CHAPTER ONE

1.0 INTRODUCTION

1.1 Background to Study

For any system to work as expected, there is the need for control and balance which is a form of
regulation for necessary operation (Hephziet et al, 2019).

Keeble (1969) was of the view that “development control involves regulation of the
detailed aspects of development, about which precise guidance cannot be given by the
development plan, so as to ensure convenient and slight results”. In the real sense, the desire is to
allow for orderly environment that will meet the requirements for ideal living. Generally, it was
noticed that there was misconception about the setting up of this organ. Conversely the condition
is for the good of people concerned. Perhaps this is the positive opinion held by Keeble “that a
Local Planning Authority should, clearly understand that the sole objective of planning and
development control is to secure the right use of land and that planning powers must not be made
to sub serve other ends” (Keeble, 1969).

The subject of Development Control assumes more importance in the present context with
increasing urbanization and innovations in science and technology. The forces of urban growth are
making it imperative to intensify use of existing urban sites and to bring more rural land under
urban uses. The significance lies in the fact that the form of cities is shaped more by the
enforcement of development control regulations rather than by implementation of master plan or
detailed development plans and projects formulated within their framework.

Development Control is the process by which authorities manage the extent and nature of growth
in local areas. Landowners or leaseholders wishing to develop are typically required to apply to a
local authority (depending on the proposal) for permission prior to commencing any
development work.

Development control means a physical planning instrument which generally involves the
regulation, restraining, keeping in order or checking material changes on land. Its application tends
to have a negative approach to development while at the same time; it is a creative and permissive
tool for a planning development (Aluko, 2000).

Koleoso (2007) however concluded that development control anchors on four basic
purposes:

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 i. As a statutory instrument to guide the growth of cities to achieve a spatial orderliness,
which is a requisite for functional environment.
ii. As apparatus for checking nonconforming development that could pose threat to human
life and the environment.
iii. To sanction the abuse and misuse of land, where market forcers come to play in
property development.
iv. To provide bedrock for enhancing socio-economic and physio-cultural growth in urban
area by promoting healthy co-existence of various land uses and property management

Philip (2007) while analyzing the development control regulations described that the
definition for ‘development’ varies with the type of development envisaged i.e. spatial, economic,
social etc. In urban planning, spatial development is often given more emphasis and it is closely
linked to social and economic development. It is emphasized that controls are enforced as part of
the planning strategy to conserve and promote public health, safety convenience and general
welfare of the people and to provide for the future growth and improvement of the area. On the
similar lines, Subramanium (2007) elaborated the concept of Development Controls as a
framework to control and regulate the physical growth of towns and cities in order to make not
only the existing but even future human settlements safe, orderly and beautiful. Thomas (2001)
stated that the key objective of controls is to ensure orderly and rational development of land for
creating sustainable human settlements that accommodates a variety of land uses to meet the needs
of the people who reside in these settlements.

1.2 JUSTIFICATION FOR THE STUDY

This study focuses on the assessment of development control activities in Olorunda Local
Government of Osogbo, Osun State.

The central parts or core areas of most cities are decaying while some sections are
increasingly becoming slums. Despite the existence of Local Planning Authorities whose portfolio
includes development control of urban land use, many buildings have been and are being
constructed without approved layouts, illegal structures springing up arbitrarily, open spaces are
disappearing fast and many parts of Nigerian cities lack access. Compounding the problems is the
alarming rate at which urban sprawl has been developing haphazardly. The unpleasant situation of
the physical environment particularly the urban centers, today is a major source of global concern.

This is why the issue of controlling physical development in our urban settlement is crucial
to the health of our cities. For instance, the sitting of incompatible development based either on the

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ground of social, economic or political interventions is a serious threat and very harmful to the co-
existence of human and the other components of the built up and developing sites. However,
development control has always been the pivot on which town planning practitioners perfect the
geometric drawing on the paper to the ground through arts and science of planning which attempt
the ordering and arrangement of animals and inanimate objects to engender harmonious balances.
Suffice it that without ‘development control’, the exercise of town planners as experts of spatial
management will be in jeopardy (Enyenwa, 1994).

1.3 SCOPE OF THE STUDY

The research work is conducted in Olorunda Local Government Area of Osun State.
Development control is a vital tool in every developed and developing country. It is a mechanism
for controlling development both in the rural and urban settings. It is the responsibilities of the
Town Planning Department or Physical Planning Department/Ministry to control its development
to avoid sprawl.

The survey carried out revealed the authority in charge of development control in the study
area; Olorunda Local Planning Authority is responsible for exercising control over development.
In other words, the control of physical development remains the responsibility of the Town
planning unit of the authority. However, for the purpose of the fieldwork, the scope of this research
work is basically on development control activities in Olorunda Local Government Area, Osogbo.
All information gathered was from relevant literatures and field survey carried out in the study
area. For the purpose of achieving the goal of this research work, the respondents age structure are
choose from 20 years and above.

1.4 AIM AND OBJECTIVES

1.4.1 AIM

The aim of this study is to assess development control activities of Olorunda Local
Government Area, Osogbo, Osun.

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1.4.2 OBJECTIVES

In order to achieve the aim of this study, the following objectives are to be considered:

i. to examine the socio-economic characteristics of the developers in Olorunda LGA,

Osogbo;

ii. to investigate the perception and compliance of the developers on development control
activities in the study area;

iii. to examine the perception of the Planning Authority on development control activities in
the study area;

iv. to examine the problems associated with development control activities in the study area;

v. to recommend a plausible solution for an improved and sustainable Development Control

activities in Olorunda Local Government, Osogbo, Osun State.

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FIGURE 1.1 Map of Nigeria Showing Osun State.

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FIGURE 1.2 MAP OF OSUN SHOWING OSOGBO

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FIGURE 1.3 Map showing Olorunda Local Government

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\

1.5 THE STUDY AREA

1.5.0 GEOGRAPHICAL LOCATION

Olorunda is a local government area in Osogbo, Osun State (coordinates 7052’N 4035’E),
with headquarters in the town of Igbona, The Local Government is currently headed by Hon.
Hakeem Okunade. Olorunda Local Government Area is located in Osun Central Senatorial Zone;
it also forms a Federal Constituency alongside Osogbo, Orolu and Irepodun Local Government
Areas.

Olorunda Local Government Area covers an area of 97.0 km², Density: 1,357/km2 [2006] –
change:+3.24 percent per year [1991-2006]; it is bounded to the North by Oyo State and Odo-
Otin Local Government Area, to the east by Ifelodun and Boripe Local Government Areas, to the
south by Osogbo Local Government Area, and to the west by Egbedore, Irepodun and Orolu Local
Government Areas. (City population info)

The Local Government came into existence in the year 1989, when Osogbo Local
Government was splitted into two i.e. Osogbo and Olorunda Local Governments. (Kolawole A.S
and Adesoye O.P, 2014).

Olorunda Local Planning Authority office is located at Igbona, with the mandate to
exercise development control activities within the jurisdiction of the local government.

The statutory function of the Local Planning Authority includes:

i. Preparation and implementation of town, rural, local and subject plans.

ii. Preparation of planning schemes.

iii. Granting of residential, commercial and industrial development permit.

iv. Preparation and updating of base and street maps for the local government. v.
Processing and approving development permits.

v. Detection and reporting illegal and unauthorized development structure (i.e.

contraventions).

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 vi. Liasing with other departments carrying out physical planning functions on
environmental development matters.

vii. Monitoring and ensuring strict compliance of development control.

viii. Creation of planning awareness at the local level.

The staff of the local planning office is made up of the Director of Town Planning and Land
Services that is the Chief Executive Officer, Recommending Officers, Field Officer, Surveyor,
Architect, Estate Officer and the Administrative Officer and Account Clerk at the Registry.

1.5.1 POPULATION

The population of Olorunda Local Government Area, Osogbo was 131,649 according to National
Population Census (NPC 2006).

In order to have an idea of the population of the present population of the Olorunda Local
Government, Osogbo, there is need for population projection. Population projection formular is
expressed as:

Pt + n = Pt (1+r)n

Where the rate of growth is taken as 2.25/100

Pt + n = the year which is been projected to be 2019

Pt = this is the ending point for computing the rate of the base year (2006)

r = Annual Growth Rate 2.25%

n = this represent the time periods between the base year and the projected year i.e 2006 to 2019
(13years)

using the above formular to project the population of Olorunda Local Government, Osogbo, Osun
State from the base year (2006) which is 131,649 to arrive at 2019 figure, the following is adopted.

= 131,649 (1 + 0.225)13
= 131,649 (1.0225)13
= 131,649 x 1.3354
= 175,804
Therefor in order to ascertain the total future population of Olorunda Local Government, Pt – Po
175,804 – 131,649 = 44,155 (Projected population)

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1.5.2 ORIGIN OF THE WORD “OSOGBO”

The various versions of the traditions of origin of Osogbo agree that the ancestors of Osogbo led
by Lajomo, Olarooye and Olutimehin migrated from Ipole Omu in Ijesa land due to water scarcity
and settled on the flood bank of the Osun River.

These ancestors of Osogbo were grandsons of Ajibogun, a direct son of Oduduwa, the
eponymous father of the Yoruba, who founded Ibokun. In their bid to clear the bush around their
new settlement, a tree fell on the river and the water surface turned blue immediately. To the
astonishment of the people, a voice came from the river saying: “Laro, Timehin, gbogbo ikoko aro
mi le ti fo tan” meaning “Laro, Timehin, you have broken all my indigo dye pots”. Afterwards,
settlers heard the voices of some water spirits commiserating with the goddess in these words:
“Oso Igbo pele o, Oso Igbo rora o” meaning “Wizard of the forest, sorry and take it easy”. The
name Osogbo is derived from the word ‘Oso Igbo’ i.e. ‘Wizard of the forest’ which referred to the
goddess herself. In a related tradition, it is held that term ‘Oso Igbo’ was actually used by the
goddess to refer to Laro and Timehin when the tree fell on the river and she exclaimed: “Ta lo fo
ikoko aro mi o? Eyin Oso Igbo e tun de o” meaning “Who broke my indigo dye pots? You wizards
of the forest are here again”. Whatever the case is, it is agreed in all versions of Osogbo traditions
of origin that the name originated from ‘Oso Igbo’.

1.5.3 HISTORY OF OSOGBO

The history of Osogbo dated back to the 1670s, to start from a reasonable point, one must
start the history of this noble land with where and generations of people that take it to where it is
today. Owa Laage was the 6th Owaroki of Ipole Omu. He gave birth to three children who were
Lajomo (the eldest), Larooye and Sogbodede (the youngest). Lajomo succeeded his father as the
7th Owaroki of Ipole Omu. When he died, Larooye, his younger brother succeeded him as the 8th
Owaroki of Ipole Omu. During the reign of Larooye, the town experienced drought which lasted
for a long period. A hunter from Oyo (Olutimehin) who was an acquaintance of Larooye on one of
his hunting expeditions on instruction of his friend, discovered a stream and immediately rushed
down to Ipole Omu to inform Larooye of his discovery. When he was told, Larooye immediately
proceeded to the stream with him which is now popularly called Osun River in the present day
Osogbo and confirmed Olutimehin’s discovery.

Larooye made series of consultations and divinations and when the results/revelations
favoured the migration of his kingdom to the newly discovered settlement, he decided to move his
territory. He moved to Osogbo with his younger brother Sogbodede while the descendant of

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Lajomo refused to move with Larooye to Osogbo. This is why none of the descendant of Lajomo
has ever become Ataoja of Osogbo because their father never ruled in Osogbo. Hence, Larooye
became the first traditional ruler (1st Ataoja of Osogbo) in 1670 and ruled for a period of 90 years
until his death in 1760. He had no son but only begot a daughter called Abogbe who married an
Offa man called Oyejin Lokuso and they gave birth to Matanmi. On the demise of Larooye, his
younger brother Sogbodede became the 2nd Ataoja of Osogbo and ruled for 20years between 1760
and 1780. Sogbodede begot Aina Serebu and Oyelekan. Aina Serebu succeeded his father as the
3rd Ataoja of Osogbo and ruled between 1780 and 1810 spanning a period of 30years.

Aina Serebu begot two children namely Obodebewa and Gbeemu. After the demise of Aina
Serebu, Oyelekan’s child called Adeyinka had some confrontations with Gbeemu over succession
rights to the Ataoja stool and this escalated into a royal crisis. In the effort to douse the crisis,
Abogbe (the only child of Larooye) who was a female, was chosen (since Larooye has no son) and
was appoint the first regent of Osogbo. She spent 2years between 1810 and 1812. When Abogbe
passed on, the crisis was still on and Obodebewa (daughter of Aina Serebu) was appointed again as
a regent in 1812. She was there as regent until her death in 1815.

Ojolalele (Obodebewa’s husband) was a hunter and farmer. He designated his brother,
Lahanmi (Progenitor of Oyipi royal family) to look after his wife the regent (Obodebewa) at the
palace while he was away on his farming and hunting expeditions. Lahanmi, a craftsman,
treacherously approached the then Alaafin of Oyo and told him that he had discovered a scheme by
which Ijesa properties would be appropriated by Oyo. He requested to be crowned as the
substantive Oba of Osogbo. His head was shaved as a mark of installation as a king and was
escorted by army of Oyo to Osogbo where he enthroned himself as the new Ataoja and drove
Obodebewa into exile. Note that some references have it that Lahanmi was Obodebewa’s husband
and she transferred her title to him in the consent of the kingmakers and the people of the town.

In protest against this ascension to the throne by Lahanmi, the princes of Osogbo
impounded the royal crowns and other paraphernalia of office such that four successors/children of
Lahanmi who successively reigned as Ataoja of Osogbo never wore crowns. According to the
second reference, Alaafin of Oyo-Ile then, Sango was trying to protect people of Osogbo from the
Ijesa – the first king of Osogbo came from a place around Ijesaland as analyzed further. During the
reign of oyipi, some of the Matanmi family were given chance to be the Ataoja of Osogbo.
Oladejobi Oladele Matanmi I ruled in 1854 – 1864 while the time of Atanda Olukaye Olugbeja
Matanmi II was in 1903 – 1917. Then in 1920, the entire people of Osogbo rose against the
Lahanmi (also known as Oyipi) forceful successors to the throne of Ataoja of Osogbo and insisted

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that a person from the royal lineage and rightful heirs to the stool be installed as the Ataoja of
Osogbo.

Consequent to the above, the descendant of both Larooye and Sogbodede held a meeting
for the purposes of resolving the crisis. It was then resolved among the contending families
(Lahanmi, Matanmi and Sogbodede) that ascension to the throne will be rotated between two
groups: the first group being Lahanmi/Matanmi representing the female section (since both are
from Abogbe and Obodebewa) while the second group was the Sogbodede (Sogbo) group
representing the male section. It was then resolved that Sogbo ruling house being the only male
section/descendant should produce the next Ataoja. The only royal families categorized under
Sogbo ruling house are Oluawo-Oba and Gbeemu. Lahanmi/Matanmi represented the female
section on the basis that Matanmi ascended the throne through Abogbe (the only daughter of
Larooye) and that Lahanmi ascended the throne through Obodebewa (another female from
Sogbodede) As a result of the resolution, Kolawole Alabi (a great grant child of Sogbodede) was
subsequently installed from the male section in 1920. He passed away in 1933. Then Samuel
Oyedokun (from Lahanmi/Matanmi, female section) ascended the throne of Ataoja. After
Oyedokun, another descendant of Sogbodede in person of Samuel Adeleye Adenle ascended the
throne in 1944 from male section.

When Adenle passed on in 1975, Iyiola Oyewale Matanmi III ascended the throne in 1976
on platform of Lahanmi/Matanmi (female section). He reigned until 2010 when Allah took his
soul. In or about 1957, the custom and tradition regulating the selection and installation of Ataoja
was codified into chieftaincy declaration and the Chieftaincy Declaration of 1957 was made which
created two ruling houses in accordance with the existing custom. These were Lahanmi/Matanmi
Ruling House and Sogbodede Ruling House, wrongly described as Laro ruling house representing
the male descendant. During the reign of Oba Oyewale Matanmi, the Amended Chieftaincy
Declaration of 2005 was made which created five houses namely: Matanmi, Laro, Oyipi, Lajomo
and Sogbo.

This particular declaration of 2005 does not reflect the true custom and tradition regarding
the selection to the throne of Ataoja. If the current declaration is compared with the previous one
of 1957, there is a wide disparity. Lajomo has never being a ruling house under the custom and
tradition regarding the selection to the throne of Ataoja of Osogbo. Matanmi and Oyipi hail from
the female ruling house (Lahanmi/matanmi). Laro is already a wrongly used name for the male
ruling house (Sogbo).

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 1.5.4 LIST OF THE PAST RULERS OF OSOGBO FROM PAST TO THE
PRESENT IN DESCENDING ORDER

The Ataoja of Osogbo is the traditional ruler, addressed by the title of Oba. The following is the
list of the Ataojas of Osogbo, with the dates of their rule:

 Oba Larooye Gbadewolu (d. 1760)

 Oba Sogbodede (d. 1780)

 Aina Serebu (1780–1810)

 Abogbe (1810–1812; as Regent, she reigned but did not assume the title Ataoja)

 Obodegbewale (1812–1815; as Regent)

 Oba Lahanmi Oyipi (1815–1840)

 Oba Ojo Adio Okege (1840–1854)

 Oba Oladejobi Oladele Matanmi I (1854–1864)

 Oba Fabode.Durosinmi Ogunnike (1864–1891)

 Oba Bamigbola Alao (1891–1893)

 Oba Ajayi Olosunde Oyetona (1893–1903)

 Oba Atanda Olukeye Olugbeja Matanmi II (1903–1917)

 Oba Kofoworola Ajadi Latona I (1918–1920)

 Oba Alabi Kolawole (1920–1933)

 Oba Samuel Oyedokun Latona II (1933–1943)

 Oba Samuel Adeleye Adenle I (1944–1976)

 Oba Iyiola Oyewale Matanmi III (1976–2010)

 Oba Jimoh Oyetunji Olanipekun Larooye II (2010–present)

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1.5.5 INFRASTRUCTURE AND DEMOGRAPHIC

In line with Vision 20:2020, the Osun State Government embarked on provision of
physical infrastructures within the State which includes rehabilitation and construction of new
roads/highways as well as drainage facilities which was expected to curb incessant flooding
experienced in the State. Oshogbo is the site of a teacher-training college. Next to the oba’s market
is the central mosque and the town hall.
Osogbo is the trade center for a farming region. Yams, cassava, grain, and tobacco are
grown. Cotton is grown and used to weave cloth. It is also home to several hotels and
a football stadium with a capacity of 10,000 and a second division professional league team.
Most of the populations are members of the Yoruba ethnic group. In 1988, about 27% of
the population were engaged in farming as their primary occupation, 8% were traders and about
30% clerks and teachers.

1.5.6 CLIMATE AND RELIEF

Throughout the month of March, record high temperature which will generally be at 380 C
i.e. 1000F and the lowest recorded temperature in January and February was about 100C i.e. 500F.
Osogbo has an average rainfall of 1150mm a year which lasts from April to late October or early
November; though it eases off in July or August. The dry season lasts from December to March
which is the period of intense heat. The climate is less humid and hot than it is in greater part of
southern Nigeria although the effect of the harmattan wind is strongly felt in the dry season. It lies
mainly in the deciduous forest area which spread towards the grassland belt of Ikirun, north of
Osogbo.

1.5.7 SOIL

The soils belong to the highly ferruginous tropical red soils associated with basement com plex
rocks. As a result of the dense humid forest cover in the area, the soils are generally deep and of
two types, namely, deep clayey soils formed on low smooth hill crests and upper slopes; and the
more sandy hill wash soils on the lower slopes.

The well drained clay soils of the hill crest and slopes are very important, because they provide the
best soils for cocoa and coffee cultivation in the state. The lighter loams are more suitable for
cultivating the local food crops, such as yam, cassava and maize. Soil degradation and soil erosion
are generally not serious in the state, but considerable hill wash is recorded along the slopes of the
hills.

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1.5.8 VEGETATION

Osogbo is also a farming region, the natural vegetation is tropical rain forest, with the land
supporting in fast growing of Yams, Casava, Grain, Cotton and Tobacco. Osogbo is situated on a
raised land which is well over 500 meters (800 feet) above the sea level and is drained by River
Osun and its tributaries such as River Ogbaagba, River Gbodofon, River Okoroko (okooko),
Olohunkoro, and other streams.
1.5.9 WILDLIFE

As in other parts of the country, hunting is an important traditional occupation in the state.
Because of this, the game population of the state has dwindled considerably. None of the thirty
three game reserves in the country is located in the state, and although there is a forest reserve, it
was not established to protect game. The fauna species found in the state, include grass cutter,
antelope and bus pig (warthog).

1.5.10 OCCUPATION
Osogbo, sometimes called "Ile Aro" (home of dyeing), is a major dyeing center. The
traditional industry is one of the major industries of Osogbo. A number of industries also began to
rise after independence, notably small scale establishments involved in textile, foam making,
and pencils. Osogbo was made a major industrial development center by the government of
Nigeria during the 1970s.
With the construction of the railway in 1906 from Lagos, Oshogbo became a major
collecting point for cocoa and palm oil and kernels produced in the surrounding area. Weaving and
dyeing of cotton cloth, cotton ginning, and tobacco growing are other local occupations. The
town’s trade is primarily in yams, cassava (manioc), corn (maize), beans, pumpkins, okra, palm
produce, and cotton. Food-processing plants and a steel-rolling mill are local industries.
Industrial and commercial developments have always received adequate attention of the
settlers and immigrants from other parts of the country (Eades, 1980). The busiest and most
commercial parts of the town are Ayetoro area, Ajegunle area and the area along and around
Station road. Here almost all the ethnic groups in Nigeria are represented trading side by side in
harmony. The indigenes initially took to the cottage and handicraft industries such as dyeing,
narrow-loom weaving, blacksmithing, pottery, embroidery and small scale farming. In addition
Osogbo people are renowned, worldwide, for their unique creations of art works of different cadre;
Painting, Carving, Bead-works, Sacred artworks and even performing arts. Need to say this ever-
increasing fame in contemporary African arts has shot Osogbo to a prominent spot in the world
map as far as Arts and Antiques collections is concerned (Eades, 1980).

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 Agricultural, Commercial and Industrial Establishments are widely spread across the town,
some of them include the TUNS farm, Lead pencil manufacturing Factory, Sawmills, Motor
Vehicle Garages, the Nigerian Machine Tools, Osogbo Steel Rolling Company, Industrial
Development Centre, Wire and Nails Industry, Printing Presses, Garment Industry, Canning
factory, Sanitary Pad, Plastic pipes Factory, allied products and hotels. Other local handicrafts
include dyeing and weaving activities are also found.

1.5.11 CULTURE (OSUN OSOGBO FESTIVAL)

Osogbo is the venue of the annual Osun-Osogbo festival along the River Osun. The
festival is centered on the sacred grove of the river goddess Ọsun, which is a UNESCO World
Heritage Site.

1.5.12 ADMINISTRATION

Olorunda is a local government area in Osun State, with headquarters in the town of Igbona.
Olorunda local government area is in Osun Central Senatorial Zone,

1.5.12.1 WARDS IN OLORUNDA

There are 11 wards in Olorunda local government area of Osun State which are listed below:

 Agowande
 Akogun
 Atelewo
 Ayetoro
 Balogun
 Ilie
 Oba Oke
 Oba Ile
 Owode I
 Owode ii
 Owoope

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1.5.12.2 DISTRICTS & VILLAGES UNDER OLORUNDA LGA

- Igbona - Oba-Ife
- Oba-Oke - Abegunde
- Ajala - Ajegunle
- Aliyu - Aminu
- Amusun - Aro Elemo
- Awokunle - Awoniyi
- Awoyale - Elemo
- Esa - Folarin
- Idi Ape - Idi Osan
- Idiape - Jagun
- Odesola - Odofin
- Ogundele - Ojomu
- Oke - Okemole
- Oloba Oke - Olobaile
- OLORUNDA - Olukotun
- Oluode - Onigiloro
- Osolo - Saba

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 CHAPTER TWO

2.0 LITERATURE REVIEW AND CONCEPTUAL FRAMEWORK

2.1 LITERATURE REVIEW

This chapter reviews relevant literature on development control in managing urban
housing. The chapter also analyse development control in relation to issues of housing in urban
areas. The history of development control in Nigeria is also outlined in this chapter. The chapter
also outlines various regulations, objectives and tools used for controlling development.
Many scholars have advocated a well-coordinated urban environmental management
through effective and well monitored development control.
Cherry (2006), unveiled the various urban problems faced in the city of Hong Kong. The
author used the probit or logic statistical model to find out the decision making criteria in
development control process and to examine the extent to which these criteria were covered under
some formally written planning policies. Some of the problems revealed in the study include;
conversion of land use, land use compatibility, overdevelopment and encroachment. These
problems are attributed to improper monitoring of development control activities within the city.
Nuhu, Yohana (2013), analyzed the geospatial pattern, problem and prospect of
development control in Mubi, Adamawa state. They obtained data from the field and government
agencies and also used quick bird satellite imagery. The study revealed that about 53.3 % of the
landmass was covered with haphazard development and only 18.7% hectares portrayed planned
development in the area. About 3.7 % hectares of layout were distorted while about 1.8 % hectares
experienced land use conversion in the metropolis. The research also reveals that factors militating
against effective development control in the town were interference by personalities, lack of
cooperation by the land owners, scarcity of man power, inadequate equipment and machinery and
inadequate funding.
Usman (2013), assessed development control in kontagora, Niger state, the research reveals
multiple problems encountered by the planning board like; inadequate skilled manpower, non-
implementation of the 1992 Nigerian urban and regional planning law and lack of proper tools for
enforcement. The research revealed that the compliance level was low in the town due to the
aforementioned factors alongside the low turnout of developers in seeking building plan approval
before commencing any physical development. The research did not apply geospatial technique in
assessing development control.
Similarly, Njoku (2011) researched on the impact assessment of Kaduna state urban
planning and development authority (kasupda) in Kaduna north and south local government areas.

18
The researcher used stratified sampling technique to administer questionnaire for the purpose of
collecting data in the study area. The study identified environmental deterioration and urban
polarization in the study area. These problems are attributed to improper assessment of physical
development which gave rise to violation of planning provisions. Furthermore, descriptive
statistical method was used to reveal that only 6.7% of the property developers complied with
planning standards and specifications, while 93.3% did not. This scenario is attributed to
inadequate manpower, public awareness, inadequate funding, absence of basic land use
instruments and decision guides.
Sanusi (2006), examined the pattern of urban land development with emphasis on the
practice of development control in Minna. The study reveals over development of residential plots
and the percentage of development approval from town planning authorities by house owners. The
researcher used descriptive statistical technique to show that 55% of the developers got building
permit while 45% did not. Among the 55% that obtained permit, 42% of developers within a
residential area over developed their properties which are not acceptable by planning standard as
little space is left for better internal air circulation and security consideration.
Having consulted the studies of Aribigbola, (2008), Oyesiku, (1997), Abubakari and
Romanus, (2011), Okosun, (2010), Cherry, (2006), Nuhu and Yohana, (2013), Usman, (2013),
njoku (2011) and Sanusi, (2006) to the best of the researchers‟ knowledge there is no study on the
use of geospatial technique in evaluating the effectiveness of development control in Minna
metropolis.
According to Omole, Akinbamijo (2012) traditional Nigerian settlements are established
around palaces of traditional rulers, thus ensuring efficient communal interaction and reducing cost
of transportation. The development and control of the total environment are the joint responsibility
of the entire community. As customary laws vary from locality to locality, land use patterns differ
accordingly. With the passage of time, population increase and human activities have become
complex. Control of land and land use also grown beyond the traditional rulers, chiefs and heads of
families resulting to physical development springing up in an haphazard manner. This has
necessitated a serious need for a new order in the control of land and land uses. This is the genesis
of the documented type of laws and legislation.

In reviewing the relevant literature on development control, it was realised that the Town
Planning Department/Local Planning Authority is the main institution responsible for physical
development control. It was also noticed that the Metropolitan, Municipal and District Assemblies
are responsible for overall development of an area.

19
 Literature has it that, the urban planning and land use regulations when effectively operated
could results in a more functional spatial organization of town. If the objective of orderly physical
development is to be achieved, regulations need to be audited and amended from time to time to
make them function effectively. Regulations and processes that facilitate land availability and uses
for physical development at affordable costs need to be continued and those that lead to contrary
results need to be eliminated or modified.

Therefore, in order to achieve a sustainable development control, Mass Public education

should to be carried out, to erase the negative perceptions about development control agencies and
processes as well as appreciate the need for development control.

The planning authority should organize seminars, symposiums so as to educate the general
public on issues pertaining to physical development and also educate them on the principles and
relevance of seeking permits prior to undertaking development.

Developers should also be educated on the need for acquiring permits before and after
development and emphasis on the fact that it is a legal requirement since it is a fundamental
approach to development control. This will enable the general public to recognize the need to
contribute to effective development control and management of housing development.

The development control regulations define the limits which should be adhered to while
constructing new buildings, infrastructure or carrying out modifications into the existing one. The
main objectives of prescribing these controls, as stated by Lewn (2003) is to control density,
minimize negative impacts on environment and adjoining properties, provide privacy, regulate
traffic generation and optimize the utilization of available and planned infrastructure. There are
various types of development control regulations and it becomes important to understand the same
as well, so as to acknowledge the significance of the development regulations in urban context.

Development control is seen as a mechanism to maintain standards. It is process laid down

by legislation, which regulates the development of land and building. It is the professional activity
carried out by town planners in order to ensure compliance with the approved master plan thereby
ensuring orderliness. In line with the above definition, development control actually regulates any
building or rebuilding operations in, on and under the land. It also ensures an orderly growth of
settlements by stipulating adequate standards for all aspects of land-use through the provision of
adequate lighting, ventilation, open spaces and other sociocultural facilities that make life worth
living.

20
 Ogunsesan (2004) opined that development control is the “front line” of planning and the
part, which affects the general public most. There is a direction in the exercise of development
control on developers.

The direction according to Ogunsesan (2004) is the objectives of development control,

which include: the protection and enhancement of the built environment; the coordination of both
public and private investments in land and property to ensure that land is efficiently used; and the
control of pollution. In development control process, time is a very important factor. There are
two types of time factors in the development control process as pointed out by Faludi (1973):
“internal and external time lag”. The internal time lag as he explained is the time it takes to act
upon information received, while the external time lag, he explains as the time it takes for the
action to be effected.

Development control is carried out by planning authorities that have legal powers conferred
on them to ensure that development is secured. The authorities according to Faludi (1973) are
empowered to: plan, promote and secure the physical development and environmental
improvement by economic; as financial developers they can initiate planning schemes and develop
the area wholly or partly.

Kimaryo (1992) is of the view that though the planning authorities are empowered legally
to carry out their duties, it may still be restricted. Its effectiveness reduced by lack of political
backing and support from the top echelon of government functionaries‟.

Development control is seen as a powerful implementation weapon in the planning armory.

Positive encouragement is given to developers to compel them to willingly develop their land with
due respect to the requirement of the planning authorities. Public enlightenment is usually
embarked upon which tend to encourage the public to want some sort of control over physical
development. Communication is a vital tool necessary for development control to succeed. An
effective and efficient communication ensures control development with people and not for
people; for if people are carried along in development control process, the authority will be able to
guide development with ease and achieve their set objectives of a well-planned built-up area with
good road network, building set-backs, ventilation, lighting and pollution free environment. On the
other hand, if the members of the public are not informed, they may not accept the idea of control,
with feelings that since they owned the land, they can as well carry out development the way they
want and at their own time without due consideration

21
2.2 CONCEPTUAL FRAMEWORK
2.2.1 THE CONCEPT OF DEVELOPMENT
Development according to MacMillan dictionary defines development as ‗change, growth,
or improvement over a period of time‘. The free dictionary defines development as ‗the act of
developing, or a significant event, occurrence or change or group of dwellings built by the same
contractor‘. Myrdal (1974) defines development as the movement upwards of the entire social
system. The social system may stay stagnant, or it may move upward or downward. It may also
"turn around its axis," a complication that will not be commented upon in this abstract and
simplified account. The dynamics of the system are determined by the fact that among all the
endogenous conditions, there is a circular causation, implying that if one changes, others will
change in response, and those secondary changes in their turn cause new changes all around, and
so forth. The conditions and their changes are thus interdependent.
The physical planning act cap 286 defines development as the making of any material
change in the use or density of any building or land or the subdivision of any land which for the
purpose of this act is classified as class ―A‖ development. Unfortunately the PPA does not define
what class ―A‖ developments are. Cullingworth (1988) defines Development is the carrying out
of building, engineering, mining, or other operations in, on, over or under land or the making of
any material change in the use of any buildings or other. This definition is lifted from The Town
and Country Planning Act 1972 section 22(1).
Development as a concept has been in existence for long and it is generally seen as a
change which involves people trying to find new ways to improve on their living conditions
(Kendie, 2011). As both an enterprise and a scholarly discipline, development became significant
in the period immediately following World War II when the western world became confronted
with the new challenge of rebuilding countries (Rapley, 2007). For the purpose of this study, the
concept of development will focus on the spatial dimension to development.
Development control is wide it covers everything for which planning permission is needed
(Keeble, 1972). Development control can be viewed as a means which enables local authority to
protect residential areas from inappropriate intrusions, reserve land for new industries, maintain
green belts, keep valuable buildings and trees as well as prevent ugly environmental signs (Daniel,
2000).
McLoughlin (1973) also explained development control to be a process laid down in
legislation, which regulates physical development as well as serves as a way, whereby, policies are
being implemented and unauthorized development prohibited and incompatible land uses curb by
local authorities.

22
 McLoughlin (1973) further noted that, development control generally provides a course in
conformance of variations from system objectives within allowable limits. United Nations (2008),
also explained development control to be the process of carrying out the structural works which
changes the use of land, intensity and or existing use in a manner not affecting the environment.
They further elaborated that, the activities involved in physical development are varied and affect
the environment either positively or negatively.
There is, therefore, the need to put in place the necessary checks to minimize the adverse
effects on the lives of the people, for establishing directions for urban development, for preserving
national resources. Davies el et, (1980) claimed that the basic principle of development control is
seeking planning permission from local authorities. This is to say, every proposal to develop land
or change its use requires an authorization from the local authorities in charge of the area’s
development.
2.2.2 THE CONCEPT OF CONTROL
According to the free dictionary (2011), control is to exercise authoritative or dominating
influence over something. Control can also be to adjust to a requirement or regulate it. It can be
further explain as the management or restrictions of something as a means of limiting or regulating
it. Controls exist in the form of laws and powers formulated to guide the operations of something.
Fayol (1949) described control as an undertaking which consists of seeing that everything
is being carried out in accordance with the plan which has been adopted, the orders which have
been given, and the principles which have been laid down. The purpose of “control” is to point out
mistakes for them to probably be rectified and prevented from recurring. Obabori et at, (2007)
further argued that, for any system to work as expected there is always the need for control which
is a form of regulation for necessary operation.
In relation to regulating urban housing development in the sagnarigu district and in ghana
as a whole, control involves guiding, assessing and rectifying environmental and physical activities
undertaken in putting up houses. Control is done in order to assist in the development of habitable
and standard houses in the urban areas by ensuring that housing operations and performance
conform to plans.

2.2.3 OBJECTIVES OF DEVELOPMENT CONTROL

The aim of development control is to promote good health and general welfare of residents of a
particular settlement. According to James (2007), below are some of the objectives of development
control to ensure harmonious location of land uses: this is achieved by arranging the various land
uses in a way that they are properly located in relation to each other, relative to spatial and

23
environmental requirements and its impacts. For instance, activities that produce gaseous
pollutants should be located on the leeward side of residential areas to avoid the pollutants being
swept into the residential areas.
1. To protect the natural environment: that is preventing development in sensitive ecological
zones such as wetlands and watersheds.
2. To ensure physical efficiency and cleanliness of settlements: this is achieved by organizing
space in such a way as to facilitate the movement of people, goods and services at the
lowest possible cost by providing an efficient circulatory systems. It also ensures that
efficient drainage systems and ensuring access to well organised refuse disposal systems.
3. It protects against Aesthetic Nuisance: this involves protection against the development of
structures and establishments that are offensive to the sense of sight or beauty. There is
however, a misconception due to the fact that one cannot zone for aesthetics alone.
4. To avoid overcrowding and safeguard life and property: in this case, efforts are made to
protect man from hazards. This aims at providing a rational approach to channeling
development into appropriate areas but discouraging development in areas considered to be
unhealthy for human habitation. Such areas may include areas liable to floods, earthquakes
etc.
5. Development control is a tool used to achieve its original objectives of safety and better
health and to implement planning strategies.

2.2.4 TOOLS FOR DEVELOPMENT CONTROL

Development control tools are neither machineries nor equipment but the elements used in
carrying out the implementation aspects of development control. In controlling development in
Ghana, many tools are employed. The most commonly used include: land use zoning, planning
standards, building and development permit application and approval as well as monitoring and
enforcement which involve stop work notices, sanctions among others.

2.2.4.1 LAND USE ZONING:

Various scholars have defined zoning as a term in different ways. Rangwala (2002) defined zoning
as “the regulation by law of the use of land and (or) buildings and of the height and density of
buildings in specific areas for the purpose of securing convenience, health, safety and general
welfare of the community”. Zoning often contain a wide variety of provisions specifying permitted
and prohibited uses within particular areas and minimum standards governing lot sizes, building
heights and setbacks from roads (Kushler,1983).

24
 According to Rolleston (1987), zoning is used to control negative externalities, primarily
through the separation of incompatible land uses. Zoning regulations typically address two issues
contained within the question of “What” can be built. This takes into account the height, bulk, and
sometimes design of buildings (how big they are and how they look) and the use of the land or the
use a buildings may be put or the kind of activities. Planners and planning authorities prescribes
the acceptable use and form of development of and on an area of land using zoning. Zoning plan is
an essential and integral part of the Structure Plan. Within a Local Plan, each individual parcel of
land is prescribed a permissible use. Zoning, however, allow a range of uses which are refined to a
specific use for the parcel in the Local Plan.

2.2.4.2 PLANNING STANDARDS:

Planning standards are used in Town Planning as recognized model for imitations. The
standards have two main divisions; these are the prescriptive and the regulatory standards. The
prescriptive standards are the guides or specifications used in dimensioning in the preparation of a
disaster risk reduction plan or any development plan (Aluko, 2011).
According to the definition given by the Town and Country Planning Department of
Ghana(2011), Planning Standards also serves as a manual of criteria for determining location and
site requirements of various spatial development and facilities.
Planning standards and guidelines could affect the allocation of scarce land and financial
resources; they should be applied with a degree of flexibility. To this end, some standards are
obligatory whilst others are recommendations to guide the developer. They further on noted that,
the mandatory standards are minimal space requirements or basic considerations that must be
satisfied. The discretionary standards are advisory and dependent on other factors. The use of
planning standards is therefore to ensure that every development project is safe for use as well
prevent chaos in the built environment.

2.2.4.3 ENFORCEMENT NOTICE:

This is served on any breach of Town Planning Law relating to carrying out of
development without planning permission (approval). It relates to illegal building, engineering,
mining, change of use and so on. This notice may be served either for demolition of such building
without approval, or the restoration of an altered building (Ogundele et al 2011). Non-compliance
with an – enforcement order is punishable, though a breach of planning law is not a criminal
offence.

25
2.2.4.4 STOP WORK NOTICE:
A stop – work order could be issued where it appears to the control department that: (a) An
unauthorized development is being carried out or; (b) Where a development does not comply with
a development permit issued by the planning department. This document is used pending the
service of an enforcement notice on the owner, occupier or holder of such property. It takes an
immediate effect upon service of such property. The time frame is usually 21 days within which
such development shall comply. It ceases to have effect if within 21 days an enforcement notice is
not served on the contravener (Ogundele et al 2011).

2.2.4.5 PERMITTING
Permitting forms the basic tool used in regulating urban housing development.

2.3 THE RELEVANCE OF DEVELOPMENT CONTROL

Development control forms an integral part of the planning practice. The relevance of it is
therefore a subject which could fill several weighty volumes (John, 1980) .According to Leonard
(1987), the fundamental relevance of development control include the following:
1. Development control facilitates appropriate development, recognizing its significance in
building and protecting a healthy economy and a sustainable environment.
2. It also examines the potential impact of the proposed development, protects the public
interest from inappropriate development and also involves compliance of all procedures,
building codes, standards to ensure that physical plans conform to the approved plans.
3. Development control is a mechanism to maintain standards. It is the process laid down by
legislation, which regulates the development of land and building carried out by
professional town planners in order to ensure compliance with the approved master plan
thereby ensuring orderliness.
4. Furthering, the essence of development control is to take corrective action, avoid
overcrowding, protect the natural environment, ensure physical efficiency and cleanliness
of settlements, safe guard life and property; ensure harmonious location of land uses, and
reduce or avoid exposure to pollution.
5. Encourage development generated by urban functions and improve the relationship
between the town and countryside (United Nations, 2008).

26
2.4 DEVELOPMENT CONTROL IN NIGERIA
Development control in Nigeria is as old as the country itself and dates back to the pre-
colonial era when the Emirs, Oba’s, Amayanabos, Kings were custodians of the customs and
traditions of the people and held the land in trust for the people. This continued until 1900 when
Lord Laggard abolished the native laws and customs relating to all land by enacting that, title to
land can only be acquired through the High Commissioner (Duruzoechi, N.F.2008) However, the
rapid rate of population growth in Nigerian cities and the attendant problems associated with such
rapid growth called for the need for development control measures to avoid environmental chaos
and protect the interest of the public.

Hence, Development Control in Nigeria and the entire sub-Saharan African countries is
bereft with several problems in decision making .The growing problems of unguided land use have
attracted attention, both locally and internationally. The Nigeria town and country planning law of
1992 defines development control as the process of ensuring that developments are carried out as
approved by local planning authorities. The term accords with the concept of quality control
(Alabi, 2010).
Development control in all ramifications is simply put as the way and manner in which
land use or physical development of land is regulated (Yemi Osinbajo, 2004). Land use or physical
development embraces all of man’s activities in relation to land (Adrill, 1974).

The need for development control in Nigeria came about in an attempt to curb haphazard
development and the outbreak of the bubonic plague, which ravaged the city of Lagos in 1928.
Prior to this period, the building and regulation laws of the country were based on the Great Britain
Town and Country Planning Law of 1932. By 1946, an indigenous town and country law was
carved out of this. This continued to be operative until in 1992, when a new urban and regional
planning was promulgated backed by the decree 88 of 1992. It is the section 27(1) of this law that
concerns development control, stating that the control department, at the federal level, shall have
power over the federal lands and estates. The states‟ control department shall, in turn, have control
power over the state lands.
Aribigbola (2007) noted that development control aims at realizing an ideal, social control
production of good health and guiding development according to plan and conflict resolution. It is
a device for regulating the misuse of land and the environment.
Increase in population due to natural increase and immigration of people from the
neighboring towns According to (Egene, 2008), has been a cause development control problems in
Nigeria. There has been influx of people into the town in search of jobs and a better life. There is,

27
therefore, a high demand for construction of more buildings and pressure on available facilities and
amenities. The city is experiencing a high demand and competition of several land uses, with
problems such as blockages of sewages, construction on prime agricultural lands and wet lands,
inadequate setbacks for buildings, loss in size of reserved open spaces, and haphazard development
over available land. Even though efforts have been made by the state town planning development
board to curb these problems, it has yielded little or no positive results due certain bottlenecks.
According to Jiboye, (2005) several factors of failure have been cited in literatures as the cause of
failure of development control in Nigeria. These include insufficient legal frame work, lack of
tools, inadequate personnel, corruption, lack of data and information for decision making,
inadequate funding, e.tc.
Ola (1984) argued that, planning should be seen as related to development control, without
which it will fail to achieve its objectives. It was emphasized that development control ensures an
orderly growth of settlements by stipulating adequate planning standards in areas of lighting,
ventilation, open spaces, most development control activities in Nigeria and like many developing
countries at large, and its cities, particularly, are faced with many bottlenecks which have made
plan implementation and control difficult or impossible.
Thus what development control seeks to achieve is to ensure the orderly arrangement and
control of these activities in space. Common man’s activities on land are agricultural, forestry,
residential, industrial, commercial etc. These activities compete for limited space in urban setting
or in our cities. To avoid conflict and ensure compatibility among various land uses the mechanism
of control is very essential.

The 1917 Township Ordinance, 1928 Lagos Town Planning Ordinance, Nigeria Town and
Country Planning Act of 1946, and the 1954 Federal Constitution were all intended to maintain
spatial orderliness and sanitation in urban land use activities. To ensure a more effective measure
at controlling development, the 1992 Nigerian Urban and Regional Planning Decree was
established which confer power on the federal, state and local government council to establish
planning authorities and prepare physical development planning scheme at each level. Following
this, several planning authorities have been established in different states by the state and local
council to regulate physical development.

Despite the existence of these physical planning agencies, most Nigerian cities are still
miles away from “World class cities”. Evidence of environmental decay, incompatible physical
development, increasing status of slums and squatters still strive in most cities in the country

28
thereby placing a serious question mark on the effectiveness of the development control
mechanism available in the country.

2.4.1 THE COLONIAL ERA:

Attempt to control physical development in Nigeria was made for the first time in 1863
with the publication of the Town Improvement Ordinance. This was two years after Lagos with a
population over 40,000 was ceded to Great Britain. The enactment of this Ordinance by the
colonial authorities in Lagos was to control development, especially urban sanitation in the city of
Lagos. However the ordinance was largely ineffective. Even with the ordinance in place, the
sanitary condition of Lagos grew worst. The arrival of the 1904 Cantonment Proclamation during
the early years of the colonial administration of the Northern and Southern protectorate was
targeted at controlling development in few urban centres. These urban centres were those
commercial and administrative towns that had scores of European population. The proclamation
succeeded in creating “European and African” quarters (Obialo, 1982).

While the “European” quarters were meant for the colonial masters and had the best of
modern infrastructure and amenities, the natives were made to reside in the “African quarters
which were a picture of congestion and insanitary conditions. By the nature of the 1904
Cantonment Proclamation, it can be concluded that it provided the first town planning regulation
even though it was one sided; creating an orderly physical environment for the colonial masters.
With the amalgamation of Northern and Southern Protectorates in 1914, the Town and Country
Planning Ordinance, No. 9 of 1914 was enacted. This Ordinance empowered the government to
acquire land compulsorily for public purposes, irrespective of whether such lands were occupied or
not. The main intent of the Ordinance was to solve the problem of land availability for public use
especially in the Southern Protectorate where land was privately owned. With this Ordinance, the
power of eminent domain was legally introduced for the first time in Nigeria in 1914.

The growth in economic and social status of both the old and new cities in the country gave
rural-urban migration a new face. With an astronomically increasing population in these cities
there became the necessity to enforce orderliness in physical development pattern of the Nigerian
cities to prevent chaos. This singular reason gave birth to the Road and Township Ordinance, No.
20 of 1917. The Ordinance was concerned with the classification and delineation of townships and
urban districts into first, second and third class townships and by extension the control of offensive
traders, acquisition of land, regulation of buildings, regulation of open spaces and traffic etc.

29
 (Agbola 1997, Oduola 1985). In 1924 the colonial government established separate town
planning committee for the Northern and Southern Nigeria for the purpose of effectively carrying
out town planning activities. The aim of the committee was primarily to control and co-ordinate
urban growth, initiate and develop planning scheme as well as approving building plans but its
existence was terminated by the departure of Governor Hughes Clifford who established the
committee. The insanitary condition of Lagos arising from uncoordinated physical development
led to the enactment of the 1928 Lagos Town Planning Ordinance.

The Ordinance gave rise to the establishment of the Lagos Executive Development Board
(LEDB). The primary functions of the board were the planning and control of new development,
construction and maintenance of roads, minimal slum clearance on Lagos Island and the
acquisition and disposal of land.

The Ordinance was restricted to Lagos alone. The astronomical growth of the other cities in the
country and the prevailing socioeconomic situation in those cities couple with the condition that
led to the establishment of the 1932 Town and Country Planning Act in Britain led to the
enactment of the 1946 Nigeria Town and Country Planning Ordinance. This Ordinance was seen
as an amalgamation of the 1914, 1917 and 1928 Planning Ordinance in the country. Unlike the
others, this particular Ordinance extended spatial planning to the entire country and gave more
legislative power to the planning institutions concerned to implement its provision (Ola, C.S,
1977).

2.4.2 POST INDEPENDENT ERA:

The development control structure that was in place before independence was inherited
after independence. However the military government of Olusegun Obansanjo in a bid to solve the
problem of land availability for public use especially in the Southern region of the country where
individual ownership of land was very strong promulgated the Land Use Decree in 1978 which
vested all land except existing Federal land within the territory of each State on the State
government.

Each State government was to hold the land within its territory in trust and administer it for
the use and benefit of all Nigerians. It abolished absolute ownership of land from the citizens and
vested it in the various government and a right of occupancy either presumably or actually granted
to the citizens. It was the flaws in the 1946 Town and Country Planning Ordinance that led to the
establishment of the 1992 Urban and Regional Planning Law. Unlike the former, the later
emphasizes the preparation of physical development plans at the National, State and Local

30
Government level. It made clear the type of plan to be developed at the different level. It also
stated clearly the responsibilities of the various level of government in physical planning
administration and control. (Kio-Lawson et al)

2.5 CONTROL

The word CONTROL is exercised when what is actually happening is compared with and guided
towards the achievement of the proposals and specifications in approved building and layout plans.

There has been a phenomenal growth of urbanization resulting in our major cities growing
and expanding in an unplanned compounding the problems is the alarming rate at which urban
sprawl has been developing haphazardly. Many examples abound. Nasarawa settlement in Kaduna
metropolis is a typical example of such uncontrolled growth. Almost all the urban centres are
growing day-in-day-out with little or no systematic direction.

The supply of sanitary and infrastructural facilities is increasingly becoming inadequate for the
ever-teaming population influx into the urban centre. What proportion this build-up will reach in
two or three decades ahead is anybody’s guess. Therefore, with the political changes and
administrative development of the action, these cities have continued to grow but at a rate faster
than the types of facilities initially installed.

The rapid population growth and physical expansion of the cities have been accompanied by
unplanned urban sprawl, environmental pollution, deterioration, deficiencies in modern basic
facilities such as water, electricity, hospitals, sewage, municipal and community facilities, and
general urban decay. As increased urbanization exert more pressures on urban facilities, most
Nigerian cities tend to have lost their pre-colonial original dignity, social cohesion and
administrative efficiency. (Vivia Ezra et al)

2.6 THE NEED FOR DEVELOPMENT CONTROL

Rural- urban migration has caused congestion in the urban areas and left the towns and
cities sprawling endlessly into the countryside with dire consequences for the provision of essential
urban infrastructure. That is, the rate of expansion of each of old and newly emerging town led to
the emergence of uncoordinated land-uses, winding road network, traffic congestion,
uncoordinated provision and distribution of socio-physical infrastructure, uncollected waste and
the like, amongst others with great impact on the socio-economic wellbeing of the inhabitants. All

31
these are resultant effects of uncontrolled development in both rural and urban settlements in
Nigeria.

The rapid growth of our settlements, particularly urban areas need to be controlled to
prevent chaotic and haphazard physical growth and development, which certainly takes place in
the absence of any development control measure. However, some of the rationales for effective
development control are the achievement of balanced, coordinated and good development of the
environment; it ensures structural soundness and the adequate provision of necessary utilities,
services and facilities for the proposed buildings; protection and the development of the
environment so that the activities of men do not have adverse effects on it. This uncontrolled
development has led to the environmental situation as presently witnessed in some squatter
settlements of Lagos (Somolu, Bariga, Ijora, Ajegunle, Mushin) and other big town and cities in
Nigeria.

Development control also ensures that real estate developers or owners of landed property
use their lands and buildings in conformity with approved town planning schemes or master plans
for the town; for if development control is not enforced, landowners and estate developers will
build anywhere and anyhow, causing the chaotic and disorderly growth of the town concerned.

Development control ensures the proper use and or development of land and building in
conformity with the approved town planning schemes or comprehensive development plans, which
presents a more beautiful and unique environment; it also eradicates inadequately and uneven
distribution of government facilities to compliment demography. This applies to the locational
advantage, distribution system and general servicing load of services like schools, hospitals and so
on. Also, because of negative externalities generated by some users of land such as industrial
areas, which generate heavy traffic or pollute the environment so much as to cause a decline in the
value of adjacent land uses such as residential, it is therefore, pertinent to separate such land use
activities from each other.

There is then the need for the government to establish rules about how land would be used
and not leave this function to the market allocating process because the market cannot be trusted to
produce a rational, efficient land use system. Urban land as a scarce resource needs to be
husbanded in a way that will balance long and short term need of the community and also balance
the conflicting claims of different interest groups.

Development control measures which is aimed at regulating physical development and

settlement with the intention of creating conducive and orderly development of physical structures

32
becomes mandatory to be fully implemented in any fast growing urban centres (Ogundele, et al.
2010).

Development control ensures and regulates the character and appearance of buildings, their
relationship to one another and to open spaces, hence create healthy environment for living and
working. Development plan ensures that there will be adequate light, ventilation, playgrounds for
children, open spaces for relaxation and recreation. It regulates the orderly planning and growth of
a country, town, or city by stipulating adequate standards for all aspects of planning. It also ensures
that residential, commercial, industrial, educational and agricultural areas are properly and
carefully zoned to prevent conflict and promote a harmonious interrelationship.

It is aimed at checking the activities of developers and landowners by ensuring that they do
not develop their property as they like and to the detriment of public interest. A development plan
cannot work without development control. As a road is to a motor vehicle and as salt is to food, so
is development control to a development plan.

33
 CHAPTER THREE
3.0 METHODOLOGY
3.1 METHODS OF DATA COLLECTION
The study uses both secondary and primary sources of information. The secondary information
were through literature review on the subject matter, while the primary source involves: first, a
reconnaissance survey of the study area to determine the nature of development activities; second,
a visit was made to Olorunda Local Planning Authority in the area to collect data on their
perception on development control activities; and third about 263 structured questionnaire were
designed and administered to solicit information on the socio-economic characteristics of
respondents and their level of compliance with development control in the area. A Systematic
Random sampling method was used to solicit information using questionnaire. Oral interview was
also conducted with the opinion leaders in the area.
3.2 SOURCES OF DATA COLLECTION
Data collection in any survey provides information about some object, usually called a unit of
analysis. The social science techniques of collecting data can be classified into document analysis,
direct observation, Interviewing, photograph, and questionnaire. These classifications evolve from
two types of data which are primary and secondary data.

3.2.1 PRIMARY DATA

These are data which are collected on the field for the purpose of achieving the aim of this study.
Primary data are collected using questionnaires, interviews, observation and experimentation. A
characteristic of primary data is that it is mostly in a raw or unprocessed/ semi-processed form.

Primary data sourced in the course of this study were gotten from direct observation, Interviewing,
photograph, and questionnaire.

3.2.1.1 Direct Observations

Direct observations were used in observing occurrences that were found to be necessary and to be
used in deducing or drawing conclusions. To achieve this, a check list was used in observing
buildings, setbacks and airspaces. This entailed the systematic noting and recording of siting or
location of buildings in Olorunda Local government Area, Osogbo, Osun State.

3.2.1.2 Interviews
Face to face interviews were used. This method was adopted so as to establish a familiarity with
the respondent because it is unethical to administer the questionnaire without familiarity with the

34
respondent whatsoever and to ask unstructured questions which are not included in the
questionnaire.
3.2.1.3 Questionnaires
In order to achieve the aim of this research work, 0.0015% of the total population of
Olorunda Local Government Area, Osogbo, Osun State which was 175,804 was chosen.
Hence, 263 questionnaires were prepared, the structured questions was divided into four (4)
sections according to the objectives of this research work. The first section deals with the socio-
economic characteristics of the Developers, the second deals with the perception of the developers
on the activities of development control in their neighbourhod, third section deals with the
respondent’s evaluation on the level of compliance to development control regulation and the
fourth section deals with town planner’s assessment of development control activities in Olorunda
Local Government, 8 planning staffs was administered the questionnaire at Olorunda Local
Planning Authority, Osogbo, Osun State.

3.2.2 SECONDARY DATA

Secondary data are traced to other researchers. They are mostly documents gotten from different
sources such as books, magazines, booklets, pamphlets, journals, and newspaper articles, past
studies carried out by other scholars and relevant studies on development control activities.

3.3 SAMPLE FRAME

The targeted populations in this research work are the developers and the town planners in the
study area, having a total number of 175, 804 as calculated below

Pt + n = Pt (1+r)n

Where the rate of growth is taken as 2.25/100

Pt + n = the year which is been projected to be 2019

Pt = this is the ending point for computing the rate of the base year (2006)

r = Annual Growth Rate 2.25%

n = this represent the time periods between the base year and the projected year i.e 2006 to 2019
(13years)

using the above formular to project the population of Olorunda Local Government, Osogbo, Osun
State from the base year (2006) which is 131,649 to arrive at 2019 figure, the following is adopted.

35
= 131,649 (1 + 0.225)13
= 131,649 (1.0225)13
= 131,649 x 1.3354
= 175,804
Therefor in order to ascertain the total future population of Olorunda Local Government, Pt – Po
175,804 – 131,649 = 44,155 (Projected population)

3.4 SAMPLE SIZE

It is impossible to sample the whole population of the study area (Olorunda Local
Government, Osogbo, Osun State), due to resources and time constraint, therefore, 0.0015% of the
whole population was chosen for the purpose of drawing inference and then the data is been
generalized on the population and it is been calculated below:-

Formular = Y*X=P%

X =0.0015%

Y = the population of the study area (175,804)

Therefore:

Y*X=P%
175,804*0.0015 = 263.706

The sample size which was chosen from the population is 263 respondents.

3.5 SAMPLE TECHNIQUE

This is a method via which the questionnaire was administered among the 263 respondents in
Olorunda Local Government Area. It would be bias if the respondents were chosen in just a
particular neighbourhood, therefore, the 11 wards in Olorunda Local Government was used, 263
questionnaire were distributed within the 11 wards, this is shown in the table below.

S/N NAME OF WARDS NUMBER OF

IN OLORUNDA LOCAL QUESTIONNAIRE
GOVERNMENT, OSOGBO, OSUN ADMINISTERED
STATE
1. Agowande 24
2. Akogun 24
3. Atelewo 24
4. Ayetoro 24
5. Balogun 24
6. Ilie 24

36
7. Oba Oke 24
8. Oba Ile 24
9. Owode I 24
10. Owode ii 24
11. Owoope 23
Twenty-four (24) questionnaires were divided to each ward except Owoope which has 23,
due to time constraint, resources and lack of personnel in administering the questionnaire, the
whole developers in each of the wards cannot be sample. Therefore, Systematic Random Sampling
method was adopted i.e after the first building on each streets, the next third building was sampled.

In the cause of sampling, 263 questionnaires were administered but 206 questionnaires
were retrieved and well answered. The percentage success of the questionnaire retrieved was
determined to be approximately 78% success (205/263*100 = 78%).

3.6 METHODS FOR DATA ANALYSIS

Analysis is the process of imparting meaning to data by interpreting them. Data analysis consists
of individual steps including data manipulation, significance evaluation and data presentation. The
specific operations used in analysis of data include creating frequency distribution, percentage
tables, pie chart, bar graphs and further analysis such as means, mode, standard deviation.

37
 CHAPTER FOUR

DATA ANALYSIS AND PRESENTATION

4.0 INTRODUCTION

This chapter focuses on the presentation and analysis of response from the questionnaires
administered to the respondents in the study area (residents is living on water and residents living
on waterfront) and general observation and field survey by the researcher.
SOCIO-ECONOMIC CHARACTERISTICS OF THE DEVELOPER
TABLE 1: GENDER OF THE RESPONDENT
GENDER No. of respondents % of respondents

MALE 145 70.4%

FEMALE 61 29.6%

TOTAL 206 100.0%

Source: Author Field work 2019

The table above shows that 70.4 % of the respondents in the study are male while 29.6% of the
respondents are female as at the time of this survey. Findings revealed that male respondents were
the most predominant household heads in the study area.

TABLE 2. AGE OF THE RESPONDENT

No. of respondents % of respondents

AGE
-
below 20years -
38.8%
21-40 years 80
46.6%
41-60 years 96
Above 60 14.6%
30
TOTAL 100.0%
206
The above table shows that none of the respondents are below 20 years of age because people
within 20years of age are students, apprentice. 38.8% respondents are within the age of 21-40years
which is adult and working class group. 46.6% respondents are within the age of 41-60 years; this
is working class group approaching the retirement age. 14.6% respondents is above the age of 60.

38
The implication of this is that, greater percentage of respondents in Olorunda Local Government
Area was married and this has an impact in housing conditions in which they lived.

TABLE3. RELIGION OF THE RESPONDENT

RELIGION No. of respondents % of respondents

Islam 99 48.0%

Christianity 98 47.6%

Traditional 9 4.4%

other ( specify) - -

TOTAL 206 100.0%

Source: Author’s field work 2019

The table above shows that 48.0% respondents are muslim, 47.6% respondent are Christians while
4.4% respondent are traditional worshiper. The data presented in the table shows that there are
more of muslims in the study area than Christians and traditional worshipper i.e many of the
developers are muslim followed by Christian and lower number are traditional worshipper.

TABLE 4. NATIONALITY OF THE RESPONDENT

NATIONALITY No. of respondents % of respondents

Nigerian 199 96.6%

Non – Nigerian 7 3.4%

TOTAL 206 100%

The table above shows that 96.6% of the developers in the study area are Nigerians while 3.4% are
Non-Nigerians. The implication of this is that there are different understanding of the activities of
the Town Planner due to the difference in Nationality.

TABLE 5: MARITAL STATUS OF THE RESPONDENT

MARITAL STATUS No. of respondents % of respondents

Single 20 9.7%

Married 100 48.5%

39
Divorced 36 17.5%

Widow 50 24.3%

TOTAL 206 100.0%

The table above shows that 9.7% respondents are single, 48.5% respondents are married, 17.5%
respondents are divorced and 24.3% are widow. This means, large percentage of the developers are
married and there is need for provision of housing for their family.

TABLE 6: NUMBER OF PERSON IN THE HOUSEHOLD

HOUSEHOLD SIZE No. of respondents % of respondents

1 -2 30 14.7%

3 -4 71 34.4%

5 -6 90 43.6%

7-8 15 7.3%

Above 9 - -

TOTAL 206 100.0%

The table above shows 14.7% respondent live between 1-2, 34.4% respondent live between 3-4,

43.6% live between 5-6,7.3 % live between 7-8 and none live above 9. It is shown in the table that

large percentage live between 5-6. From the study and responses most of the household in the

study area is characterized by population of above 5-6 persons with few household below 5. This

could be largely attributed for the huge population of the area. Also, this implies that there is

situation of overcrowding which is against the space standard.

TABLE 7. EDUCATIONAL STATUS OF THE RESPONDENT

EDUCATIONAL LEVEL No. of respondents % of respondents

no formal education 26 12.6%

primary education 91 44.2%

40
secondary education 59 28.6%

tertiary education 30 14.6%

TOTAL 206 100.0%

It was discovered from the table above that 12.6% of the respondents had no formal education,
44.2% of the respondents had primary education, 28.6% respondents had secondary education,
14.6% of the respondents had tertiary education. This means respondents were mainly primary and
secondary school leavers apart from those that attains tertiary education (14.6%). This implies that
majority of the respondents in the area needs more public enlightenment in the area of physical
planning and development control because of their level of education which is not synonymous to
development planning generally.

TABLE 8. OCCUPATION STATUS OF THE RESPONDENT

OCCUPATION No. of respondents % of respondents

civil servants 30 14.6%

self – employed 64 31.1%

Farming 15 7.3%

Trading 83 40.3%

Artisan 14 6.7%

Others (specify) - -

TOTAL 206 100.0%

Occupational distribution of respondents is summarized in table 8 above. it was discovered

that 14.6% of the respondents were civil servants, 31.1% of the respondents were self-employed,
7.3% of the respondents were farmers, 40.3% of the respondents were trader while 6.7% of the
respondents were Artisan. The study show that greater proportion of the respondents are into
trading, this has implication on development control because the trading shops are located along
the road side thereby obstructing the setback from the road.
TABLE 9 ETHNICITY OF RESPONDENTS

ETHNIC No. of respondents % of respondents

41
Yoruba 101 49.0%

Hausa 6 3.0%

Igbo 99 48.0%

TOTAL 206 100.0%

The table above shows that 49.0% of the respondents are Yoruba, 3.0% of the respondents are
hausa and 48.0% of the respondents are Igbo. This implies that residents will find it challenging
understanding different environmental challenges faced in the area since they cannot understand
medium upon which development control is discussed (English Language) and it thus shows that
there is need to interact with these people with language they can clearly understand.

TABLE 10. INCOME STATUS OF RESPONDENT

INCOME STATUS No. of respondents % of respondents

below 18,000 114 55.3%

#18,001 - #40,000 79 38.4%

#41,001 - #60,000 11 5.3%

Above 60,000 2 1.0%

TOTAL 206 100.0%

The income status shows that 55.3% of respondents earn below 18,000, 38.4% of respondents earn
between 18,001-40,000, 5.3% of respondents earn between 40,001 to 60,000 while 1.0% of
respondents earn 60,000.

Basically, it implies that the area is predominated by poor people with its attendant effect on the

environment, in the sense that their state of economic condition might hinder them from taking

good care of the environment, and affording the planning permit fee.

TABLE 11. OWNERSHIP STATUS OF BUILDING

OWNERSHIP STATUS OF No. of respondents % of respondents

Landlord 194 94.2%

42
Tenant 12 5.8%

others specify - -

TOTAL 206 100.0%

The houses in the study area are largely owner occupied while few are occupied by their tenants.
From the survey, it was revealed that 94.2% of the respondents are owner occupier while 5.8% are
tenants. It thus means that Olorunloda Local Government Area is dominated by those who own
their houses. This implies that the area has less of absentee landlords, hence regular house
maintenance; proper usage of house facilities among others that could result in physical
deterioration would be adequately monitored.

SECTION II

TABLE 12

Are you aware of the Development No. of respondents % of respondents

Control Activities by the Town
Planning Authority?
YES 29 14.1%

NO 177 85.9%

TOTAL 206 100.0%

The table above shows that 14.1% of the respondents are aware of the activities of development
control and 85.9% of the respondents are aware of development control activities. This means that
large percentages of the developers are unaware of development control activities in Olorunloda
Local Government Area.

TABLE 12a

If yes, to what extent? No. of % of respondents

respondents
Very well 8 27.6%

very little 16 55.2%

Fair 5 17.2%

TOTAL 29 100.0%

43
The above table shows that 27.6% of the respondents are very aware of development control
activities, 55.2% of the respondents have little awareness of development control, and 17.2% of
the respondents are family awared.

TABLE 13

Does your property have a Building No. of respondents % of

Permit or Approval?
respondents

YES 30 14.6%

NO 176 85.4%

TOTAL 206 100.0%

The table above shows that 14.6% of the respondents have a building approval, 85.4% of the
respondents doesn’t have a building permit approval. This means that large percentage of the
developers doesn’t have building permit.

TABLE 13a

If yes in “4” above, did your adhere to No. of respondents % of

the Approved Building Permit?
respondents

YES 30 14.6%

NO - -

TOTAL 30 14.6%

The table above shows that the 14.6% of the respondents who has building permit/approval strictly
adhere to the planning regulations.

TABLE 13b

If No, No. of % of
Reasons for not having Building Approval
respondents respondents

Delay of Approval 46 22.3%

Rejection of development permit 98 47.6%

Planning Authority may compel developer to vary, 49 23.8%

alter, remove or discontinue development

44
Any proposed plan within the setback or river will not 13 6.3%
be approved
All of the above - -

Total 100.0%

Residential accessibility is very paramount in any development planning. The survey shows that
(90%) of the respondents indicated there was enough accessibility to their residents in the area,
while (10%) of the respondents were of the reverse opinion. Proper accessibility is a function of
abiding to building plan regulation and thus enhances a good living environment. Areas with very
poor accessibility however, need urban upgrading.
TABLE 14

The purpose of your No. of % of respondents

land use as at when it
respondents
was acquired?
Commercial - -

Residential 113 54.9%

Mix use - -

Agricultural 93 45.1%

Public - -

Others (Specify) - -

TOTAL 206 100.0%

Source: Author’s field work 2019.

It was discovered in table 14 above that, 54.9% of the respondents initial land use was residential,
and 93% are agricultural. This means that the area is initially zoned for residential.

TABLE 15

What is the existing/current No. of % of respondents

land use of your property?
respondents
Commercial 74 36.0%

Residential 31 15.0%

45
Mix use 101 49.0%

Agricultural - -

Public - -

Others (Specify) - -

TOTAL 206 100.0%

Source: Author’s field work 2019.

It was discovered in the table above that 36.0% of the respondent’s current land use is commercial,
15.0% of the respondent’s current land use is residential and 49.0% of the respondents current land
use is mix use. This means that illegal conversion of residential buildings into mixed used (mainly
residential and commercial; residential-institutional) is another hindrance of development control
in the study area. The percentage of mixed use shows that rate of contravention of the planning
laws in the area in the sense that most of the mixed use was not given approval before carrying out
such changes or conversion.

TABLE 15a

If changed in “9‟” above, No. of % of

did you regularize your title
respondents respondents
deed?
YES 30 14.6%

NO - -

TOTAL 30 14.6

Source: Author fieldwork 2019.

It was discovered in the table above that, only 14.6% of the respondents regularized their title deed
after the change of their land use from the initial use.

46
TABLE 16

Do you think that there are some No. of % of respondents

buildings in your neighbourhood that has
respondents
infringed into the Right of Way (ROW)?

YES 176 85.4%

NO 30 14.6%

TOTAL 206 100.0%

Source: Author fieldwork 2019.

It was discovered in the table above that 85.4% of the respondents think some building has
infringed into the right of way and 14.6% of the respondents think some buildings has infringed on
the right of way. This has an implication of the setback from the road.

TABLE 16b

To what extent? No. of % of respondents

respondents
5 - 10metres 98 47.6%

4- 1metres 82 39.8%

less than 1 metre 26 12.6%

TOTAL 206 100.0%

Source: Author fieldwork 2019.

It was discovered in the table above that infringement is to the extent of 4-1meters encroachment
of setback. This means 4-1meters of the expected setback from the road has been encroached upon.
Hence, this would have implication on the building when there is need for enforcement of planning
law and this would result into demolition of many buildings.

47
 SECTION III

TABLE 17

Are you aware of the impact of violating to No. of % of

development control regulations? respondents respondents

Yes 30 14.6%

No 176 85.4%

TOTAL 206 100.0%

Source: Author fieldwork 2019.

The table above shows that only 14.6% of the respondents known the implication of violating
development control regulations and 85.4% of the respondents doesn’t know the implication of
violating development control regulation. This means that large percentage of the respondents
doesn’t know the implication of violating development control regulation.

18. What do you think are the reasons for non-compliance to development control regulations?

It was discovered during an oral interview that some don’t know about the development
control activities. Another factor as lamented by the respondents is the act of bribery and
corruption in the course of processing a development proposal (application) for approval.
This act has spread all over the relevant officials, doggedly collecting bribe and calling it
processing fee. This is a very sad case, which has seriously impacted negatively on the
area as this encourages double standards in granting or rejecting approval.

TABLE 19

What is the implication of non-compliance of No. of % of

development control regulations in your neighbourhood? respondents respondents

Narrow Right of Way 19 9.2%

Traffic congestion 84 40.7%

Vehicular accidents 4 1.9

48
Lack of adequate Public Facilities, Utilities and services 7 3.4

Building collapse - -

Over development of plot 36 17.4%

Inadequate air circulation within a building 56 28.6

Source: Author fieldwork 2019.

A cursory study of the table indicates that developers in the area do not comply with town planning
rules and regulation. The effects are leapfrog development; and deteriorated physical environment.

TABLE 20

Do you agree that violating development No. of % of

control regulations has negatively impacted respondents respondents
to your neighbourhood?

Yes 30 14.6%

No 176 85.4%

TOTAL 206 100.0%

Source: Author fieldwork 2019

The table above shows that 14.6% of the respondents knew that violating development control
regulations has negatively affected their neigbourhood, while 85.4% of the respondents doesn’t
know that violating development control regulations has negatively affected their neigbourhood.
Thus, this implies that large percentage (85.4%) of the people doesn’t know the essence of
development control in their environment.

5. As a developer, what are the problems associated with development control in your area?

During the interview with the respondents, it was gathered that development control activities
disallowed the developers to erect building according to the level of their financial status. Hence,
the planning regulations automatically reduce their proposed plot for erection as regards the
setback, the airspace and internal building standard.
Moreover, the poor people have to discontinue their erection when it has been marked (stop
work) by the planning authority because of lack of finance to get the development approved.

49
SECTION IV

How often do you go on monitoring of No. of % of respondents

development in your jurisdiction? respondents
monthly - -

weekly 8 100.0%

daily - -

once in a while - -

TOTAL 8 100.0%

Source: Author fieldwork 2019.

the above table shows that the planning authority often go on monitoring activities within their
jurisdiction weekly in order to enforce the planning law, and for the people to following the
planning standard.

To what extent do you exercise No. of % of respondents

development control regulation? respondents
very well - -

Fairly - -

Satisfactorily 8 100.0%

Poor - -

TOTAL 8 100.0%

Source: Author fieldwork 2019.

The table above showed that the planning authority exercise development control satisfactorily in
Olorunda Local Government Area.

50
What is the level of compliance of the No. of % of
people towards development control? respondents respondents

High - -

Minimal 43 20.9%

Satisfactory - -

very poor 163 79.1%

TOTAL 206 100.0%

Source: Author fieldwork 2019

The table above shows that level of compliance of development control by developers in the area.
According to the figure, (20.9%) of respondents identified that there is minimal compliance with
development control in the study area, while (79.1%) of respondents noted that there is a very poor
compliance with development control. The implication of this is grave because haphazard
development was the order of the day.

Is there a need for a synergy between development No. of % of

control authority, community leaders and developers respondents respondents
for adequate compliance to development control
regulations?
Yes 206 100.0%

No - -

TOTAL 206 100.0%

Source: Author fieldwork 2019.

The above table shows that there is need for synergy between the control authority, community
leaders and developers as this will foster the possibility to make the enforcement and compliance
of development control activities in Olorunda Local government Area easy and possible.

6. What are the challenges usually encountered during official duties?

Lack of public participation and co-operation of the people.

51
 CHAPTER FIVE
5.0 SUMMARY OF FINDINGS, CONCLUSION AND RECOMMENDATION
5.1 SUMMARY OF FINDINGS
The majority of the respondents in the area need more public enlightenment in the area of
Development Control Activities, because of their level of education and income which is not
synonymous to development planning generally.
It was discovered that there is delay in building permit approval as this won’t allow the developers
to have building permit.
Some buildings were erected without approval from town planning, inadequate setbacks and
various form of land encroachment. A cursory study of the table indicates that developers in the
area do not comply with town planning rules and regulation. The effects are leapfrog development;
and deteriorated physical environment.
Also, the majority of respondents were of the opinion that awareness is only done in English and
few of them doesn’t understand the purpose of development control.

5.2 CONCLUSION
In conclusion, this study has assessed the situation of development control activities in Olorunda
Local Government Area, Osogbo, Osun State, Nigeria. The importance of development control in
physical planning cannot be over-emphasized. In fact, its benefits are widespread and can only be
comprehended and appreciated if fully adopted in the course of planning and implementation of
physical development plans in the area. In addition, the greatest form of effective control is
achieved through a team of qualified professionals, and government support of facility and
equipment for day to day planning and monitoring activities.
These officials however, must be committed and avoid bias in their work. Moreover, effective
development control measures in this present millennium should be the responsibility of both the
public and private sector.

5.3 RECOMMENDATION
The following recommendations are advanced towards proper coordination of development
activities in the study area:
1. First, the preparation of an up-to-date land use development plan is essential. This will
effectively guide the growth and development of the area in a sustainable manner, through
strict and ensuring realistic development control measures.

52
2. There is need to conceptualized an effective and sustainable public enlightenment
programmes to sensitize the residents, developers and other stakeholders in the building
industry on the need for development control, as this would implicitly and explicitly involved
the public in the monitoring of the built environment in order to create a conducive and
harmonious environment for living working and recreating.

3. Government should carry out public enlightenment campaign on the important of taking
planning permits and approval of their building plans before development starts. Awareness
should be made in at least three (3) different languages to avoid language bias, and for
everyone to understand the purpose of development control. Any defaulters should be
heavily sanctioned.

4. Also, there should be proper and adequate funding of the Town planning unit, provision of
vehicles and enactment of standing rule to ensure easy access to the law enforcement
agencies whenever there is need to quickly respond against any development in defiance of
planning regulations.

5. For effectiveness and efficiency of development unit of the authority, there is the need for
appointment/ employment of adequate professionally qualified Urban and Regional planners
to man the various technical aspects of the unit as recommended in the Decree 88 and 18 of
1992 and 1999, respectively. There is also the need to empower the planning unit of the
authority by making it a department.

6. It is the duty of government to organize seminars and workshops on the modern development
control measures to planners in the area. This will assist planning officials in their day to day
development control activities.

7. The erring officers caught in the act of bribery and corruption in the authority (especially the
development control unit) should be disciplined by the professional body; such officers can
be deregistered, while the employer could dismiss such.

8. Plan approval process should be speed up to enable swift delivery allocation of approved
number. This could be through computerization of plan approval process.

9. Finally, politicians and government officials should create a conductive political atmosphere
for the officials of the authority to effectively and efficiently perform/ exercise their statutory
roles and functions in the built environment.

53
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Institutional Trust Hypothesis in the USA. Journal of Environment and Behaviour 47 (1):17 –
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Yahyaha O. Y.; Ishiak, Y. (2013). Effective Urban Land Use Planning In Nigeria: Issues and
Constraints. Journal of Environmental Management and Safety 4 (2): 103-114.

QUESTIONNAIRE

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Dear Sir/Ma, This questionnaire is designed to collect relevant information for a HIGHER
NATIONAL DIPLOMA research work which seeks to assess Development Control Activities in
Olorunda Local Government, Osogbo, Osun State. The information supplied will be used mainly
for academic purpose alone and shall be treated as highly confidential.

SECTION I: SOCIO-ECONOMIC CHARACTERISTICS OF THE RESPONDENTS

1. Gender (a) male ( ) (b) female ( )

2. Age (a) below 20years ( ) (b) 21-40 years ( ) (c) 41-60 years ( ) (d) above 60 ( )

3. Religion (a) Islam ( ) (b) Christianity ( ) (c) traditional ( ) (d) other ( specify)
4. Nationality (a) Nigerian ( ) (b) non – Nigerian ( )
5. Marital status (a) single ( ) (b) married ( ) (c) divorced ( ) (d) widow ( )
6. Number of person in the household (a) 1 -2 ( ) (b) 3 -4 ( ) (c) 5 -6 ( ) (d) 7-8
( ) (e) above 9 ( )
7. Educational level (a) no formal education ( ) (b) primary education ( ) (c) secondary
education ( ) (d) tertiary education ( )
8. Occupation (a) civil service ( ) (b) self – employed ( ) (c) student ( ) (d) farming ( )
(e) trading ( ) (f) Artisan (g) Others (please specify)…………………………
9. Ethnic (a) Yoruba ( ) (b) Hausa ( ) (c)Igbo ( )
10. Income status: (a) below 18,000 ( ) (b) #18,001 - #40,000 ( ) (c) #40,001 - #60,000 ( )
(d) above 60 ( )
11. Ownership Status of Building (a) Landlord (b) Tenant (c) others specify…………………

SECTION II: (DEVELOPER) Please tick in the space provided and/or writes clearly for
questions that demand your response. (This is to assess the PERCEPTION of the developer on the
activities of development control in the neighbourhood).

1. Are you aware of the Development Control Activities by the Town Planning Authority?

Yes ( ) No ( )

2. If “No” in 1 above please give a reason………………….. ………………………………….

………………………………………………………………………………………………...

3. If yes, to what extent? Very well ( ) Fair ( ) very little ( )

4. Does your property have a Building Permit or Approval? Yes ( ) No ( )

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5. If yes in “4” above, did your adhere to the Approved Building Permit? Yes ( ) No ( )

6. If No in “5” why? (a) Delayed Approval (b) Rejection of development permit (c) Planning
Authority may compel developer to vary, alter, remove or discontinue development (d)
Any proposed plan within the setback or river will not be approved (d) All of the above

7. If No in “5” above, why? …………………………………………………………

...................................................................................................................................................
...................................................................................................................................................

8. The purpose of your land use as at when it was acquired. Commercial ( ) Residential ( )
Industrial ( ) Agricultural ( ) Public ( ) Others (Specify) ………………………………

9. What is the existing/current land use of your property? Commercial ( ) Residential ( )

Industrial ( ) Agricultural ( ) Public ( ) Others (Specify) ………………

10. If changed in “9‟” above, did you regularize your title deed? Yes ( ) No ( )

11. If No in “10” above, why? ……………………………………..................................

………………………………………………………………………………………………
……………………………………………………………………………………………….

12. Do you think that there are some buildings in your neighbourhood that has infringed into
the Right of Way (ROW)? Yes ( ) No ( )

13. To what extent? 5 - 10metres ( ), 4- 1metres ( ), less than 1 metre ( )

SECTION III: Respondent’s evaluation on the level of compliance to development control

regulations.

1. Are you aware of the impact of violating to development control regulations?

Yes ( ) No ( )

2. What do you think are the reasons for non-compliance to development control regulations?
………………………………………………………………………………………………
………………………..………………………………………………………………………
………………………………………………………………………………………………
…………………..…………………….…………………………………………………….

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3. What is the implication of non-compliance of development control regulations in your
neighborhood? A. Narrow Right of Way ( ) B. Traffic congestion ( ) C. Vehicular
accidents ( ) D. Lack of adequate Public Facilities, Utilities and services ( ) E. Building
collapse ( ) F. Over development of plot ( ) G. Inadequate air circulation within a building
( )

4. Do you agree that violating development control regulations has negatively impacted to
your neighborhood? Yes ( ) No ( )

5. As a developer, what are the problems associated with development control in your area?

SECTION IV; Town Planners’ assessment of development control activities.

1. How often do you go on monitoring of development in your jurisdiction (a) monthly (b)
weekly (c) daily (d) once in a while

2. To what extent do you exercise development control regulation (a) very well (b) fairly

(c) Satisfactorily (d) poor

3. What is the level of compliance of the people towards development control? (a) High (b)
minimal (c) satisfactory (d) very poor

4. Is there a need for a synergy between development control authority, community leaders
and developers for adequate compliance to development control regulations? Yes ( ) No (
)

5. What are your tools of development control ……………………………………………….

……………………………………………………………………………………………...

……………………………………………………………………………………………...

6. What ate the challenges usually encountered during official duties?......................................

……………………………………………………………………………………………….

Thank you.

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