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THE IMPACT OF PLANNING ADMINISTRATIVE STRUCTURE OF TOWN PLANNING AUTHORITIES ON DEVELOPMENT CONTROL IN ENUGU METROPOLIS
BY
IKEJIDE, CHARLES NWOBODO
PG/MURP/07/46818
PRESENTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTERS IN URBAN
AND REGIONAL PLANNING (MURP)
DEPARTMENT OF URBAN AND REGIONAL PLANNING FACULTY OF ENVIRONMENTAL STUDIES UNIVERSITY OF
NIGERIA ENUGU CAMPUS
SUPERVISOR
ASSOC. PROF. ARC. K.O. EFOBI
FEBRUARY, 2011
i
THE IMPACT OF PLANNING ADMINISTRATIVE STRUCTURE OF TOWN PLANNING AUTHORITIES ON DEVELOPMENT CONTROL IN ENUGU METROPOLIS
BY
IKEJIDE, CHARLES NWOBODO
PG/MURP/07/46818
PRESENTED IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR THE AWARD OF MASTERS IN
URBAN AND REGIONAL PLANNING (MURP)
DEPARTMENT OF URBAN AND REGIONAL PLANNING FACULTY OF ENVIRONMENTAL STUDIES UNIVERSITY OF
NIGERIA ENUGU CAMPUS
SUPERVISOR
ASSOC. PROF. ARC. K.O. EFOBI
FEBRUARY, 2011
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TITLE PAGE THE IMPACT OF PLANNING ADMINISTRATIVE
STRUCTURE OF TOWN PLANNING AUTHORITIES
ON DEVELOPMENT CONTROL IN ENUGU
METROPOLIS
iii
CERTIFICATION PAGE This is to certify that Ikejide Charles Nwobodo with registration number
PG/MURP/07/46818 was a Postgraduate Student of the Department of Urban and Regional
Planning of the University of Nigeria. He has satisfactorily completed the requirements
for the award of Masters in Urban and Regional Planning.
This Project embodies an original work and has not to the best of our knowledge been
submitted in part or wholly for award of any other degree of this or any other university.
………………………………… ………………………… Assoc. Prof. K.O Efobi Prof. (Mrs) J.U. Ogbazi (Supervisor) (Head of Department) ……………………………………. .. ……………………….. Prof. F.I. Okeke Prof. John Obot (Chairman, Faculty of Environmental (External Examiner) Studies Postgraduate Committee)
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APPROVAL PAGE
This Dissertation has been approved for the Department of Urban and Regional Planning of the University of Nigeria
………………………………… . ……………………. Assoc. Prof. K.O Efobi Prof. (Mrs) J.U. Ogbazi (Supervisor) (Head of Department) ………………………………... ……………………… Prof. F.I. Okeke Prof. E.E. Chigbu (Chairman, Faculty of Environmental (Dean, School of Studies Postgraduate Committee) Postgraduate Studies)
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DEDICATION PAGE
This work is dedicated to the God Almighty Who has made it possible for me to attain this level.
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ACKNOWLEDGEMENT
I must start by registering my appreciation and thanks to the Federal
Government of Nigeria for giving me scholarship for this programme. Even
though I missed the financial attachment of the scholarship, I feel recognized
and encouraged.
Now, my gratitude goes to my lecturers of the Department of Urban and
Regional Planning School of Postgraduate Studies especially Assoc. Prof.
Architect/Town planner K.O Efobi (my able supervisor), who meticulously
guided me through this research work. I wish to thank Prof. (Mrs.) J.U.
Ogbazi, the Head of Department, Prof. L.C. Umeh and Prof. H.C. Mba who
gave words of motivation and advice. I can’t forget Mr. B.D. Umoh, Mr.
Victor Onyebueke, Dr. K. Ogboi, Mr. Andy Okosun and Dr. (Mrs.) U.
Jiburum who helped me in the course of this study. I must not fail to thank,
Dr. Obinna Ubani who I had to give a lot of inconveniences because of this
work.
Not to be left out are my loving wife, Nkechinyere Felicitas and Nneoma, my
niece, for all their understanding and support as I moved up and down for this
research work.
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TABLE OF CONTENT
Title Page ii Approval Page iii Certification Page iv Dedication Page v Acknowledgement Page vi Table of Contents vi List of Tables x List of Figures xii Abstract xiv CHAPTER ONE: INTRODUCTION 1.10 Background of the study 1 1.20 Statement of the problem 3 1.30 Goal and Objectives of the study 4 1.40 Research Questions 5 1.50 statement Hypothesis 6 1.60 Scope of the study 6 1.70 Limitations of the study 6 1.80 Significance 7 1.90 Definition 8 CHAPTER TWO: THEORETICAL FRAMEWORK/LITERATURE REVIEW 2.1 Introduction 9 2.2 Tools for Enforcing Development Control 10 2.3 Development Control under the 1946 Town and Country Planning Law (TCPL) 12 2.4 Development Control under the 1992 Urban and Regional Planning Law 13 2.5.1 Roles of Government in Planning Administration 16 2.5.2 Problems of Planning Administration 19 2.5.3 Planning Administration at Federal Level 27 2.5.4 Development Control, Contravention and Plan Implementation 29 CHAPTER THREE: THE STUDY AREA (ENUGU METROPOLIS)
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3.1 Historical Background of Enugu 33 3.2 Location and Boundaries 34 3.3 Climate and Vegetation 35 3.4 Topography and Soil 35 3.5 Land Use Development and Pattern 37 3.6 Transport Problem (Management) in Enugu 42 3.7 Population and Labour Force 44 3.8 Town Planning Administration in Enugu Metropolis 47 CHAPTER FOUR: METHODS AND PROCEDURES 4.10 Sources of Data 50 4.11 Secondary sources 50 4.12 Primary sources 51 4.30 Population of the study 52 4.40 Sampling Techniques and sample size 53 4.50 Description of instrument used in data collection 55 4.60 Description of the analytical techniques used 56 CHAPTER FIVE: DATA PRESENTATION, ANALYSIS AND FINDINGS 5.10 Presentation of data 58 5.20 Length of Time for The Development 65 5.30 Distribution and return of questionnaires ( town planning officers) 78 5.40 influence of adiminstration structure on rate of compliance 91 5.50 Discussion 95 5.60 Summary of Findings 100 CHAPTER SIX: RECOMMENDATIONS AND CONCLUSION 6.10 Recommendations 104 6.20 Conclusion 107 REFERENCES 110 APPENDICES 114 Appendix I: Developers’ questionnaires 114 Appendix II:Town Planners’ questionnaires 119 Appendix III: Result of the test of hypothesis 124
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LIST OF TABLES
Table 3.1 Projected Population for Enugu from 1991-2010 46 Table 4.1 Showing Questionnaires Distribution 54 Table 5.1 Distribution and Return of Questionnaires 59 Table 5.11: Sex Distribution 60 Table 5.3 Shows the Occupation Type 61 Table 5.4 Shows the Breakdown of the Age Distribution 62 Table 5.5 Shows the Monthly Income of the developers 63 Table 5.6 Shows the length of Development 65 Table 5.7 Shows the Options of the Approved Building 66 Table 5.8 Showing the Harassment 68 Table 5.9 Shows the Way it is being Handled 68 Table 5.10 Showing Thugs’ Identification 70 Table 5.11 Showing Plan Amendment 71 Table 5.12 Showing Reasons for Amendment 71 Table 5.13 Shows the Breakdown on Approval for Amendment 74 Table 5.14 Shows Type of Land use Amended to 76 Table 5.15 Shows the Different Views of Developers 77 Table 5.16 Distribution and Return of Questionnaires to Planners 78 Table 5.17 Sex Distribution of the Respondents 79 Table 5.18 Ages of the Respondents 81 Table 5.19 Respondents Level of Education 83 Table 5.20 Factors Militating Against Effective Development Control Activity 86 Table 5.21 Average response on the Administrative Structure Influence on compliance rate by developers (in percentage) 89 Table 5.22 Assessment of Influence of Administrative Structure on the rate of compliance 91 Table 5.23 Values used for the Analysis 94
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LIST OF FIGURES Figure 3.1 Map of Nigeria showing Enugu State 34 Figure 3.2 The L.G.As and the Senatorial Zones of Enugu State 36 Figure 3.3 Town Planning Administrative Structure in Enugu Metropolis 48 Figure 5.1 Distribution and Return of Questionnaires 59 Figure 5.2 The Breakdown of the Sex Distribution 60 Figure 5.3 The Occupation Type 61 Figure 5.4 Shows the Breakdown of the Age Distribution 62 Figure 5.5: Shows the Monthly Income 64 Figure 5.6: Shows the Length of Time for Development 65 Figure 5.7: Shows the Options of the Approved Building 67 Figure 5.8: Shows the way it is being Handled 69 Figure 5.9: Showing Thugs’ Identification 70 Figure 5.10: Showing Plan Amendment 72 Figure 5.11 Showing Reasons for Amendment 74 Figure 5.12: Shows the Breakdown on Approval for Amendment 74 Figure 5.13: Sex Distribution of the Respondents 80 Figure 5.14 Ages of Respondents 81 Figure 5.15 Respondents Level of Education 83 Figure 5.16 Factors militating Against Effective Development Control Activity 86 Figure 5.17 Average Response on the Administrative Structure Influence on Compliance rate by Developers 90 Figure 6.10 Recommended Town Planning Administrative Structure 105
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ABSTRACT In Enugu Metropolis, development control functions have been unimaginably uncoordinated. People who should not have anything doing with Town Planning are from time to time found at developers’ sites behaving as if they are staff from Town Planning Authority office. This anormally has been arguably attributed to some defects in the administrative set-up of the development control machineries. The aim of this research is to assess the impact of the planning administrative structure of the development control machineries (planning authorities) in Enugu Metropolis on development conformities with a view to suggesting a more efficient and effective development control machineries in the study area. To direct the course of the research, three research questions, and one hypothesis were formulated. The data for the study were collected through the secondary and primary sources. The hypothesis was tested using secondary data. The statistical tools employed in the research were Chi-square, percentages, graphs and charts. This study revealed that due t the lapses in the planning administrative structure of the authorities, the rate of non-compliance to planning standards by the developers in the area is high. The result of the hypothesis further indicates that the perception of the planning officials on the influence of the planning administrative structure on the rate of non-compliance to planning standards are significantly related across the various planning authorities in the study area (X2 = 18.09, p.sig = 0.04, p < 0.05). The study identified eight factors that influence contravention rate in the area. These include corruption amongst officials, weak financial position of the planning authorities, ignorance of developers to planning standards, inadequate qualified planning personnel in the various planning authorities, persistent political interference and lack of political will by the planning officers, delay in obtaining planning permission, encouragement of touts by some political executives in the activities of town planning and finally the restrictive planning and building regulations. It is imperative to review the planning administrative structure that gave political chief executives the chance to mess up the planning profession in the authority area and beyond.
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CHAPTER ONE: INTRODUCTION
1.1 Background of the Study
Administration of physical planning has been the responsibility of all
the three tiers of government in Nigeria over the years. The extent of
involvement of each level of government is dictated by the operations of the
various town and country planning legislation as well as the nation’s
constitution. The fact is that the operations of the legislation differed among
the regions and between the state and the federal governments.
Towns like Port Harcourt, Aba, Minna, Jos and Kaduna and Enugu have
experienced extensive physical and infrastructural developments. These
developments have been under the application of early Town and Country
Planning Ordinance that had national jurisdiction such as the township
Ordinance No. 29 of 1917, the 1959 Town and Country Planning Ordinance,
and the recent 1992 Urban and Regional Planning law. The applicability of
these laws plus a reasonable increase in the number of Town Planning
Authorities in the metropolis were all meant to re-enforce the control of
physical development in the city. The 1992 Planning law further ensured that
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the administration of physical planning in the country is the responsibility of
all the tiers of government. The law provides for the establishment of a
National Urban and Regional Planning Commission, a State Urban and
Regional Planning Board and a Local Planning Authority at the federal, state
(and the federal capital Territory, Abuja) and local government levels
respectively. These bodies and their levels are for the purpose of the
initiation, preparation and implementation of the physical development plans
(s.5) and overall administration of physical planning.
In Enugu metropolis, there are some established planning authorities
which have their administrative structure. The authorities have a politically
appointed/elected local government chairman as their overall chairman; other
executive administrative members include the town planner, a town engineer,
a health officer, etc. In recent times, the composition of this structure has had
much influence in the implantation of planning standards and controls in
Enugu metropolis. This is explainable where the views of the town planner in
the authority are stampeded. Some authority executives have been accused of
abetting impersonation – incidences of “political party boys”, who parade as
workers of Town Planning Authority, visiting building sites of developers to
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extort money from unsuspecting developers; and usurpation of development
control functions.
Thus, the administrative structure of the development control machineries in
Enugu arguably has some influence on the implantation of development
activities in the study area, and this forms the thrust of the study.
1.2 Statement of the Problem:
In Enugu Metropolis, Development Control functions have been
unimaginably corrupted. People who should not have anything doing with
Town Planning activities are from time to time found at developers’ sites
behaving as if they are staff from Town Planning Authority office. This act
has been arguably attributed to some weak administrative set-up of the
development control machineries.
In Enugu, the problems of political thugs impersonating as town planning
staff; constant delay in the processing of development permit; illegal
attachment of structures to existing ones; and incidences of collapse building,
have been linked to the administrative composition of the planning
authorities. This situation creates the impression that the Town Planners in the
area are not really in charge. Or, that the development control machinery is
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not effective enough. This linking has primarily been based on speculations
and is devoid of any empirical backing. The problem of this study hinges on
the desire to empirically understand the influence of the existing
administrative structure of the planning authorities and how this presently
affects the development control activities in Enugu Metropolis. Hence, the
need for this investigation.
1.3 Goal and Objectives of the Study
1.3.1 Goal
The goal of the study is to assess the impact of the planning
administrative structure of the Town Planning Authorities in Enugu
Metropolis with a view to recommending a structure that would ensure a
more efficient and effective development control in the study area
1.3.2 The Objectives
The following underlisted objectives were aimed at achieving the above goal.
i. To examine the existing administrative structures of the various
development control machineries in the study area
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ii. To assess the factors that encourage non-compliance to planning
standards in the study area.
iii. To examine the influence of the existing administrative structures on
the rate of non-compliance to planning standards in the study area
iv. To determine appropriate measures that will enhance effective
development control in the areas.
1.4 Research Questions:
i. What are the existing administrative structures of the various
development control machineries in the study area?
ii. What are the factors that encourage non-compliance to planning
standards in the study area?
iii How do the existing administrative structures of the Town Planning
Authorities influence the rate of non-compliance to planning standards in the
study area?
iv. What appropriate measures will enhance effective development
control in the areas?.
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1.5 Statement of Hypothesis
The null hypothesis states that:
The perception of the planning officials on the influence of the
planning administrative structure on the rate of non-compliance to planning
standards does not significantly differ across the various planning authorities
in the study area .
1.6 Scope of the Study
This study focused on the three developments control machineries in the
study area, and these include the Enugu North, Enugu South and Enugu East
town planning authorities. It also encompasses all development activities
within the public and private layouts controlled by the three town planning
agencies in the municipality. Additionally, the study also looked at the
relationship between development control measures and the environment.
The scope also included the examination of existing institutional framework
for enforcement of development control measures in the study area.
1.7 Limitation of the Study
One of the limitations of the study is that of access to the required
information to assist in carring out the study. In most cases, where sets of
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information available they are disjointed and improperly kept. For this
reason the researcher has to spare the time to collate and classify the
information into the required form. Another constraint is the uncooperative
attitude of development controls officials and respondents who do not easily
provide available information related to development control issues in the
study area.
1.8 Significance of the Study:
The result of this research will provide invaluable tools for tackling the
present observable development control malaise not only of the studied
planning authorities but also the entire urban authority and beyond. The
findings will update the existing wealth of knowledge on development control
problems as they pertain to the influence of politics on the effectiveness or
otherwise of the machinery of control and will also pin down the major cause
of the said perceived weakness.
In addition, the parent ministry in charge of town planning matters in
the state will be armed with the right information with which to take
appropriate action to protect town planning authorities against evil forces in
the structure of the authority that inflict weakness on the Authority.
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1.9 Definition Of Terms
For the purpose of easy understanding, it is imperative to clearly define some
of the terms that are central to this research.
“Contravention” in this Study will be referred to mean any
development without the approval of the appropriate authority or where an
approval has been granted, the prospective development is carried out
contrary to the terms of approval.
“Development Control” will be taken as the means by which Town
Planning Authority regulates and checks building or rebuilding operation
and/or substantial change in the use of land or building, to ensure that the
developments comply with proposals in the building plan and the provisions
of the master plan or scheme.
“Planning Permit” will be referred to as the approval granted to people
to carry out development which must comply with building plan, layout plan
or the master plan.
“Illegal Development” means any building or structure which has no
permit or valid approval, or which is not being built according to the
approved building plan
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CHAPTER TWO: THEORITICAL FRAMEWORK/ LITERATURE REVIEW
2.10 Introduction Development control centers on rules and regulations, whether in
document or in map form to guide the development activities. There is no
development if change of use is immaterial. Thus, any change in the use of
any land requires the permit of the development control unit of any Planning
Agency as recognized by the law. On the other hand, it is the practice of
regulating and restraining, keeping in order or checking changes on land use
that are in conflict with the wish of developer and the benefit to the public.
Therefore, development control serves as regulatory measure to shape the
physical features of the environment in an economy, safety and aesthetic
manner. Chapin (1965), identified five major elements of control in land
development; health; safety; economy, convenience and amenity. Other
objectives of development control are:
(i) To separate incompatible land uses and encourage compatibility of
mutual helpful ones.
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(ii) To safeguard the interest of the community.
(iii) To ease the distribution of essential service.
(iv) To improve the living standard of people.
All these can be achieved in practice through effective development
control. Therefore, orderly growth of settlement in the study area will be
ensured by stipulating adequate lighting, ventilation, open spaces and all other
socio-cultural facilities that make life worth living in line with the overall
plan of the area concerned through development control.
2.20: TOOLS FOR ENFORCING DEVELOPMENT CONTROL:
2.20.1 BUILDING CODE:
Building codes emanated from the Town and Country Planning Law.
They are instruments of development control enforced by the Local Planning
Authority. Building codes indicate minimum air space, set back, room size,
orientation of building, maximum number of habitable rooms allowed,
minimum building heights of building, among others.
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2.20.2 ZONING ORDINANCE
Zoning is one of the tools employed by planning Authority to control
the urban development or re – development plan. It is the division of land
within a municipality into districts or land use zones, and the prescription of
regulation within these zones regarding the use, height and bulk of buildings,
floor area ratio, density of population, setback regulations and the percentage
of plot occupancy.
Most cities are divided into broad land use categories such as,
Agriculture, Residential, Commercial and Industrial land uses.
2.20.3 SUB-DIVISION REGULATIONS
This is an essential tool of development control. It is the process of
dividing land into buildings plots, streets and other amenities necessary in the
area. It is a tool for regulating the design and layout of roads and streets. The
regulation also takes care of the provision of utilities, services and community
facilities. Sub division regulation also promotes good circulation system and
ensures adequate facilities. This regulation may also be used to preserve a
piece of land undeveloped for future development.
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2.20.4 ENVIRONMENTAL IMPACT ASSESSMENT (EIA)
EIA is a process or study in which the potential physical, biological,
economic and social impacts of proposed developments on environment are
identified, analyzed and predicted. It is a key mechanism for translating the
principles of sustainable development into action. The aims of Environmental
Impact Assessment are: to study the effect of a proposed action on the
environment; to predict the likely changes in the environmental quality, which
would result from the proposed action; to find ways to reduce unacceptable
impacts and to provide options in design, citing and operation of the proposed
development.
2.30 DEVELOPMENT CONTROL UNDER THE 1946 TOWN AND
COUNTRY PLANNING LAW (TCPL)
The 1946 Town and Country Planning covered the entire country for
the first time. It is pertinent to remember that the 1946 ordinance was in
various forms in three existing regions of Northern, Eastern and the Western
Nigeria. In Northern Nigeria, there was the Northern Nigerian Town and
Country planning law cap 130 of 1946 and also the Eastern Nigeria Town and
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Country planning law cap 123 of 1959 was present in the Eastern Nigeria.
This law according to Okunna (1981) dwelt on preparation of layouts and
well designed housing unit. This may not be entirely true as section 3 of the
1946 ordinance provided a basis for development control in Nigeria,
(Raison,1977). This initial base was now interpreted in various States, as the
number of States in Nigeria grew. Hence each State which had a Planning
Authority edict derived its control regulations from the three original regions
from which all existing State were carved
It is the lack of comprehensiveness in the previous laws (Okunna ibid), plus
the rapidly changing nature of society in the nineties that made it necessary
for a review of the 1946 TCPL. This was what gave birth to the laws guiding
Urban and Regional Planning and also gave birth to the 1992 Urban and
Regional Planning law, Decree No 88 of 1992.
2.40 DEVELOPMENT CONTROL UNDER THE 1992 URBAN AND
REGIONAL PLANNING LAW
As constituted, this Decree has 2 clauses 47 of which were devoted to
Development Control. This number of control clauses underscores the
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importance of Development Control under the new law. The most salient
features under the Development Control clauses include;
1) Each tier of government in the federation has responsibility for
Control of development with respect of lands belonging to that
tier of government. This is found under section 27. Therefore
each tier of government must establish a Development Control
Department within its planning organisation.
2) Any development to be carried out must have the approval of the
relevant Development Control Department. This may be a single
development or a development plan (section 28).
3) The decree repeals any existing laws, which exempt any
government, or its agency involved in land development from
obtaining approval of the relevant Development Control
Department.
4) A developer, whether government or private must obtain a
development permit before commencing any development.
5) Development plan can only be submitted by Architects, Town
Planners or Engineers (Section 30).
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6) The grounds for rejection of a development application were
spelt out in section 31 URP law No 88 of 1992.
7) Detailed Environmental Impact Statements are compulsory for
large-scale developments.
8) The Development Control Departments may approve, reject or
delay approval but the conditions must be spelt out in writing,
within specified time limits.
9) A dissatisfied developer can appeal to the Minister or
Commissioner in charge of matters relating to planning, or the
Planning Tribunal. After the tribunal, he can appeal to the High
Court in the State.
10) The Development Control Department is to compile a list of
building of architectural or historical interest for preservation
(Section 64).
11) The Development Control Department will now include tree
preservation and planting clauses in development permits, if it
deems fit.
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12) Display of advertisements shall take necessary measures to
ensure that wasted lands are well maintained for the good living
conditions of those living in the environment.
2.50.1: ROLES OF GOVERNMENT IN PLANNING
ADMINISTRATION
The roles of different levels of government in respect of physical planning
activities and administration since the late 1970s have been shaped by the
provisions in the constitution of federal Republic of Nigeria (Enactment) Act
1979) (LPN, cap02) and 1992 planning law. The 1979 constitution provides a
broad and general planning and related roles to be played for each of the three
level of government.(Abiodun, 1985). However, according to Adedibu
(1995), these roles are in respect to broad guidelines and policies rather than
in administration of planning maters. For instance, part of the second schedule
part I of the constitution provides that the federal government set broad
guidelines and national policies in respect of national standard on building
codes, subdivision regulations, and environmental protection to guide the
planning of the built environment. The concurrent responsibilities of the
17
federal, long with the state governments include provision of housing and
other infrastructural services. In line with these provisions, the federal
government has embarked on a number of programmes including the
development of residential and industrial estates and construction and
maintenance of Trunk A roads; provision of social amenities and
infrastructure such as electricity, hospitals, and secondary and higher
institutions (Onibokun, 1992). In addition, the federal government has
provided the impress for the preparation of a new national urban development
policy, as well as preparing grounds for a review of existing planning
legislations for the country.
At the state level, the constitution provides the state governments
guidelines for physical planning matters in the states. Specifically, the state
governments concurrently with the local government are to provide for
certain infrastructure and services including: preparation of master plans
(urban and regional), construction and maintenance of roads and drainage,
street lighting, waste disposal; provision of water, public transport, land
allocation and planning public health and so on.(F.G.N.,1976) The state
government, however, has exclusive power to physical planning
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administration going by the 1946 Ordinance. Planning related legislation in
Nigeria vested the administration of the provisions in the governors of the
states. Thus, the states become very crucial in the effective control of
developmental activities ensuring overall implementation of physical
planning matters in Nigeria.
The functions of the local government as the third tier of government in
Nigeria are clearly stated in the 1979 constitution (fourth schedule). In the
schedule, virtually all the functions are physical planning related, particularly
for the local environment where majority of Nigerians reside. The 1985
revised edition clearly listed town planning as one of the basic functions of
the local government. It is however, pertinent to note there are local
government councils that have no local planning units as part of their
administrative structure. Yet town planning and physical development related
matters are some of the functions of local governments.(Gasper,1989)
In the vain, according to Adeniji (1992), the overlap and unclear
responsibilities given to all tiers of government were in part responsible for
the high rate of mobility of town planning authorities and local planning
authorities. Planning is a public function and requires funding, if only
19
initially, to have solid base to be efficient and effective. Mabogunje (1993)
posited that many local governments are not ready for this due to poor
economic base of their council. This is part of the overall problems of
planning administration over the years.
2.50. 2: PROBLEMS OF PLANNING ADMINISTRATION
It is obvious that as far as administration of physical planning is concerned,
there have been lip services paid to promotion of orderly development of
urban and rural areas even after the 1992 planning law at the federal
government level. Authorities like Kadiri (1995), Garnvwa (1994), Ekpo
(1982), Adesanya (1996), Awogbemi (1982) and James (1987) have
discussed issues on the problems of planning administrations on development
control machineries. According to Kadiri (1995, until the recent past. Federal
government programmes related to physical planning have been on ad-hoc
basis. Even then , there is yet to be a policy for urban and regional
development of the country. And a clear cut delineation of responsibility as
far as physical planning is concerned among the three tiers of government in
the constitution. He highlighted that before the promulgation of the 1992
planning law at the state level, the governments have left administration of
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panning to the authorities without adequate financial and institutional support.
Extremely few of the planning schemes of any form in the last two decades.
It is not surprising, therefore that the authorities are only concerned with
approval of building plans and site inspection. Again, Garnvwa (1994)
stressed further that the local planning authorities were in existence were
established for few local government areas and their efforts concentrated in
very few urban centres to the near neglect of rural and semi-urban centres. It
is also due to state government lack of concern and understanding of the
importance of planning that department or division of town planning in many
states have been frequently moved from one ministry to another and from one
ad-hoc metropolitan board to another, in some states like Osun and Ogun
States, the local government councils are regarded as local planning areas and
therefore the town planning division is transferred to ministry of Local
Government and subsequently town planning authorities became part of the
Works Department rather than town planning department in those local
government areas. This view was complimented in the work of Onweluzo and
Umeh in 1989. The confusion still rages on in some states of the federation.
21
The 1992 planning law has attempted to put to rest these anomalies and
chart a purposeful direction for planning authorities. Prior to the 1992
planning law to perform efficiently in the control of growth, development and
overall planning of the cities and the local environment has been identified in
various studies (Ola, 1984; Obialo, 1983: Adeniji, 1984: Olajuyin and
Olayiwola, 1985). These include (a) many local government areas harbouring
cities are without physical planning authority. Where some exist, in some
cases, their operation cut across two or more local government areas: (b) for
many local planning authorities their major activities centre around
development control case housing schemes in form of zoning. The federal,
state and even local government commercial, industrial and residential estates
are outside the local authorities: and (c) the lean financial resources of the
local authorities come mainly through building plans approval fees.
Ironically, the laws establishing the local planning authorities (particularly,
1946 Ordinance) empower them to levy planning rates (e.g. water, electricity,
etc.) so that they would be able to raise funds for capital project including
planning schemes. Unfortunately, it is the local governments that collect these
rates, claiming that it was their constitutional responsibilities.
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According to Ekpo (1982), another important reason attributed to
ineffectiveness’ of planning authorities as discussed is the existence of
multifarious planning and related Boards and other agencies having similar
and or overlapping functions with the planning authorities. Some of these
boards are federal government outpost or field station in the states, while most
are created by the state government. Their operations are often at cross-
purposes and run parallel to those of the planning authorities. The
proliferation of planning related agencies makes cities in particular become
more disorderly as a result of the conflict between planning authorities,
metropolitan board and other agencies on the one hand, and between these
and local government council on the other hand. In the same vain, Obialo,
(1983) stated that the method of planning practice adopted by state
government till the early 1990s is another problem in physical planning
administration. It is undoubtedly clear that practices of urban and regional
planning have not succeeded in ameliorating the problems of the urban and
rural centers. One feature that is attributable to this is the lack of foresight and
long range nature of development plans as a tool of development in our cities
and regions. The master plan approach is still the craze among planners and
23
all tiers of government. According to James (1987), it is obvious that this
approach is obsolete, static and expensive. It stands to reason therefore that
there is the need to adopt a more flexible and less expensive method to
planning such as structural and local planning.
According to Awogbemi (1982), at the local government level,
planning is expected to be felt in urban and rural area through the various
planning authorities. However, the authorities are completely separated
administratively from the tier of government that is the closest to the
environment where the majority of people reside. The 1976 and 1985 local
government reforms have not helped the matter as there were overlaps
between state and local government responsibilities on physical planning
matters. The 1992 law may however resolve this problem if properly
implemented. The guidelines in the 1976 and 1985 local government reforms
make a major consideration in the management structure of the cities. The
concern of the federal government was to effectively tackle problems of urban
centers within the framework of modern local government structure that was
put in place The guidelines proposed that there should be a transition towards
the cities-management system’ in which the administration of each of our
24
major towns and cities would be headed by a high level professional officer or
manager (FRN, 1997).The reforms’ most important criticism has been lack of
clear articulation of relationship between local government councils and
planning authorities, and federal government. This makes coordination
between the councils and other higher level of government very difficult.
Appraising the 1976 local government reforms further, Olowu (1985)
notes that it (the reforms) lacked any ideological framework and completely
not in line with any development paradigm in terms of whether development
was to be from “above ’’ or from “below’’. Moreover ,physical planning
activities are still highly centralized, rigidly in the hands of state department
and agencies as provided for by the planning laws. This inadequate
institutional framework for physical planning at the local level. has deprived
both the local planning authorities and the local government autonomous
power to effectively resolve various planning problems at the local level.
In the views of Hilhorst (1990) , all these problems have limited
effectiveness of the existing administrative machinery of physical planning at
the state and local government level in Nigeria. putting it succinctly, from the
administrative view point, urban and regional planning in the country is
25
beleaguered with three major problems. First, there is inadequate coordination
between federal and state government at the state level and between them and
the local governments at the local level. Second; is the ineffective
organizational structure of planning in general, and third, the tendency of
strong centralized planning system. The structure of planning administration
is outside the whole political and administrative machinery of government for
several decades. Graper (1989). The fact is that there are no linkages between
the decision and policy makers on planning maters and the people who are to
benefit or suffer from the policies. This situation not only exacerbates the
apathy tendency of Nigerians on planning matters but also makes
implementation of federal and state government programmes very difficult if
not impossible at the local level.
For an effective coordination of physical planning activities there is
need for a very strong vertical relations between higher and lower levels in
the hierarchy of planning administration and also stronger horizontal relations
among agencies of federal, state and local governments administration
altogether.
26
For Oyeisku (1999), coordination is a common problem in physical
planning in order to ensure effective coordination in planning activities,
particularly as relates to decision making and execution, there is the need for
harmonization of activities for the purpose of ensuring the optimum collective
contribution to the achievement of a common end (Falters,1977).
Coordination by public mobilization education and enlightenment is what
should be pursued to forge closer relationship among existing planning
agencies at all tiers of government .large number of bodies performing
planning function should be reduced to a fewer manageable number to curb
proliferation and duplication of functions .one way out of this problem is for
the federal and state governments to decentralize planning function and
activities as contained in the 1992 planning law.
According to Rondinelli ( 1989), devolution of basic planning function
such as development control , planning schemes , planning permit issuance
and approval to local government administration is inevitable. This is overall
intention of the part I of the 1992 planning law ,and should be pursued. The
local government administration is being strengthened politically and
financially to be able to cope with challenges local planning administration
27
would pose. Devolution of some planning matters to the local government
councils, would provide the opportunity for planning to be felt more at the
local level, and perhaps solve the growing idleness the political decision
making process at the local level, This is so that the institution of local
government in Nigeria is presently enhanced structurally, financially and
administratively.
2.50. 3 PLANNING ADMINISTRATION AT FEDERAL LEVEL Following the continuous deterioration of the urban centers in the country,
occasioned by the fall-out of oil boom between 1973 and 1975, the federal
government established a formal organ to be responsible for physical
planning. (Onibokun,1992) The establishment of Federal Ministry of
Housing, Urban Development and Environment (FMHUDE) was to redress
the observed lopsidedness of the nation’s development efforts which focused
on mere economic planning without the physical implications on economic
projects. On this subject matter, the Third National Development plan (FRN,
1975) identified one of the weaknesses of Nigeria’s planning efforts hitherto
as its heavy emphasis on sectoral and financial planning almost to the total
neglect of physical planning. No single town or village in the country can be
28
regarded as a type of planning as the country still consists largely of old
residential areas which have simply grown on their own with little attempt at
any systematic layout.
Though the FMHUDE was established to formulate and monitor
national policies on physical development and planning at the federal level, it
hardly did anything when in 1978 the ministry was scrapped for economic
reasons (Onibokun, 1986). Another ministry to perform similar functions at
the federal level was however established again in 1979. This time the
democratically elected government named it Federal Ministry of Housing and
Environment (FMHE). The ministry immediately initiated the process of
formulating a national housing policy, and urban and regional development
planning policy. Again by 1984, the FMHE was scrapped without achieving
anything and replaced by Federal Ministry of Works and Housing (FMWH).
It is this ministry that embarked on direct housing construction in each of the
then 19 states and the new federal capital territory, Abuja, and construction
and rehabilitation of road projects throughout the federation.
In terms of urban and regional planning, the FMWH in its infancy
established the urban and regional planning department or division in the
29
ministry to coordinate physical planning activities in the country. This was
with a view to addressing the main weaknesses of the nation’s planning
efforts which hitherto emphasized sectoral and financial planning to the
neglect f physical and spatial planning. The third National Development has
at then observed that the weakness was “becoming increasingly reflected in
the form of disorderly spatial and environmental development despite the
rapidly increasing level of economic activity and income which the county
has achieved in recent years” (FRN, 1975:291).
The approach to physical planning at the national level before the 1992
law was full of defects which invariably affected the physical planning
administration at the state and local levels. (Nze, 1995)
2.50. 4 DEVELOPMENT CONTROL, CONTRAVENTION AND PLAN
IMPLEMENTATION
Development control and plan implementation are seriously directly
related. In other words, there cannot be any meaningful implementation of
physical layout plans without development control.
Development control has to do with enforcement of laid out plans. On
this, Ozigbo (2006) stated that “Having policies (Plans) just on paper without
30
enforcement (and control) is as good as staging a football match without a
referee and it is clear that a football match that started without a referee will
definitely end without the ball”.
Umeh and Iloanya (1997) observed that the level of respect by private
developers for planning Regulations – subdivision regulations, formal plan,
building regulations, to mention a few, was still very low in Nigeria. This is
largely due to ignorance of Town Planning. They added that it was not yet
generally appreciated that the way an owner of land uses his property has
effects on neighbours and the larger society.
According to Ubaka (2007) another reason why development control is
usually contravened was that human beings tend to give more priority to self-
interest rather than public interest. In other words, the tendency for people to
carry out development in a way that suit their personal needs and ego was
more likely than those that would meet the general needs of the community.
Undue delay in processing of development permit is one other factor
identified as militating against development control. Umeh and Iloanya
identified shortage of qualified personnel and inadequate financing as factors
that cause undue delay which consequently discourage developers. But
31
Dobry (1975) countering the issue of delay in issuance of permit upheld that
the quality of decision was more important than speed and that a reasonable
time should be allowed to consider an application for a building which, once
erected may stand for 100 years.
Lamenting failure of development control, Onyebueke (1997) observed
that development control which is the only element of growth management
that is operational has proved incapable of slowing down or stopping the
discordant urban trend, pointing out that the problem is not with development
control process itself but with those who implement the measures.
In the same vein, Agukoronye (2003) admitted that our urban areas
have failed to live up to expectations as centres of good living, working and
recreation because development control measures which are aimed at
regulating physical developments in these urban areas Okpala (1985)
observed that Nigerian society of then worked not through institution, but
through personalities. He argued that personalities were more powerful than
institutions notwithstanding planning laws and regulations in existence.
Government oftentimes does not implement control measures that will affect
powerful and influential people in society. Kadiri (1998) notes that political
32
interference was one of the barriers to effective enforcement of development
control measures.
Even at a time our existing planning laws are considered obsolete,
outdated, defective and inadequate, politics has so vitiated them to the extent
that they can no longer cope with the fast expanding physical developments in
town (Okunlola, 1996)
Agukoronye stated that the practice of road closure could only be
associated with the “politics of affection” (Hyden, 1983) where individuals
with connections to people in power enjoy undue privileges and patronage
inconsistent with the prevailing laws and regulations. “Carve out” was
explained to be a popular terminology used locally to describe the practice of
successive military and civilian regimes cutting up any available open space
in Enugu and allocating such divisions to their cronies and relations. He
further submitted that men with connections in top political and government
circles get away with their desire no matter what efforts the staff of the
relevant authorities make. Omisore (1999) identified excessive political
interference in technical matters especially those relating to development
control as one of the major problems of local planning authorities.
33
CHAPTER THREE: STUDY AREA (ENUGU METROPOLIS)
3.1 Historical Background of Enugu
The origin of Enugu dates back to 1909, during the discovering and
development of the coal mine; in 1913, the original mine was at Udi, but, later
on, the operations were moved to the Ogbete area which is one of the oldest
parts of the town. In 1917, the only two residential nuclei in Enugu were the
European Reservation Area, which is now known as Government Reservation
Area and the African Settlement, which were separated by a neutral zone 0.4
kilometers wide. The neutral zone now forms the Central Business District
(C.B.D) as well as government offices and establishments. In 1997, Enugu
affirmed a township status and was then known as Enugu – Ngwo, it was
renamed Enugu in 1928.
By 1939, Enugu became the headquarters of the then Southern
Province. By 1951, with creation of the three regions, Enugu has remained a
state capital and the most important administrative center of the major growth
centers in the country with well-developed land use structure. (See fig 3.1)
34
Figure 3.1 Map of Nigeria showing Enugu State scale 1:175
Source: AGIS. 2005
3.2 Location and Boundaries
The city is located approximately between 06o 211N and 06o 301N and
between longitude 07o 261 E and 07o 371 E. It has an estimated land area of
about 72.8 square kilometers; Enugu is bounded in the East by Nkanu East
35
Local Government Area, in the West by Udi Local Government Area, in the
North by Enugu East Local Government Area and in the South by Nkanu
West Local Government Area.
3.3 Climate
Enugu is located in the tropical hinterland climate region. Mean annual
temperature ranges between 22.40C and 30.80C. Two climatic seasons
dominate the area – wet and dry seasons (April – September and October –
March respectively). Average annual temperature is between 1520 f and
2030F. Omeje, (2002)
3.4 Topography and Soil
Topography is known to be the physical features of a place. The
topography of Enugu covers area of about 79.2 square kilometers. The site
lies roughly 25405 meters above sea levels. The surface is punctuated with
hills, hillocks, reveries and rivulets, thus resulting to a site, Ekulu River.
Omeje, (2009)
Soil characteristically consists of hydro-morphic soil, which is mineral
soil whose morphology is influenced by seasonal water logging caused by
underlying impervious shale. Soil also in this region is graveled silt, mainly
36
reddish in colour, land the profile shows capacity to support agricultural
activities.
Figure 3.2 The L.G.A.S and the Senatorial Zones.
Source: GEPMO, 2008
WEST
WEST
NORTH
NORTH
37
3.5 Land Use Development and Pattern
Existing landuses in Enugu can be defined in separated or combined
forms. These include the following;
3.5.1 Urban Residential Space
The residential space in Enugu is classified into high, medium and low
densities. Due to influence of spread effects, mixed densities exist. Planned
and unplanned areas sprang alongside Enugu metropolis as a result of a high
demand in residential accommodations. This is to say that urban residential
space in Enugu metropolis is not a continuous zone but arbitrary defined one
circumscribing about twenty neighbourhoods and some intervening open
spaces. Many informal business sectors grow alongside with the residential
units as noticeable in areas like Kenyetta – Edozie Street axis, Ogui Road,
Abakpa Road, Chime Avenue, etc.
i High Density Area Neighbourhoods:
This contains about 70% of the entire neighrbourhoods in Enugu
metropolis. The high-density neighbourhoods include Ogbete (Coal Camp),
Ogui New Layout, Abakpa, Emene etc. Tenement buildings dominate in these
areas and form about 4.5% of the total housing stock in Enugu with a density
38
of more than 700 persons per hectare. The plot size is about 15 x 25m with a
set back of between 2m and 3m, with average person per room as 5.8 persons.
Some of these areas have grown into slum areas, like Ogui New Layout thus
creating health hazards to the inhabitants due to over crowding of inhabitable
rooms and over stretching of the few available infrastructures within the
neighbourhoods. Enugu Masterplan, (1992)
ii Medium Density Neighbourhoods:
This contains about 28% of the entire population of Enugu (Enugu
Master Plan, 1979). The medium density areas include Achara Layout, New
Haven, Maryland, part of Trans Ekulu, etc. The average density is about 350
– 400 persons per hectare with average plot size of about 20 x 30m with front
set back and side set back of 6m and 3m respectively. The average household
size is between 6 – 7 persons per household especially in Achara Layout. The
population density is between 175 and 200 persons per hectare. Uwani is a
mixed density containing both high and medium densities.
iii Low Density Neighbourhoods:
These neighbourhoods contain about 2% of the urban population in
Enugu. Examples include G.R.A., parts of Trans Ekulu, Independence
39
Layout, etc, having relatively low density of between 18 – 60 per hectare and
comprise semi-detached duplexes, appreciable number of bungalows and
blocks of flats. The plot sizes in the areas range from 30 x 40 m to 50 x 100 m
with average household sizes of between 6.7 persons and 7.5 persons
respectively.
3.5.2 Commercial Land Use:
There is no defined boundary between commercial land use and
residential use in the city. Virtually all road corners serve commercial
purposes in the residential neighbourhoods. Nevertheless, Ogbete, where the
main market is situated serve as the commercial nerve of the city. Also major
roads like Agbani Road, Zik’s Avenue, Ogui Road, Chime Avenue,
O’Connor – Presidential Road, Okpara Avenue, and Garden Avenue are
noted for considerable commercial activities. Apart from these secondary
roads, tertiary roads or houses serve the same purpose. This land use mixture
is a major characteristic in Nigerian cities.
3.5.3 Industrial and Public Land Uses
The industrial zone of the city is expanding steadily. Most of them are
situated in Emene which is14km east of the city center. Examples of major
40
industries are Anambra Motor Manufacturing Company (ANAMMCO),
Nigerian National Petroleum Corporation (NNPC), Emenite among others.
However, other light industrial activities like motor repairs, welding,
blacksmithing etc can be found within neighbourhoods.
As regards other land uses, there are over 200 health establishments,
numerous hotels, petrol stations, banks, and places of worship, parks and
playgrounds in Enugu metropolis.
3.5.4 Educational Facilities in Enugu Urban
There are about 51 secondary schools, six tertiary institutions of repute
and 115 public primary schoos and 195 registered private primary schools in
Enugu urban ( Enugu State School Board, 2004).
The location of these educational facilities is not according to the
planning standards neither does it follow the neighbourhood unit concept.
Under strict observation, it was noticed that only some public primary schools
centrally located. Others are located based on where the government or the
private owner of the school has land.
41
Educational facilities in Enugu urban especially in public schools are
not properly maintained thus the school buildings are normally dilapidated
with old and outdated facilities.
3.5.5 Utilities and Roads
Virtually all completed houses in Enugu are connected to Power
Holding Company of Nigeria (PHCN). Telecommunication facilities are
existent. Drainage in the city is good due to the natural topography. Water
supply however is not adequate. Waste disposal as in most cities is also a
problem.
Roads in the city are generally good and paved. Dual carriageways
exist at Ogui Road, Presidential – O’Connor Road, Okpara Avenue, Garden
Avenue, Chime Avenue, Abakaliki Road, Bisalla Road – Independence
Avenue. Most of these have pedestrian walkways. However, on the single
road lanes, which predominate, there are no adequate walkways. In some
areas, they are non-existent. On-street parking and the siting of outdoor
displays by the roads are forcing pedestrians to walk in the roads and
42
carriageways thereby exposing them to risk of being run over by vehicles and
other road mishaps.
3.5.6 Housing
In Enugu urban, housing is the highest urban problem. This is because;
the low rates at which houses are constructed in the recent time are far from
matching the ever-increasing urban population. Its scarcity makes the few
available ones to attract very high rent which forces the residents to
overcrowding living in slums and other substandard environments.
Unfortunately, this problem is not going to end soon since some people
who retired from the civil service years ago or redeployed to other states still
occupy government quarters and other houses in Enugu. It is not surprising to
see some workers in Onitsha, Awka, Abakaliki etc. traveling to and from
Enugu.
3.6 Transport Problem (Management) in Enugu
Transportation has played a leading role in the strain of congestion of
cities. This strain of congestion arises from the fundamental function of
transportation, which is the movement of goods and people in our city streets.
According to Owen (1999), the said transportation is not static. It is
43
constantly changing,growing and evolving. These transportation problems in
Enugu seem to pose a hard nut to crack in the mud of transport experts in the
state. These problems include among others, poor accessibility, high
transport cost/fares, urban transport congestion, environmental pollution and
accidents resulting to loss of lives, injuries and damages.
The poor transportation management strategies and guidelines
prevalent in the state have not helped matters. The use of commercial
motorcycle as an urban transport mode may not be totally trapped by this
problem but efficiencies and effectiveness of this transport mode is negatively
affected by the poor and uncoordinated transport management guidelines and
procedures apparent in the city.
According to an Enugu Transport Report submitted on the 5th Meeting
of the National Council on Transport (2000). The Federal Road Safety
Commission operates with Road Traffic Regulation 1977 while the rest
operate with Road Traffic law Cap. 116. In practice, the duplication of
function as it affects agencies/parastatals like road traffic offices, Federal
Road Safety Commission (FRSC), National Road Transport Workers, Local
Government Staff and Civil Defense Corps etc. create a great confusion. This
44
is because each agency/parastatal is doing its own thing in accordance to its
wish as if there are no regulations at all. Each group embarks on checking of
vehicles particulars, roadworthiness and impounding vehicles.
3.7 Population and Labour Force
Rapid urbanization has increased the population of the city. All the
same, the available government institutions and vital transportation facilities
such as railways, airport and roads have attracted sizeable number of medium
and large firms, which generate reasonable economic opportunities. Most
“non-indigenes” who no longer work in Enugu still operate from Enugu. All
these have a serious effect on the transportation system in the state. Also
many of the workers would rather prefer using commercial motorcycle
services to take them to their door destination after the day’s work.
The urban informal sector is made up of economic activities like small
scale trading, transport, construction, manufacturing, household and personnel
services employing not more than five persons. It also employs 52 per cent of
the work force, which is the highest employing sector. This sector seems to be
receiving a special encouragement from the current adverse economy. The
45
government has done much to improve this sector by establishing National
Directorate of Employment (NDE), People’s Bank and Community Banks.
The private urban formal sector is usually made up of manufacturing,
constructing, wholesale, retail, transportation, banking/finance, professional
and other miscellaneous services that employ more than 5 persons. This
sector employed up to 11.5 percent in the 1970’s. The situation has placed a
serious hindrance to the growth of existing big industries and discouraged the
establishment of new ones.
The agricultural sector, which is about 3.8 percent of the working force,
came from the rural communities. Others are those who engage in farming as
supplementary job while involved in other sector.
The public industrial sector is made up of large manufacturing, and
other services, establishments, including the utilities owned by the
government. The current privatization and commercialization efforts of the
government is concerned with reducing the institutions in this sector to the
barest minimum and ensure high productivity and profitability of the very
essential ones. This sector as at now is facing massive retrenchment,
temporary lay off, and non-recruitment of workers. In the study however,
46
effort was made to project the population of Enugu to 2010. The base
population was got from the 1991 population figure as was seen in table 3.1
below.
Table 3.1: Projected Population of Enugu from 1991 to 2010
S/No Layouts 1991 2010 (Projected) 1 Maryland 4666 7061 2 Gariki Awkunanaw 19662 29753 3 Uwani 31866 48,220 4 Achara Layout 50427 76306 5 Emene 76033 119592 6 Abakpa 90619 137124 7 Trans Ekulu 11474 17362 8 Iva Valley 8891 13454 9 GRA 19600 29659 10 Ogbete 25994 39334 11 Asata 21828 33080 12 Ogui 41237 62399 13 Independence Layout 24466 37022 14 New Haven 18753 19278 15 Nike 34501 52207 16 Amechi Awkunanaw 13441 20339 17 Obiagu 5887 8908 18 Akwuke 3326 5083 Total 505231 756081
Source: National population commission (1991). Projected with the urban growth rate of 2.5% (NPC, 1991)
47
3.80 TOWN PLANNING ADMINISTRATION IN ENUGU
METROPOLIS
The Town Planning Department of the Ministry of Lands and Housing of
Enugu State has been identified as the body that statutorily handles
development control activities in the study area. The department has the
following units attached to it
3.62 TOWN PLANNING DEPARTMENT (T.P. D)
Sub Units
(1) Planning Unit
Lands development unit
Planning and designing unit
Environmental management
Field trips unit
Mapping units
Boundary demarcation unit
Plots allocation unit
Site plan and beaconing unit
Cartographic and
Photogrammetric unit
48
3.63 ORGANIZATION BY HIERARCHY (T.P.D.)
(a) Office of the Commissioner of Land
(b) The Permanent Secretary
(c) The Director
(d) Deputy director
(e) Authority Board
(f) Chairman of local government
(g) Chief Executive/Secretary
(h) Technical officers
(i) General Staff
Figure 3.3 below shows the present administrative structure of the town planning authorities in the various planning authorities in the study area
Town Planning Administrative structure in Enugu Metropolis Fig 3.3 Town Planning Administrative structure in Enugu Metropolis
Commissioner In Charge
Authority Board
Chief Executive/Secretary
Chairman
Health Officer Town Planners Civil Engineer
Clerical Officers Technical Officers
Messenger Cleaner Security
Planning Assistant
49
Source: Dept of Town Planning, Enugu State Ministry of Lands and Survey,2009 This research work is on the impact and influence of this figure 3.3 above on
the effectiveness or otherwise of Town Planning Machinery (Planning
Authorities) in Enugu Metropolis.
Here, the commissioner is on the top, transmitting government policies down
the ladder. His office is followed by the Authority Board (i.e. the Authority)
which sits from time to time on invitation to shape issues for implementation.
In the membership of the Authority are the directors of the three departments
of the Ministry of Lands, namely
i. Director of town planning
ii. Director of land department
iii. Surveyor general of the states and the area engineer ministry of works
in the zone concerned. Other members are the chairman of the Local
government area, the health officer (Environmental), three (3) members
representing the communities that comprise the local government area whose
appointments are on the recommendation of the local government chairman
and the executive town planner who is the secretary and the ex-officio
member.
In most cases, the policies and actions of this authority are alleged to be
precariously at the whims of the political elements in the structure (i.e. the
chairman of the government and / or the commissioner in-charge).
The town planning officer of the authority who is the chief executive and
secretary is responsible for the day to day activities of the authority.
50
CHAPTER FOUR: METHODS AND PROCEDURES
This chapter focuses on the method and procedures used for the study. Effort
in this section was made to explain the sampling population, sampling size
and sampling techniques used. The statistical tool used to test the hypothesis
was also explained and the descriptions of the statistical instruments used in
the work were highlighted. They are discussed under the following sub-
headings
4.1. SOURCES OF DATA
Data in this study was obtained through the primary and secondary sources
which are facts certainly known and from which conclusion were drawn.
4.11. SECONDARY DATA
The following secondary data which comprised the following published and
unpublished materials were got from this source:
4.11.1 Published materials include:
1. Specimen of stop work order, removal order, enforcement notices were
got from the Town Planning Authorities
2. Maps of Nigeria and Enugu State were got from Enugu State diary..
51
3. Various existing literature on development control and planning
administrations were sourced from Enugu State ministry of Lands
journal, 2005,
4.11.2 UNPUBLISHED MATERIAL
1. Delivered speeches on planning administraton
2. Some data were also sourced from the internet.
4.12. PRIMARY DATA
The primary data used in this study were collected through direct
observation, oral interview and questionnaire methods.
4.12.1. DIRECT OBSERVATION
This provides a first-hand information on the visual appearance of the built
environment in terms of orderliness or otherwise of the built environment,
road network and accessibility to dwellings, setback of structures from roads
and other land uses. . Photographs of some sites with apparent flooding
problems were taken.
52
4.12.2. PERSONAL INTERVIEWS
Selected stakeholders of the topic under study were interviewed. This
stakeholders are people who are principally involved in planning or planning
related activities. They include some technical staff in the town planning
authorities, some town planning staff from the ministry of land. Information
about the view concerning the administrative structure of the authorities,
4.12.3. QUESTIONNAIRE
Two sets of questionnaires were designed and were administered in this
study. One set was designed for the Town Planners in the three Town
Planning Authorities under study, while the other set was designed for
developers/building contractors on any site under construction.
4.3. SAMPLE FRAME
In the study, the sample population consists of developers/building
contractors on any site under construction and the town planners in the three
Town Planning Authorities under study
53
4.4. SAMPLE TECHNIQUE AND SAMPLE SIZE
Since there was no record as to where new physical development is
going on, the purposive sampling technique was adopted while choosing the
developers and building contractors on any site under construction in the
study area. All the Town Planners in the three Town Planning Authorities
under study were given each copy of a questionnaire to fill.
Effort was made purposely to get equal number of developers and
building contractors on any site under construction in the three local
government areas that the study covers. Table 4.1 shows how the
questionnaires were distributed equitably in the study. This equal distribution
was to ensure proper representation in the study
54
Table 4.1 showing questionnaires distribution
Local Government
Authorities
Developers Town Planners
1 Enugu North 30 3
2 Enugu South 30 3
3 Enugu East 30 3
TOTAL 90 9
Source: Field Survey 2009
Ninety copies of questionnaire were given to respondents -
developers/building contractors on any site under construction. Thirty copies
from each of the local Governments areas covering the three Town Planning
Authorities. For the town planners, the three town planners attached to the
planning authorities were given their set of questionnaires to fill. Hence,
Ninety nine (99) copies of questionnaires were used in this study
55
4.5. DESCRIPTION OF THE INSTRUMENT USED IN THE
COLLECTION OF DATA
THE QUESTIONNAIRE
The major instrument used in the survey is the questionnaires. This
consists of a set of questions designed to gather the variables used for analysis.
In designing the questionnaires the first step taken was to identify the variables
to be used in the analysis.
The two sets of questionnaire contained a total number of 18 and 21
sampling questions respectively. The questionnaires was divided into section A
and B, each aimed at eliciting information from the different relevant parties.
The first section deals with the personal and socio- economic data of the
respondents. Some variables collected under this section are income level,
occupational status of respondents, educational level etc. The second section
deals with development control and incidences of its bottlenecks attributable to
planning administrative structure. Some questions in the questionnaires were
designed with 5-likert scale options.
56
4.6. DESCRIPTION OF STATISTICAL TECHNIQUES
The statistic techniques used in this analysis is the chi- square
technique. In addition to percentages, graphs and charts the chi-square was
used in testing whether significant relationship exists between dependent and
independent variable in the research hypothesis. However in the hypothesis it
was used to test if the perception of the planning officials on the influence of
the planning administrative structure on the rate of non-compliance to
planning standards are not significantly related across the various planning
authorities in the study area .
.
Mathematically: the formula for chi square is as follows
(% = F/N x 100 / 1)
Where F = the number of occurrence or frequency of responses
Where n = the total sample size
i. Chi-Square: The method that will be used to test the hypothesis is
the chi-square test statistic.
The formula is given below
57
X2 = ∑(0ij – Eij)2
Eij
Where: oij= Represents observed frequency
Eij= Represents Expected frequency
X2 =Symbolizes the values of the random variable of sampling
Approximated closely by the chi-square distribution.
The null hypothesis (H0) is accepted if the chi square value as
computed through the above formula is greater than that obtained from the
chi-square table and vice versa.
Also the acceptance of the null hypothesis implies the rejection of the
Alternative hypothesis (H1) and vice versa.
The level of significance = 5% (0.05).
58
CHAPTER FIVE: DATA PRESENTATION, ANALYSIS AND
FINDING.
This chapter presents and analyses the data generated in the research, as well
as the findings. The results from the hypotheses and the findings were also
discussed in this chapter. Various responses from research questions that
validated the hypotheses were also included in this work.
Recall that two sets of questionnaires were used for the study. The first set
which is the questionnaire A was Ninety in number and were administered to
developers/building contractors on any site under construction; the second set
which is questionnaire B – nine in number, were administered to the town
planners in the three Town Planning Authorities under the study area. All the
copies of questionnaire given to the town planners were properly filled and
returned
5.10 DISTRIBUTION AND RETURN OF QUESTIONNAIRES
Table 5.1 and figure 5.1 present how the questionnaires administered to
developers/building contractors on any site under construction were returned.
59
Table 5.1 Distribution and Return of copies of Questionnaire
Local Government Authorities
SAMPLE SIZE QUESTIONNAIRE
COMPLETED AND RETURNED
% RATE OF RETURN
1 Enugu North 30 29 96.7
2 Enugu South 30 22 73.3
3 Enugu East 30 26 86.7
TOTAL 90 77 85.6
Source: Field Survey 2009
0
20
40
60
80
100
120
Enugu North Enugu South Enugu East
Questionnaire
re
Figure 5.1: Distribution and Return of Questionnaire
60
They indicate that the sample distribution in relation to sampled
neighborhoods achieved acceptable level of response at the rate of 85.6%
5.11: SEX Attempts were made to determine the sex of the respondents from the three
local Government areas. (See table 5.2 and figure 5.2 below).
Table 5.2: sex distribution. RESPONSE FREQUENCY % Male 56 72.7 Female 21 27.3 Total 77 100 Source; Field work 09
Male Female
Figure 5.2 : breakdown of the sex distribution
From the indications above, out of 77 sampled population, 56 were
males representing 72.7 percent while 21 were female representing 27.3
61
percent of the sample population. The implication there is that males are more
than females in the local government areas.
5.12: OCCUPATION
The information got from the field on the occupation_ type of the respondents
in the area of study are presented in table 5.3 and figure 5.3 below
Table 5.3 Occupation type
RESPONSE FREQUENCY %
Private 32 42
Public 45 58
Total 77 100
Source; Field work 09
private
Public
Figure 5.3: occupation type
62
It was observed that out of the sampled population, 32 of the
respondents are in private enterprise being 42 percent, while 45 of the
respondents are in public establishment.
5.13 AGE
Table 5.4 and figure 5.4 appreciate the age bracket of the developers
Table 5.4: Age distribution.
AGE BRACKET FREQUENCY %
30-40 32 41.5
41-50 33 42.9
51-60 12 15.6
Total 77 100
Source; field work 09
30-40
41-50
51-60
Figure 5.4: breakdown of the age distribution.
63
The table and figure above show that 32 of the respondents representing 41.5
percent form the age bracket of 30-40years, while 33 of the respondents
which represents 42.9 percent of the developers are between the age of 41-
50 and 12 of the respondent representing 15.6 percent with the age group of
51-60 in the study area. This shows that mature people make the respondents
and this increase the internal validity of the study
5.14 MONTHLY INCOME
Data were got by the researcher to give a breakdown of income per month of
the developers. Table 5.5 presents the income analysis.
Table 5.5 : The monthly income of the developers
Monthly Income (N) FREQUENCY %
20,000-30,000 12 16
31,000-40,000 44 57
41,000-50,000 21 27
Total 77 100
Source; field work 09
64
20,000-30,000
31,000-40,000
41,000-50,000
Figure 5.5: Monthly income.
It can be seen that 16 percent of the sampled population earns between
N20,000-N30,000, 57% of the respondents earn N31,000-N40,000, while 27
percent of the population earns N41,000-N50,000 as the research indicates.
This stands to indicate that most of the developers are well to do.
SECTION B
This part is the second section of the questionnaire for the developers and it
dealt with issues of compliance and various factors that influence it and other
developmental issues as it relates to erecting structures
65
5.20 LENGTH OF TIME FOR THE DEVELOPMENT
Table 5.6 and figure 5.6 show the data collected to determine the length of
time of the building or construction from the time that the foundation of the
building was started. Below are responses from the developers.
Table 5.6: Length of time for development
RESPONSE FREQUENCY %
Less than 1 year 11 14.3
Up to 2 years 48 62.3
Up to 5 years 18 23.4
Total 77 100
01020304050
60708090
Below 1 year Up to 2yrs Up to 5 yrs
Length of Development
Figure 5.6: length of development
Source; field work 09
66
From the above analysis, 11 of the respondents which represent 14.3 percent
of the developers started development in less than 1 year, 48 developers
representing 62.3 percent of the population asserted that they have their
development up to 2 years and 18 i.e. 23.4 percent of the population had their
building up to 5 years ago. This indicates that more than half of the
respondents are still recent, hence very apt to give information that are useful
for the study on the dealings with the planning authorities. This will improve
the internal reliability and validity of the study.
5.21 APPROVAL OF BUILDINGS
In table 5.7 and figure 5.7 respondents were asked whether they were given
building approval by the planning authority
Table 5.7 the options of the approved building
RESPONSE FREQUENCY %
Yes 50 65
No 27 35
Total 77 100
Source; Field work 09
67
YES
NO
Figure 5.7: Options of the approved building
It was observed that 65 percent of the respondents had their buildings
approved by the planning authority while 35 percent of the respondents did
not have their buildings approved by the planning authority. In other words,
there are incidences of contravention observed in the study area.
5.22 ATTEMPT OF HARASSMENT BY THE PLANNING
AUTHORITY OR THEIR AGENTS
In table 5.8,developers were asked if there was harassment from people or
agents believed or feigned to be from the planning authorities.
68
Table 5.8 Harassment by planning officials
RESPONSE FREQUENCY %
YES 77 100
Total 77 100
Source; field work 09
It was observed that all the developers were one time or the other harassed
during the period of erecting the building in the site. This could imply that
people who are either agents of planning authorities or who feign to have
something to do with physical development are always seen in sites where
building constructions are ongoing.
5.23 HANDLING OF THE HARASSMENTS
Data were got by the researcher to give information on how the developers
handled the harassment.
Table 5.9 Developers response when harrased.
RESPONDENTS FREQUENCY %
Pay them off 24 31
Agree to visit them 50 65
Others 3 4
Total 77 100
Source; Field work 09
69
0
10
20
30
40
50
60
70
pay them off agree others
harrasment
Figure 5.8: Ways harassments were handled
From the above , it was observed that 31 percent of the respondents paid off
the people that harassed them, 65 percent also agreed to visit them in the
office, while 4 percent resorted to other ways to handle the harassment in the
site.
5.19 EXPERIENCED THUGS
The research sought to know the number of developers that experienced thugs
in the site. It was observed that all the respondents asserted that they
experienced thugs in their site at one time or the other. Table 5.10 shows how
these thugs were identified in this site.
70
Table 5.10 showing thugs’ identification
RESPONSES FREQUENCY %
By their action 17 24.3
Smoking and taking
drugs
17 24.3
Refuse coming to office 28 32.2
Chairman’s boys 12 15.4
From inquiry 3 3.8
Total 77 100
Source; field work 2009
Action
Smoking
Refuse office
Chairman's boys
From Inquiry
Figure 5.9: Means to identify thugs
From table 5.10, and figure 5.9 revealed that 24.3 percent of the developers
identified these thugs by their unwholesome action, another 24.3percent of
the respondent identified them because they were smoking and taking drugs
in the site, 32.2 percent identified these thugs due to the fact that they refused
71
being followed to the planning authorities, 18.4 percent of the of the
developers identified these thugs because they (the boys) claimed that they
were chairman’s boys and 3.8 percent of the respondents identified the thugs
from inquiries. These people that claimed that they were chairman’s boys
actually said that they were working for the local government chairman who
incidentally is the planning authorities’ chairman.
5.21 PLAN AMENDED
Recall that it was only 50 developers that had their building plan approved.
The researcher sought to know if what was approved in the building plan was
amended in the course of building as shown in table 5.11 and fig.5.10.
Table 5.11 Plan amendment
Plan amendment FREQUENCY %
Yes 15 31.2
No 35 68.8
Total 50 100
Source; field work 09
72
0
10
20
30
40
50
60
70
YES NO
Figure 5.10: Plan amendment
It was clearly obvious that 31.2 percent of the respondents did agree that they
amended the approved plan from the planning authorities. The remaining 68.8
percent of the respondents did not alter the approved building plan. However,
this shows that there are some defaulters in the study area, though relatively
few in number.
5.22 REASONS FOR AMENDMENT
The research demanded from the developers that altered the approved
building plan the reason for the plan amendment.
73
Table 5.12 showing reasons for amendment.
RESPONSE FREQUENCY %
Need more rooms 4 31
Cost of material 3 17.5
Had paid off the agency 3 17.5
Change in taste 5 34
Total 15 100
Source; field work 09
0 5 10 15 20 25 30 35
MORE ROOMS
PAID OFF
MATERIAL COST
TASTE CHANGE
Figure 5.11: Reasons for amendment
The data from the table and figure above stated that 31 percent of the
respondents asserted that they made the amendment because of the need for
more rooms, 17.5 percent of the sampled developers said that the increased
cost of building materials was the factor that was responsible for their
amendment, another 17.5 percent of the sampled developers said that due to
74
that fact that they had paid off the officials or representative of the planning
authorities that they were at liberty to make amendments, while 34 percent
had a change in taste as the reason for amendment of the approved building
plan.
5.23 APPROVAL FOR AMENDMENT
The research inquired if there was approval for amendment from the planning
authority. The breakdown is presented in the table 5.13 and figure 5.12.
Table 5.13 shows the breakdown on approval for amendment
RESPONSE FREQUENCY %
Yes 6 39
No 9 61
Total 15 100
Source; fieldwork 09
YES
NO
Figure 5.12: breakdown on approval for amendment
75
From the above table and figure, the breakdown shows that 39 percent
of the population stated that they were given approval for amendment by the
planning authority while 61 percent of the population stated that they were
not given approval for amendment by the planning authority . However, it
shows that 61 percent did not likely go for approval for the amendment by the
planning authority.
5.24 REACTION FROM AUTHORITY
The study also revealed that there was no disruption by the planning
authority experienced by the developers who did not conform with the
approval.The developers stated that they had not noticed any further
harassment from the planners or their agents.
5.25 ADDITIONAL LANDUSE
The study sought to know the land use activity that the amended plan were
put into.
.
76
Table 5.14 shows type of landuse amended to.
RESPONSE FREQUENCY %
Commercial use 15 100
Industrial use - -
Institutional use - -
Mixed use - -
Total 15 100
Source; field work 09
All the respondents claimed that they amended the building to accommodate
commercial uses in the study area. This shows the commercial consciousness
of most of the developers and the quest for money.
5.27 OPINIONS OF THE DEVELOPERS ON DIFFERENT ISSUES
Efforts were made to ascertain the mind of developers on some issues and
their level of agreement with such claims. Below is table 5.15 that shows
details
77
Table 5.15 shows the different views of developers
S/N Item Strongly
Agree
Agree Disagree Strongly
Disagree
1.
Different groups of people
doing Town Planning work in
this area
82% 8% _ _
2. Many people concerned with
collecting money from
developers on site.
67% 12% 21% -
Source; fieldwork 09
It was observed that 82% of respondents agreed strongly that different groups
of people are doing Town Planning work in this area and that this is appalling.
Furthermore, 8% agreed that different groups of people were doing Town
Planning work in this area. None of the developers disagreed with this claim.
Again, 67.6 percent of respondents agreed strongly that many people were
just concerned with collecting money from developers on site, only 21
percent disagreed with claim.
78
SECTION B
5.30 DISTRIBUTED AND RETURNED QUESTIONNAIRES.
(TOWN PLANNING OFFICERS)
In this the section data from the responses of the town planners in the study
area are presented. 5.30 DISTRIBUTION AND RETURN OF QUESTIONNAIRES Table 5.16 Distribution and Return of Questionnaires to planners Local Government
Authorities
SAMPLE SIZE QUESTIONNAIRES
COMPLETED AND
RETURNED
% RATE OF
RETURN
1 Enugu North 3 3 100
2 Enugu South 3 3 100
3 Enugu East 3 3 100
TOTAL 9 9
Source: Field Survey 2009
Table 5.16 indicates that the sample distribution in relation to sampled
neighbourhoods achieved acceptable level of response at the rate of 100%
79
5.31 SEX DISTRIBUTION
The research sought to know the sex bracket of the respondents
(planning staff) in the three planning authorities. The questionnaires were
mostly distributed to the top management planners in the agency.
Table 5.17: Sex Distribution of the Respondents
Source: Researcher’s Field Work (2009).
Planning
Authorities
MALE FEMALE
Enugu North 2 1
Enugu South 2 1
Enugu East 3
Total 7 2
80
0
0.5
1
1.5
2
2.5
3
male female
East
South
North
Figure 5.13: Sex Distribution of the Respondents
Table 5.17 and figure 5.13 show the sex distribution of the member of
staff in the planning authorities. It was clear that 86.7% of them were male,
while only 13.3% of the respondents were females. This implies that there are
more male in the management of the agency.)
5. 32 AGE DISTRIBUTION
The research demanded to know the age bracket of the respondents
81
Table 5.18: Ages of the Respondents Age Numbers Of Respondents Percentage (%)
30-40 3 32
41-50 5 65
51-60 1 23
60 and above 0 0
TOTAL 9 100
Source: Researcher’s Field Work (2009).
0
10
20
30
40
50
60
70
30-40 41-50 51-60 above 60
AGE
Figure 5.14: Ages of the Respondents
82
Table 5.18 and figure 5.14 above show the ratio of the age of the respondents.
This represents that from the total number of 9 respondents, those that are at
the age bracket of 30-40years are 32%, and 65% respondents are between
the ages of 41-50years, this implies that the members of staff of planning
authorities are matured people which will help the researcher in getting valid
information about planning authorities
5.33 LEVEL OF EDUCATION
The research inquired into the level of education of the principal members of
the staff of the authorities as shown in the table and figure 5.19 and 5.15
respectively.
83
Table 5.19: Respondents Level of Education
Planning
Authorities
O.N.D BURP MURP ABOVE
MURP
Enugu North - 1 2 -
Enugu South - 1 2 -
Enugu East - 2 1
Total 18 4 5 0
Source: Researcher’s Field Work (2009).
0
0.20.4
0.60.8
11.2
1.41.6
1.82
O.N.D BURP MURP ABOVE MURP
East
South
North
Figure 5.15: Respondents Level of Education
From the information shown from table 5.19 and figure 5.15, all the
interviewed staff were well educated. Since their responsibilities are purely
84
professional. It was revealed that the least qualification had (B.Sc) level. This
implies that the members of staff of the agencies were matured and educated
people and this will help in the internal validity of the study
5.34: DEVELOPMENT CONTROL ACTIVITIES
The research sought to know the activities of the planning authorities as it
relates to development control. All the planning authorities are involved in
development control activities and all of them stated that they embark on
development control activities not less than twice a week.
Furthermore, about 50.2% of the interviewed planners posited that the rate of
physical development without approved plan in the study area was high, the
remaining 49.8% also stated that the rate of physical development without
approved plan in the study area was just fairly high, Hence, it was then
general agreed that the rate of physical development without approved plan in
the study area was on the high side.
85
5.35 FACTORS MILITATING AGAINST EFFECTIVE DEVELOPMENT
CONTROL ACTIVITY BY THE PLANNING AUTHORITIES
Table 5.20 and figure 5.16 reveal the factors militating against effective
development control, it was seen that 17.67 percent of the sampled
population viewed finance as a factor. Other sampled population sharing
different opinions as per the factor militating against effective development
control mentioned the following: man power (qualified manpower), 17.33
percent; lack of patrol vehicle 15 percent; poor salary or remuneration, 10.33
percent; political influence or pressure by the political appointees in the
authority 14.34 percent. The general inference was that all the above factors
have effect on the effective development control.
86
Table 5.20: Factors Militating Against Effective Development Control Activity Factors Militating Against Effective Development Finance Man power Equipment (vehicle) Poor Salary or Remuneration
Political Influence or Pressure All of the above
Percentage 17.67 17.33 15.00 10.33 14.34 25.33
Total 100
Source: Field Survey 2009
FINANCE
MANPOWER
EQUIPMENT
POOR SALARY
POLITICAL
ALL ABOVE
Figure 5.16: Factors Militating Against Effective Development Control Activity
87
5.36 WAYS PLANNING ADMINISTRATIVE STRUCTURE
INFLUENCE THE WORKINGS OF THE TOWN PLANNING
AUTHORITY
The research reveal that 90% of the planners sampled strongly agreed that
delay in the issuance of required permit to developers causes in-effectiveness
in the study area. They frowned at this incidence since the approval process
involves much beaurocracy. Again, about 87% also adduced that
development in the study area is characterized by some hiccup because of the
act of encouraging touts by some political executives of the authority. Many
of the touts that came to harass the developers will always claim that they
were sent by some of the political heads of the authorities especially the local
government chairman. This incidence was predominant in the Enugu North
planning authority area.
5.37: WAYS OF CORRECTING THE PLANNING ADMINISTRATIVE
STRUCTURE IN THE AUTHORITY
The research reveals that 92.4% of the planners suggested that one of the
ways of correcting the planning administrative structure in the authority is the
separating of the political class from becoming members of the planning
authorities. They said:
88
that this will cause for proper management of the development area and less
interference that paints the planning profession black in the face of
development challenges
Again, about 16% suggested for the full implementation of the 1992 Urban
and Regional planning law, from the local level up the ladder,
Furthermore, about 45% also posited the need to incorporate some more
environmental professionals in the administrative structure of the authority.
They claimed that the involvement of architects, land surveyors and estate
surveyors would enhance the effectiveness of the planning authority
5.38: PLANNING ADMINISTRATIVE STRUCTURE AND THE
RATE OF NON-COMPLIANCE TO PLANNING STANDARDS IN THE PLANNING AUTHORITY
The research had to determine if the planning administrative structure of the
various planning authorities had any influence on the rate of non-compliance
to planning standards in the authority. It was revealed from the study that all
the planners (respondents) answered in affirmation. All of them concurred to
the fact that the planning administrative structure of the various planning
authorities had influence on the rate of non-compliance to planning standards
in the authority.
89
5.39: PPERCENTAGE RATING OF THE ADMINISTRATIVE
STRUCTURE INFLUENCE ON COMPLIANCE RATE BY
DEVELOPERS
The study investigated to know in percentage rating, the influence of the
planning administrative structure of the various planning authorities on the
compliance rate by the builders in their areas of jurisdiction as there are other
factors that influence compliance level in every area. In other words, to
isolate in concrete terms the aggregate influence of this administrative
structure to the rate of compliance to planning regulations.
Table 5.21: Average response on the administrative structure influence on compliance rate by developers (in percentage)
Source: Field Survey 2009
Planning Authorities Responses
Enugu North 62%
Enugu South 89%
Enugu East 80%
90
0102030405060708090
Enugu North Enugu South Enugu East
PERCENTAGE INFLUENCE
Figure 5.17: Average response on the administrative structure influence
From the presentations above, it was obviously clear the respondents from the
various authorities had a strong conviction that the administrative structure of
their authorities influences the rate of compliance to development standards in
the area. The respondents from Enugu North posited that the administrative
structure of their authority has 62% influence on rate of compliance to
development standards. For those at Enugu South, it has 89% influence, the
case is not different in Enugu East where they posited that the administrative
structure of their authority has 80% influence on rate of compliance to
development standards
91
5.40: INFLUENCE OF ADMINISTRATIVE STRUCTURE ON RATE OF COMPLIANCE
Furthermore, the study determines the respondents’ opinions on the
developers’ rate of non-compliance to planning standards in the study area
due to the nature of the composition of the current planning administrative
structure of the various planning authorities. This presentation in table
5.22was done as it relates to the views of the respondents in each of the
planning authorities.
TABLE 5.22: Assessment of influence of administrative structure on rate of compliance
Source: Field survey 2009
It was observed from all the planning authorities that the rate of non-
compliance to planning standards in their planning authority which was
attributed to the planning administrative structure of the planning authorities
was high. For those in Enugu North, the rate of non-compliance to planning
Planning authorities RATE OF NON COMPLIANCE (%) High Moderate low
Enugu North 63 10 27
Enugu South 72 8 10
Enugu East 68 18 14
92
standards in their planning authority which was as high as 63%, for those in
Enugu South, 72% and for those in Enugu East, 68% high. In other words,
that due to the lapses in the planning administrative structure of the
authorities, the rate of non-compliance to planning standards by the
developers in the study area is high. Again, only about 14% of the
respondents averagely stated that the rate of the influence of the planning
administrative structure on the rate of non-compliance to planning standards
in their planning authority was moderate. This observation is rather
embarrassing though.
The output was further used to validate the hypothesis to see if there are
significant differences in the various authorities
5.41 FACTORS THAT INFLUENCE CONTRAVENTION
From table 5.23, it is evident that majority of the respondents – planners-
believe that the major factor that contributes to contravention was political
interference and lack of political will by the planning authorities, about 85%
of the respondents held this view. 40% believes that it was due to corruption
amongst planning officials. Some others opined that this contravention
93
incidences was as a result of the presence of touts in the profession which
was encouraged by some political executives in the authorities, this group
accounted 76% of the respondent. Weak financial position was another
reason posited by 45% of the respondents to be one of the factors that
contribute to contravention. Again, some believes that delay in obtaining
planning permission as well as ignorance of developers encourage building
contravention.
Therefore, going by the opinion of the respondents, it was concluded that the
major factors which contributed to development contravention was political
interference and lack of political will by the planning authorities as well as
involvement of touts in development control activities.
Table 5.23: FACTORS THAT CONTRIBUTE TO ILLEGAL DEVELOPMENT / LAND
USE CONTRAVENTION FACTORS % OF RESPONDENTS
Corruption amongst officials 40
Weak financial position 45
Ignorance of developers 25
Inadequate planning personnel 5
Political interference &lack of political will 85
Delay in obtaining planning permission 25
Encouraging touts by some political executives 76
Restrictive planning & building regulations 59
Source: Researcher’s field survey, 2009
94
5.40 TEST OF RESEARCH HYPOTHESIS
The null hypothesis states that the perception of the planning officials
on the influence of the planning administrative structure on the rate of non-
compliance to planning standards are not significantly different across the
various planning authorities in the study area .
. Below is the table that was used for the analysis using chi square
statistical tool.
Table 5.23: Values used for the analysis
Planning authorities RATE OF NON COMPLIANT (%) High Moderate low
Enugu North 63 10 27
Enugu South 72 8 10
Enugu East 68 18 14
Source: Culled from table 5.21 and 5.22
95
RESULTS:
The result of the hypothesis indicates that the perception of the
planning officials on the influence of the planning administrative structure on
the rate of non-compliance to planning standards are significantly different
across the various planning authorities in the study area . (X2 = 18.09, p.sig =
0.04, p<0.05), Hence, the null hypothesis was rejected. This indicates that the
opinions of the town planners on the influence of the planning administrative
structure on the rate of non-compliance to planning standards are significantly
different across the various planning authorities in the study area
5.50. DISCUSSIONS
1. Existing administrative structure of the various development control
machineries in the study area
It was observed from the study that the administrative structures of the
various development control machineries in the study area are the same. This
is in line with the Town Planning law of the State that established the
planning authority in the state. (Enugu State Town Planning Law, 2004, -
adopted from the 1946 Town Planning law of Nigeria).
96
Presently, the administrative structure of the development control
machineries has the Commissioner of the Ministry of Lands as the general
overseer of the planning and development activities in the state. He transmits
government policies down the ladder. His office is followed by the Authority
Board (i.e. the Authority) which sits from time to time on invitation to shape
issues for implementation. In the membership of the Authority are the
directors of the three departments of the Ministry of Lands, namely
i. Director of town planning
ii. Director of land department
iii. Surveyor general of the states and the area engineer ministry of works
in the zone concerned. Other members are the chairman of the Local
government area, the health officer (Environmental), three (3) members
representing the communities that comprise the local government area whose
appointments are on the recommendation of the local government chairman
and the executive town planner who is the secretary and the ex-officio
member. Figure 5.1shows the pictorial explanations of the structure
97
Town Planning Administrative structure in Enugu Metropolis
iv. v. vi. vii. viii. ix. x. Fig 5.1 Town Planning Administrative structure in Enugu Metropolis Source: Dept of Town Planning, Enugu State Ministry of Lands and Survey,2009
Down the ladder is the technical and non skilled workers which include the
clerical officers, messengers, securities and the cleaners. From the study,
operationally, the chairman of the Local government area is always the
leader on the ground and his political influence wields a lot of administrative
influence in the operations of the development control machineries. For
instance, some major development control activities like demolitions might
Commissioner In Charge
Authority Board
Chief Executive/Secretary
Chairman
Health Officer Town Planners Civil Engineer
Clerical Officers Technical Officers
Messenger Cleaner Security
Planning Assistant
98
be frustrated when he has not given his express permission. At times the
hands of the planning officers are tied especially those that do not have
political affiliation with the chairman of the Local government area on some
decisions.
2. Factors influencing compliance to planning standards in the study
area.
The study identified eight factors that influence contravention rate in the area.
These include Corruption amongst officials, Weak financial position of the
planning authorities, ignorance of developers to planning standards,
Inadequate qualified planning personnel in the various planning authorities,
persistent political interference and lack of political will by the planning
officers, delay in obtaining planning permission, encouragement of touts by
some political executives in the activities of town planning and finally the
restrictive planning & building regulations. Out of all these factors, it was
concluded that the two major factors which contributed to development
contravention was political interference and lack of political will by the
99
planning authorities as well as involvement of touts in development control
activities
3. Influence of the existing administrative structures on the rate of
non-compliance to planning standards
The result of the hypothesis indicates that the perception of the planning
officials on the influence of the planning administrative structure on the rate
of non-compliance to planning standards are significantly related across the
various planning authorities in the study area. It was observed from all the
planning authorities that the rate of non-compliance to planning standards in
their planning authority which was attributed to the nature of the planning
administrative structure of the planning authority was high. Most of the
respondents believed that the rate of non-compliance to planning standards in
their planning authority will drastically reduced if a better administrative
structure is adopted in their planning authority. For the planners in Enugu
North planning authority, about 63% of them attributed the present rate of
non-compliance to planning standards by developers to the weak and lopsided
administrative structure in place. The case is not different in Enugu South
planning authority were as high as 72% of them attributed the present rate of
100
non-compliance to planning standards by developers to the poor
administrative structure in place. The same situation is in Enugu East town
planning authority. In all, it was generally seen in the study that the major
stake holders in the development control activities has flawed the structure
that they are operating with and summarily has linked the incessant
incidences of contravention to planning standards by developers to the
planning administrative structure on. This observation is rather embarrassing
though.
5.60 SUMMARY OF FINDINGS
This section attempts to highlight further findings identified in the
analysis of the data collected for the study. Despite the existence of town
planning authorities and the structured administrative framework whose
portfolio includes development control of urban land use, many buildings
have been and are being constructed without approved plans in the Enugu
Municipality. The analysis of data revealed a high rate of building
contraventions according to the planners in the study area due to ineffective
development control activities being carried out and very poor administrative
101
machinery that is characterized by political maneuverings by the political
members of the planning authority. Owing to ineffective monitoring of
developments and the existence of touts in the study area, most developers put
up their buildings without seeking for approval from the respective planning
authorities. This no doubt resulted in high rate of illegal developments. In the
same vain, this study revealed that due to the lapses in the planning
administrative structure of the authorities, the rate of non-compliance to
planning standards by the developers in the study area is high. It was
observed that only 22.5% of the respondents stated that the rate of the
influence of the planning administrative structure on the rate of non-
compliance to planning standards in their planning authority is moderate.
This revelation is in congruence with what was observed in the hypothesis
which implies that this unfortunate occurrence is same in all the sampled
authorities. This observation is rather embarrassing though. All others linked
the non-compliance to planning standards in their planning authority areas to
the poor planning administrative structure in the planning authorities. This
calls for major concern by the policy makers and government in general
102
whose responsibility is to see to the effective composition of the planning
authorities.
On the other hand, lack of adequate manpower for effective monitoring
of developments is a major cause of building contraventions found in the
study area. Apart from inadequate manpower, most of the staff involved in
development control activities in the study area not qualified to do so since
they are mainly supporting staff attached to the planning agencies by the local
government. The nature of contraventions identified ranges from buildings
without approval to incompatible uses. Another aspect identified is lack of
dedication to duty on the part of those charged with development control
activities and the involvement of touts in the development control activities.
The political members of the planning authorities always send quacks into the
field to do the work of the town planners. This may have accounted for
springing up of unauthorized structures and low revenue generation. Apart
from the staff not being dedicated to duty, some of them connive with
developers to promote illegal developments.
Again, there is absolute lack of public awareness on the importance of
development control. Due to lack of public awareness on measures of
103
development control, developers carry out illegal developments without
recourse to the approving authority because they know their activities will not
be reported and that even if reported they may as well influence it politically.
104
CHAPTER SIX: RECOMMENDATION AND CONCLUSION
Considering the need and importance to achieve organized environment
devoid of illegal development, it is imperative that effort should be made to
ensure that a healthy environment is realized in line with the following
recommendations.
6.10 Recommendations
6.1 There should be a frantic effort made towards proper reconstituting of
the various administrative planning structures since this study has proven that
its present form has direct link with the increased non-compliance to planning
standards in their planning authority areas by the builders. The structure
should be such that will not allow the political class to make decisions in
issues that involves development control. Hence the planning authority should
be only accountable to the director of Town Planning with minimal
interference from the local government chairmen. It is also recommended that
the Authority board be the Apex of the Administrative structure in which case
the director of Town Planning who is a member does the liaison with and
represents the Commissioner in-charge. The chairman should be appointed on
105
part-time and should be a retired Town Planner, or an employee Town
Planner not working within the Authority Area. See fig 6.1
Authority Board
Chairman of Authority
Chief Executive/ Sec
Health Officer Town Planner Civil Engineer
Tech.officers Planning Assistant Clerical officers
Messenger Cleaners Security
6.2 The implementation of the Nigerian Urban and Regional Planning
Law will enhance reorganization of town planning administration in the study
area. When this is done, more articulate and effective development control
will be enhanced.
106
In the same vein, some other government departments, professional
bodies and professions which are supposed to be fully involved in
development control will be fully integrated and incorporated into the system.
6.3 It is recommended that the various Town Planning Authorities with
possible assistance of government should urgently embark on vigorous public
enlightenment programmes. This is to educate the public (developers) on the
functions and responsibilities of the Town Planning Authority, the benefits
derivable from good planning with respect to clean and healthy environment
and the need to neglect the harassment of touts in the development sites.
Developers should always insist to come to town planning office for
clarification when in doubt of any thing. Such enlightenment programmes
may be in the form of radio and television discussions, newspaper publication,
organised seminars, symposia, jingles etc, while the medium of
communication should be simplified for the sake of easy comprehension by
members of the public.
From the research carried out, there is serious indication of inadequate
manpower in the respective town planning authorities for effective
107
development control. In view of the identified problem, there is need to
employ more qualified manpower to reinforce the existing staff of the
authorities. This will make the operations of the planning authorities more
effective. Again, those to be employed should be honest and dedicated since
effective monitoring and control depend on the caliber of staff of the
authorities. Furthermore, corrupt practices among officials are likely to be
minimized if the right calibre of qualified personnel could be employed.
There is also need to make provision for training and retraining of staff
of the authorities in development control matters for purposes of efficiency.
.
6.20 CONCLUSION
This research sufficiently indicates that developers in the authority areas
under study were amenable to the demands of Town planning services should
town planning work be done properly in the authority area. Again, it was
observed from all the planning authorities that the rate of non-compliance to
planning standards in their planning authority which was attributed to the
nature of the planning administrative structure of the planning authority was
high. Unfortunately, two groups of workers were seen to be involved in
108
carrying out the work; one, the legitimate officials of the town planning
authority who reasonably strive to work according to the rules of the
profession and another group (political party thugs) who work for their own
selfish interests (their pockets). Findings even showed that the latter usually
go to the extent of harassing and intimidating developers on site with a view
to extorting money from them thereby killing the essence of town planning
profession in the minds of the people.
Similarly, the headship of the town planning authorities by political
chief executives such as the commissioner in charge or the local government
chairman which was expected to bestow political power on the strength of
town planning authorities now seems, from this research, to sometimes be
working on the opposite direction. These political chief executives were
revealed to be connected with the sending of the said political boys who
tarnish the image of town planning on developers’ sites. This is akin to the
proverbial dog which ate the bone hung on its neck for security and makes
imperative the review of the planning administrative structure that gave these
political chief executives the chance to mess up the planning profession in the
authority area and beyond. Thus, it was recommended that the Authority
109
board be the Apex of the Administrative structure in which case the director
of Town Planning who is a member does the liaison with and represents the
Commissioner in-charge. The chairman should be appointed on part-time and
should be a retired Town Planner, or an employee Town Planner not working
within the Authority Area.
110
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Akure” B. Tech Thesis: Urban and Regional Planning Department. The Federal University of Technology, Akure, Nigeria
Adedibu, A.A (1995) “The Essence and scope of Development Control within the
New Urban and Regional Planning Law – Decree No. 88 of 1992”. NITP Workshop, Abeokuta Pp. 1- 8.
Adedibu, A.A. (1985) “The practice and constraints of Physical Planning in
Nigeria. The care of Kwara State. Journal of the NITP, Vols. iv & v, Lagos. Adeniji, A.A. (1992), “The practice and constraints of Physical Planning in Nigeria:
The case of Kwara State”. Journal of the NITP, Vols. iv & v, Lagos. Adesanya (1996), “Trends in Urban Planning in Nigeria: The case of Jos City”
Journal of Development Studies, Vol. 1 No. 2, Oct 1981 pp 61 – 72. Awogbemi, A. A. (1982), “The Essence and Scope of Development Control Within
The Context of the New Urban and Regional Planning Law 1992” Organised by Nigerian Institute of Town Planners at Abeokuta.
DobryT.(1975) “ Urban Economics, Theory and Policies” Macmillian publishers,
Ibadan Ekop, O.B (1982) “Development Control in Calabar Municipality: Problems and
Prospects” Journal of theNITP. Falters, U (1977). “Development Control Topics”: The Planner. London Federal Government of Nigeria,(1946), Town And Country Planning Law of
Eastern Nigeria Cap 126 of 1946. Lagos Federal Government of Nigeria,(1991), National Population Commission (1991).
Abuja
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Federal Government of Nigeria (1979), The Nigerian Constitution 1979, Abuja Federal Government of Nigeria,(1992), The Nigerian Urban and Regional Planning
Law, Decree No. 88 of 1992. Abuja Gasper,(1989), Urban Land Use Planning, University of Illinois, press. Garnvwa (1994), “Urban Planning and Control of Urban Physical Growth in
Nigeria. A Critigue of public and private Role NISER Ibadan. Graper .P (1989). “Making People – Friendly Towns”, Improving the Public
Environment in Towns and Cities, Longman. Hilhorst C. (1990) “Design and Development Control An Analysis of Condition and
Refusal”., Cities London
Hyden, U.O (1983) “Models of Urban Geography and Settlement Location” Models in Geography in RJ Chorley and P. Hagget (eds) Location, Methuen pp 60 –303.
James (1987) “Development Control”
http://www.Exeter.gov.uk/residents/planning/developmentcontrol/indes xml.
Kadiri, W.A (1995) “Development Control at the Three Agencies Level within the framework of the New Urban and Regional Planning Decree”. In Development Control within the Context of the New Urban and Regional Planning Law-Decree No 88 of 1992. Proceedings of Workshop, Organized by NITP, Abeokuta, Pp. 9-14.
Mabogunje. A. L. (1993) Urbanization in Nigeria, Institute of British
Geographers, Special Edition. No. 1.
Nze, I. 1995) “Development Control. Matters Arising in the 4th Republic”. Paper Presented at the 30th Annual Conference of the NITP held in Akure, Ondo State.
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Onyebueke, V.U (1995) “The Linkages in the Distribution of Urban Informal Sector Business in the Urban Residential Space. A Case Study of Enugu.” An Unpublished Master’s Degree Dissertation Department of Urban and Regional Planning University of Nigeria. Enugu Campus.
Oyesiku, O.O (1999) Modern Urban and Regional Planning Law and
Administration in Nigeria, University of Ibadan: Kraft Books Limited.
Ola, C.S (1984) Town and Country Planning Environmental Laws in Nigeria, Second Edition Ibadan, University Press Ltd.
Oyesiku, O.O (1992) Modern Urban and Regional Planning Law and
Administration in Nigeria, University of Ibadan: Kraft Books Limited. Okpala D.C (1985) “Roles of the Private Builder and Public Policy in Shaping the
Nigerian Environment. Journal of the NITP, vols. iv and v, NITP, Lagos. Olajuyin and Olayiwola (1985), “Report on the Development Through an
Effective Applications of Planning Standards in Oyo, Ondo and Ogun states”, University of Ife.
Onibokun, A. G. (1992), “Urbanisation in the emerging Nations: A challenge for
Pragmatic Comprehensive Regional Planning” in Housing in Nigeria. (A book of Reading)
Omisore (1999): Planning Issues in Nigeria: Land Tenure Systems and the Land
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Okunlola, (1996) “A comparative analysis of the spatial distribution of Market centers in Osun State. Ph. D Seminar Paper, Federal University of Technology, Akure, Nigeria
Onibokun, (1992). “Effective Urban Management and Government for Sustainable
Cities in Nigerian the 21st Century”, Journal of the NITP, Pp. 41-53.
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Oyesiku, O.O (1999) Modern Urban and Regional Planning Law and Administration in Nigeria, University of Ibadan: Kraft Books Limited.
Onweluzo and Umeh (1989) Development Control; Basic Concepts. Working
Paper. Department of Urban and Regional Planning, UNEC. Obialo, 1983 “Making People – Friendly Towns”,Improving the Public
Environment in Towns and Cities, Longman. Olowu . O (1985) “New Approach To Development Control Within The
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Ozigbo Y. (2006) “Principle of New Urban and Regional Planning, AFRICAN-
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114
APPENDIX I : QUESTIONNAIRES TO DEVELOPERS Dept. of Urban & Regional Planning, University of Nigeria Enugu Campus Date:
Dear Respondents,
Questionnaire I am a student of Urban and Regional Planning of the above-named
school. I am carrying out a research for an award of the degree of Master’s.
This exercise is purely for academic purpose, and any information supplied
will be kept strictly confidential.
Thanks for your co-operation.
Ikejide, C. N. (Researcher)
115
SECTION A
PERSONAL DATA
1. Name of Neighbourhood …………………………………….
Tick () to indicate your choice of answer.
2. Sex: A. Male ( ) B. Female ( )
3. Occupation: A Private sector ( ) B. Public Service ( )
4. Age: A. 30 – 40 ( ) B. 41 – 50 ( )
C. 51 - 60 ( ) D. 61 – 70 ( )
5. Income per month: A. N20,000 – N30,000 ( )
B. N31,000 – N40,000 ( ) C. N 41,000 – N50,000 ( )
B. ASSESSMENT OF DEVELOPMENT CONTROL
6. How long have you started this development?
A. Les than 1 year ( ) B. Up to 2 years ( )
C. up to 5 years ( )
7. Was your building approved by the Town Planning Authority?
A. Yes ( ) B. No ( )
116
8. Did you experience the harassment of people that came demanding
for your building approval in your site
A. Yes ( ) B. No ( )
9. If yes, how did you handle them in the site
a. Pay them off
b. Agree to visit them in the office
c. Others
10. Have you experience thugs in your site?
A. Yes ( ) B. No ( )
11. If yes, how did you identify them?
Specify---------------
12. Was your approved plan amended/altered?
A. Yes ( ) B. No ( )
13. If yes, what were the reasons for the amendment?
A. Need for more rooms ( )
B. High cost of building materials ( )
C. Change in taste of design
D. Others (Specify) ……………………………………….
117
14. Did you get approval for the amendment?
A. Yes ( ) B. No ( )
15. If not, has there been any reaction by the Authority?
A. Yes ( ) B. No ( ) C. They did not come again ( )
16. Did you attach/incorporate any other land use since the commencement
of your building?
A. Yes ( ) B. No ( )
17. If yes, what type of use?
A. Commercial use ( ) B. Industrial use ( )
C. Institutional Use ( ) D. Mixed use ( )
118
Choose from strongly Agree (SA), Agree (A) Disagree (D) or Strongly
Disagree (S) against each of the following statements:
S/N Item SA A D SD
18. It appears there are different groups of
people that do the Town Planning work in
this area
19. Some of them concern more with collecting
money from developers on site.
20. Some developers prefer to “settle” such
people on site instead of going to office for
approval.
21. Majority of developers are always in a haste
to commence building that they would not
wait for Authority’s guide
22 The general spatial arrangement of this
neighbourhood is an evidence of
effectiveness of development control
activities
23. Do you agree that some developers do not visit the town planning offices for approval before developing their site (a) Yes (b) No 24. In your opinion, what are the factors that influence compliance to planning standards List them -------------------------------------------------
119
APPENDIX II: QUESTIONNAIRES TO THE TOWN PLANNERS
Dept. of Urban & Regional Planning, University of Nigeria Enugu Campus Date:
Dear Town Planning Officer,
Questionnaire I am a student of Urban and Regional Planning of the above-named
school. I am carrying out a research for an award of the degree of Masters in
Urban & Regional Planning. This exercise is purely for academic purpose, and
any information supplied will be kept strictly confidential.
Thanks for your co-operation.
Ikejide, C. N. (Researcher)
120
SECTION A
PERSONAL DATA
Tick () to indicate your choice of answer.
1. Name of the Authority …………………………………….
2. Sex: A. Male ( ) B. Female ( )
3. Age: A. 30 – 40 ( ) B. 41 – 50 ( )
C. 51 - 60 ( ) D. 61 – 70 ( )
4. Income per month: A. N20,000 – N30,000 ( )
B. N31,000 – N40,000 ( ) C. N 41,000 – N50,000 ( )
5. Educational qualification: A. OND/HND ( ) B. BURP/B.SC ( )
C. MURP ( ) D. ABOVE MURP ( )
B. ASSESSMENT OF DEVELOPMENT CONTROL
6. Does your authority carry out development control? A. Yes ( ) B. No ( )
7. How often do you carry out field inspections in the Authority Area? A. Daily ( ) B. Once a week ( ) c. Twice a week 8. What is the rate of development without approved plan A. Very High B. High C. Moderate D. Low E. Very low
121
9. What are the causes of contravention in the area? A. Delay in the issuance of required permit to developers B. Corrupt authority officials weaken the development control system in the area.
C. Inadequate qualified planning personnel. D. encouraging touts by some political executives of the
authority E. Political interference &lack of political will F. Weak financial position g. Restrictive planning & building regulations H. Ignorance of developers 10 What are the most prominent types of development contravention in the
Authority area? Please list ----------------------------------- 11. What is/are the greatest problem(s) that militates against the
effectives of the Planning Authority in the Authority Area? A. Lack of fund B. Lack of qualified personnel C. Influence of political appointees in the authority D. Others--------------------------
122
12. From the table below, rate the ways in which planning administrative structure influence the workings of the Town Planning Authority. Tick (v) against your choice of answers from strongly Agree (SA), Agree (A) Disagree (D) or Strongly Disagree (SD) against each of the following statements: S/N Item SA A D SD
13. Delay in the issuance of required permit to
developers causes in-effectiveness
14. Corrupt authority officials weaken the
development control system in the area.
15. Shortage of qualified planning personnel.
16. Compliance of development control
measures by developers is high in the
authority area
17 By encouraging touts by some political
executives of the authority
20. Suggest ways of correcting the planning administrative structure in the authority? Specify them------------------ 21. Do you think that current planning administrative structure influences the rate of non-compliance to planning standards in your authority A. Yes ( ) B. No ( )
22. If yes, rate in percentage the extent of this administrative structure influence on the rate of compliance to planning standards ---------------------
123
23. If yes in question 21, then assess the rate of the influence of the planning administrative structure on the rate of non-compliance to planning standards in your authority?
A. . High B. Moderate C. Low
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APPENDIX III: RESULT OF THE HYPOTHESIS WEIGHT BY score . CROSSTABS /TABLES=struct BY author /FORMAT= AVALUE TABLES /STATISTIC=CHISQ PHI CORR /CELLS= COUNT /COUNT ROUND CELL . Crosstabs [DataSet0]
Case Processing Summary
100a 100.0% 0 .0% 100 100.0%struct * authorN Percent N Percent N Percent
Valid Missing TotalCases
Number of valid cases is different from the total count in the crosstabulation tablebecause the cell counts have been rounded.
a.
Chi-Square Tests
18.090b 1 .040 32.823 1 .000
44.605 1 .000.000 .000
35.256 1 .000
101
Pearson Chi-SquareContinuity Correction a
Likelihood RatioFisher's Exact TestLinear-by-LinearAssociationN of Valid Cases
Value df Asymp. Sig.
(2-sided)Exact Sig.(2-sided)
Exact Sig.(1-sided)
Computed only for a 2x2 table a.
0 cells (.0%) have expected count less than 5. The minimum expected count is 10. 48.
b.
125
Symmetric Measures
.594 .000
.594 .000
.594 .059 7.342 .000c
.594 .059 7.342 .000c
101
PhiCramer's V
Nominal byNominal
Pearson's RInterval by IntervalSpearman CorrelationOrdinal by Ordinal
N of Valid Cases
ValueAsymp.
Std. Errora Approx. Tb Approx. Sig.
Not assuming the null hypothesis.a.
Using the asymptotic standard error assuming the null hypothesis.b.
Based on normal approximation.c.