings interspersed wich storeys. 17- Apartment buildings (four storey and above). 18, Now Residential Developing Area (Completed and uncompleted Residential structures in close juxtaposi+ion). 2 c COMMERCIAL 20, Maiji commercial contre 21. S cu-v^..d a,iu Roadside develop­ ment 22, Shopping contre 23. Traditional Market 3. INDUSTRIAL 3C , Indus ti ial areas - 1 8 8 - APPENDIX F (FONT’EDj_ IN SD ITjTION.J, 4-0. E ucaticnnl ( Sl. 0 ls and. C olloges) 41. i: .-.spitals 42. Public and Corrocti< nal 43. Public E s t ab 1 ir.-;hment 44. Militär;. Est lishmont 45. Othcr InstitutLcnal Premises TRANSP0PTA7 ion al 50. ilJT. .% ‘' f• ct-J • - # -*.t •> •̂ n0% AMD U'i ILITIES 51. Railway Stations and rcrminals 52. Marina Terminals (Wharf Areas) 53. Highways r ght of way 54. Automobil s Parking Areas 55. Ut?liti( • RECKEST IONA.L AND 60. I.odoor rucrcation ^rcas OPEN SPACES 6l. Sport grounds 62. Parks 63. Cemcter^ 64. 3 c ach VACANT LJID 1 v e Site und ui" const: tion 7 :>. Undoveloped (Dry) Vacant land (usually clearod) 7 2 . Undcvciop d (Dry) vegetatod lad 73. Undevelcpcd (wex) unfcrcsted lar.d. 74. Uncevelopoc (we~; fo_xsted land NC.. URL AN LAND 30. Undifforuntial rural villages 31. Apricot ... plantations 32. F '.r.t 1 Ö3. F rostcd wex lands 84. N r.-i ~e-swl spottily vegetatod w* 1» s 85. S .rub and secondary forest 189 -• APIEUjIX F ( PONT *D) 86. Sandy areas other than the beach 8?5 Sand and grave1 p:ts 9 0 V'ATER 90. Open Water budy * The Classification schcme is not intendod to be a Standardiscd schemos fcr the study aroa. Further study is neoded to fcrmulate such a scheine. The whole schcme is intended to be used to test the Land Use Change Detcction and Analysis Programme and to prov ..de basic Information about the trend and pattern of land use charges in Lagos. Sourcet Adeniyi, P. 0. ( 1979) "A Computer - Aided Approach to The monitoring of Urbar Land-Uso'’ Spatial Perspective m National Development Vol. 2, P. 0. Sada and G.E.D. Ome+'. kEds.) PP. 705-732. - 1 9 0 APFENDI* ' 1 NOTE ON PROPERTY AND DEVELOPMENT OORVPRATION LOW COST HOUSING UNITS 2-DEüKOOM AND b-BE-DROOM i..G. T:0 Foundation? Mix-, 6»3*1 of Broken Stores Sana and cement Foundation Depth» Not less than 450mm (18'1) Exceot otherwise specified o.i sito = Sub-Floor« Concreto on Hardco^- ' ?n Stc~~3 oi uxocks) 100mm (4;’) Tn ick rnin- Screed» Mix» 4»1 Sand and Cement Laid Smooth 'co reocive floor finishes. Joinery G. " v .:.!:■/■ Timber Haruwood shall be well seasoned, primed, straight grained, free from fungus and b^eti^s attack Hard Wood» Shall be free from warp rot or decay Doors & Windows/Frame» Shall be free from Wrack-Smooth and primed with unde1— Doors» Flush Doors (Ref. Schedule of Doors) Windowst (Ref. schedule of Windows) Paintinat All wall cracks shall be fillen with polly fillers and walls painted with 2 coats. *Plaster» Mix 1» 3 Cement and sand l6mm -Shell f inish *Renderin,g» Mix 1*3 Cement and sand 13mm Thick REVISIONS Date Description Scale» 1»50 Drawn (Reprocuced) Aderogba, C, A. (May 1°35) - m - *PlasterS healndl R mde3r-iBnegdr aEgg - for oorer 1*3 cunont a m 'and cf idim;' Bungalow.. Source* Property and Development Corporation of, Ovo State, Ibadan, & < ?