URBAN MANAGEMENT AND GOVERNANCE IN AGEGE

LOCAL GOVERNMENT AREA, LAGOS

BY

TAIWO, DAVID AJAYI

000503031

BEING A RESEARCH PROJECT SUBMITTED IN PARTIAL

FULFILMENT OF THE REQUIREMENT FOR THE AWARD OF
MASTER OF SCIENCE (M. Sc.) DEGREE IN
URBAN AND REGIONAL PLANNING

SUBMITED TO

THE DEPARTMENT OF URBAN AND REGIONAL PLANNING s

SCHOOL OF POSTGRADUATE STUDIES
UNIVERSITY OF LAGOS

October, 2008
 Abstract

Urban planning without consideration for environmental factor result in poor living conditions
which manifest differently. Sustainable urban development requires achieving and
maintaining a balance development and environmental goals. Our approach in planning for
the environment needs to see the environment as a system and be specific on issue of
substituting environmental goals with economic gains. This is how better quality of
environment can be achieved and sustained. This research aims to contribute toward the urban
management and governance in residential area of Metropolitan Lagos, basically through
studying the nature of urban management and governance in Agege local government area,
Lagos with a view to highlighting its management problems. In order to achieve the afore
stated aim, socio economic characteristics of the people (inhabitants); the extents of
involvement of people in provision of infrastructural facility(s); environmental condition in
the study area and the extents of which government carry the people along in project
execution in Agege local government area was assess; while the objective also looks into
ways to establish the relationship between residents, government agency(s) and environmental
characteristics in the study area; and to examine the government agencies functions through
available policy. Questionnaires were randomly administered to residents of the study area to
sample their opinion on the inherent nature of urban management and governance problems in
the study area. As a complement, government agencies functions through available policy was
adopted of which adoption of inappropriate planning concept; duplication of functions of
statutory agencies managing and governing our urban areas; problem of attitudes, indiscipline
and lack of political will and finance was discovered all which could be called a are numerous
pitfalls, ranging from conceptual issues to lack of explicit demarcation of functions as well as
to attitudinal and political considerations.

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 CERTIFICATION

I hereby certify that this M. Sc. Research Project titled: URBAN MANAGEMENT

AND GOVERNANCE IN AGEGE LOCAL GOVERNMENT AREA, LAGOS was

carried out by TAIWO, DAVID AJAYI with matriculation number 000503031 in the

Department of Urban and Regional Planning, under my supervision and is therefore approved.

_______________________ __________________________________
DR (MRS). I.I.C NWOKORO SIGNATURE AND DATE
SUPERVISOR

_______________________ _________________________________
DR. LEKE ODUWAYE SIGNATURE AND DATE
HEAD OF DEPARTMENT

iii
 DEDICATION

I dedicate this project to my parents, Mr. and Mrs. I.O. TAIWO and to my dear

family to be.

iv
 ACKNOWLEDGEMENTS

My gratitude goes to THE ALMIGHTY GOD for His protection and guidance over

me from the cradle till now

I must indebted to my supervisors for their patience, guidance, and constructive

criticism, Dr. Mrs I.I.C. Nwokoro; adjunct supervisor, Dr. Leke Oduwaye my source of

inspiration, academically speaking – Mr. A. Alade and all other lecturers in the Department of

Urban and Regional Planning. A special mention must be made of Arc. O. T. Adejumo, Mr

T.I. Salau, Mr E.A. Agunbiade, Mr. V. Ilechukwu; and Mrs T. O. Lawanson for their extra

commitment to their pedagogical callings.

There are some un-forgetful people who have over the years given me moral, spiritual

and financial support as far they could. These include, Mr. and Mrs. G. O Bolude and his

family, Mr. and Mrs. O. W. Saka, and Mrs. B. Ifenuga. Also to my intimate friends Miss

Adebimpe Omoniyi Adelakun; Mr. Tunji Adeyemo and Mr. Joshua Bangbola. May the

Almighty God reward all of you abundantly. Amen.

I also want to salute the exhibited comradeship of my colleagues in the Department of

Urban and Regional Planning. They have all being of unquantifiable assistance, morally,

academically, spiritually, financially and even emotionally. Yemi, Agunloye, Effiong and

Femi deserve Kudos and others too numerous to mention. You have all indeed made my

sojourn in the University of Lagos a memorable one.

I also want to acknowledge my lovely brothers and sisters from Mr. and Mrs. M.F

Taiwo, Mr. and Mrs. Folamihan, Mr. and Mrs. Azeez, Bernice, Funmilola and Gabriel Taiwo;

Bunmi, Yemisi and Peter Oladeji and to my brotherly love Daniel, Jeremiah and Dimeji,

Tunde and Olumide. I love you pals!

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 Lastly, my arm of fellowship is extended to all neglected orphans out there. The same

goes to all indigent students who are striving hard to excel under highly competitive and

challenging environment. May Almighty God give you respite. Amen.

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 TABLE OF CONTENTS

Cover Page
Abstract i
Certification ii
Dedication iii
Acknowledgement iv
Table of Contents vi
List of Tables viii
List of Figures ix
List of Plates x

Page(s)
CHAPTER ONE
1.0 BACKGROUND TO THE STUDY 1-20
1.1 Introduction 1
1.2 Statement of Problems 10
1.3 Justification of Study 11
1.4 Scope of Study 12
1.5 Aim and Objectives 13
1.5.1 Aim of Study 13
1.5.2 Objectives 13
1.6 Research Methodology 13
1.6.1 Data Types and Sources 14
1.6.2 Method of Data Collection 14
1.6.3 Instruments for Data Collection 15
1.6.4 Sample Size and Sampling Procedure 16
1.6.4.1 Sample Frame and Sample Size 16
1.6.4.2 Sampling Techniques and Procedure 17
1.6.5 Data Analysis 17
1.7 Limitation to Study 17
1.8 Relevance to Urban and Regional Planning 18

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1.9 Expected Contribution to Knowledge 19
1.10 Definition of Key Terms 19

CHAPTER TWO
2.0 CONCEPTUAL AND THEORETICAL FRAMEWORK AND LITERATURE
REVIEW 21-55
2.1 Conceptual Framework 21
2.1.1 Urban Management 21
2.1.2 The Urban Management Programme (UMP) 22
2.1.3 Urban Management Program Characteristics 26
2.1.4 Urban Governance 29
2.2 Literature review 37
2.2.1 Nature of physical and environmental problems in Lagos State 41
2.2.1.1 Physical and Environmental Problems 41
2.2.1.2 Environmental Management Problems 42
2.2.2 A review of efforts towards achieving orderly physical
development in Lagos State 43
2.2.2 .1 Colonial Town Planning Legislations (1854-1960) 43
2.2.2.2 Post-colonial Town Planning Legislations (1960-Date) 44
2.2.3 Sustainable cities and human settlements: principles and requirement 46
2.2.3.1 General principles and requirements 50
2.2.3.2 Key principles from Agenda 21 50
2.2.3.3 Other principles on sustainable Human Settlements 51
2.2.3.4. The mark of a sustainable city 52
2.3 The states of urban management and governance in Nigeria 54
2.3.1 Urban management 54
2.3.2 Urban governance in Nigeria 57

CHAPTER THREE
3.0 THE STUDY AREA 59-71
3.1 Locational setting of Lagos state 59
3.2 The study area 60
3.2.1 Population 60
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3.2.2 Economy of the study area 60
3.2.2.1 Administration 61
3.2.2.2 The management struture of the study area 65
3.2.2.3 Health 66
3.2.2.4 Religion 68
3.2.2.5 Transportation 68
3.2.2.6 Recreation 69
3.2.2.7 Education 70
3.2.2.8 Culture 70
3.2.2.9 Tourist attraction 70
3.2.2.10 Postal and telecommunication services 71
3.2.2.11 Markets 71

CHAPTER FOUR
4.0 RESEARCH METHODOLOGY 72-75
4.1 Sources of Data 72
4.1.1 Primary Data 72
4.1.2 Secondary Data 73
4.2 Sample Frame and Sample Size 73
4.3 Sampling Techniques and Procedure 74
4.4 Method of data analysis 74
4.5 Hypothesis and method of Testing 74

CHAPTER FIVE
5.0 DATA ANALYSIS AND INTERPRETATION AND FINDINGS 76-114
5.1 Socio-Economic Characteristics of the Study Area 76
5.2 Environmental Characteristic of the Study Area 93
5.3 Role of Agege Local Government Council Area in urban management
and governance 106
5.3.1 Agege Local Government Contribution toward the management
and governance on Roads, Environment/Sewage and Drainage 106

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5.3.2 Agege Local Government Contribution toward the management
and governance on Health and Education 108
5.3.3 Agege Local Government Contribution toward the management
and governance on Water supply, Construction/Development of
Motor Park & Markets and Neighbourhood watch 110
5.4 Government agencies functions through available policy 111

CHAPTER SIX
6.0 SUMMARY OF FINDINGS, RECOMMENDATIONS
AND CONCLUSION 115-115
6.1 Summary of Findings 115
6.2 Recommendation 116
6.3 Conclusion 119

REFERENCES 120
APPENDICES I Research Questionnaire 126
APPENDICES II Local Government/Council Development
Area Organogram 130
APPENDICES III Agege Local Government Bedget (2005-2008) 131

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 LIST OF TABLES
Pages
Table 1.1: Showing Public Agencies and some areas of overlaps
in their Functions in Urban Areas 58
Table 4.1 showing how the names of the wards, selected streets and
sample frame and size was selected 75
Table 5.1.1: Position in family 76
Table 5.1.2: Sex distribution 77
Table 5.1.3: Respondents Monthly Income 79
Table 5.1.4: Type of Employment 81
Table 5.1.5: No per Household 83
Table 5.1.6: Age of Building 86
Table 5.1.7: No of Family(s) per Building 87
Table 5.1.8: Level of Income Per Annum 88
Table 5.1.9: Monthly House Rent 89
Table 5.1.10: How Money was raised to manage the community(s) 92
Table 5.2.1: Method of Waste Disposal 93
Table 5.2.2: Type of Toilet Facility 96
Table 5.2.3: Environmental Condition 98
Table 5.2.4: Nature of Residential Outlet 100
Table 5.2.5: Drainage Condition 101
Table 5.2.6: Access to Building (Road) 103
Table 5.2.7: Did government carry you people along in project execution 105
Table 3.1: Agege Local Government Budget 2005-2008 capital
expenditure on Education; Health; Road construction;
Environment, Sewage & Drainage; Construction/Development
of Motor parks & Market; Water supply and Street lights 106

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 LIST OF FIGURE
Pages
Figure 1.1: Urban actors 33
Figure 2.1: Principles for Good Governance 35
Figure 3.1: The Map of Nigeria Showing Lagos State 62
Figure 3.2: Showing Lagos Metropolis and the Study Area 63
Figure 3.3: Showing Lagos metropolis and the Study Area 64
Figure 3.4: City of Lagos; showing main urban areas, lagoon,
harbor and port including study area (Agege L.G.A). 64
Figure 3.5: showing the Administrative structure of a typical
local government/ local council development area 67
Figure 5.1.1: Showing Age distribution in the study area 77
Figure 5.1.2 Showing Marital Status of the Study Area 78
Figure 5.1.3: Showing Housing Type of the Study Area 84
Figure 5.1.4: Showing the Level of Education of the Study Area 85
Figure 5.1.5: Showing the Location of business in the Study Area 90
Figure 5.1.6: Showing Landlord/community development Association
of the Study Area 91
Figure 5.2.1.: Showing Source of water supply in the Study Area 95
Figure 5.2.2: Showing Major Environmental; Degradation of the
Study Area 97
Figure 5.2.3: Showing Assessing the Environmental Sanitation of
the Study Area 102

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 LIST OF PLATES
Pages
Plates 5.1.1 and 5.1.2: showing majority type of employment in the
study area known as trading that is setback encroachment. 82
Plates 5.2.1 and 5.2.2: showing the drainage condition drainage
and environmental condition of the study area which
indicates the major environmental degradation of the study area. 99
Plate 5.2.3 and 5.2.4: Showing the condition of road in the study area 100
Plate 5.2.5 and 5.2.6: Showing hawker and trading indicates nature
and environmental condition within the residential area and
challenges of the people in the study area. 104
Plate 5.2.7: showing the waste taking over of the fun-off channel
(drainage) 105

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 CHAPTER ONE

1.0 BACKGROUND TO THE STUDY

1.1 INTRODUCTION

The urban environment is a complex living entity. In a general sense, it is an

ecosystem consisting of the structure and infrastructure built in a defined area, the

naturally occurring resources and conditions that enable a city to exist, and all the human

beings who reside and work in it. All these components are affected by urban growth.

Consequently, when problems arise, urban administrators need to consider many factors

in their search for solutions; these include physical, socioeconomic, political, and

institutional factors. Economic valuation can provide them with a strong foundation for

urban problem solving. Developing countries including Nigeria have undergone rapid

urbanization since World War II - and are now experiencing many of the attendant

problems. All recent analyses suggest that urbanization is an irreversible process, but that

its dimensions in the developing world are as yet poorly understood. To begin with, the

actual extent of urbanization among countries is unclear because urban areas are defined

differently from country to country. Moreover, in many cases, population censuses are

inaccurate or nonexistent. There is little difficulty, however, in identifying the problems

associated with urbanization.

In these times of increasing globalization, the future of major cities is undoubtedly

one of metropolization, and the challenge is to manage, in a democratic way, millions of

inhabitants spread out over wide areas and separated by differences in income, cultural

background and citizenship. The development of these cities is torn between a strong
relationship with the local environment and the trend of globalization. Through a

comparative study of different major cities from around the world with varied historical

and social contexts, this research outlines different thoughts on various methods relating

to the new urban geography. The subject is the future of major cities, and these are

considered both as agents and targets of change. There is an analysis of the spatial

dimension of urban politics and, more precisely, of the relations between the different

concepts, the objectives, and the implementation of space regulations and the new urban

configurations (layouts).

The global political economy has undergone rapid changes in the last two decades,

which has produced an entirely new setting for urban development in most of Africa,

Asia and Latin America. The reorganization has been accompanied by an entirely new

type of inequality, one that is no longer geographical but social, and that cuts across

nations. This has been true also of the urban system, with many major cities reasserting

their importance and others facing new challenges of which urban management and

governance have been using as a tool to resolve the problem.

Urban Management Programme (UMP) is a 10-year global technical cooperation

program designed to strengthen the contribution that cities and towns in developing

countries make toward human development, including economic growth, social

development, and the reduction of poverty. Its ultimate beneficiaries are the citizens who

live in and use cities and towns – particularly the urban poor who will receive better

managed services and more accountable, participatory, and transparent management as a

2
result of the programme. The Urban Management Programme through its regional offices

seeks to strengthen urban management by harnessing the skills and strategies of networks

of regional experts, communities, and organizations in the public and private sectors.

The programme's goal is to strengthen the local and regional expertise through the

City and Consultations of which Urban Management Programme brings together national

and local authorities, the private sector, community representatives, and other actors

within a country to discuss specific problems within its subject areas and to propose

reasoned solutions. Consultations are held solely at the request of a developing country

and often provide a forum for discussion of a cross-section of issues, generally resulting

in a concrete action plan for policy program change and Technical Cooperation with the

aid of the regional networks of expertise to sustain follow-up to the consultations by

providing technical advice and cooperation to facilitate implementation of action plans

and to mobilize the resources needed for their implementation.

Moreover, recently the terms "governance" and "good governance" are being

increasingly used in development literature while bad governance is being increasingly

regarded as one of the root causes of all evil within our societies. Major donors and

international financial institutions are increasingly basing their aid and loans on the

condition that reforms that ensure "good governance" are undertaken. This study tries to

explain, as simply as possible, what "governance" and "good governance" means. The

concept of "governance" as it is not new but it is as old as human civilization. Simply put

"governance" as the process of decision-making and the process by which decisions are

3
implemented (or not implemented). Governance can be used in several contexts such as

corporate governance, international governance, national governance and local

governance. Since governance is the process of decision-making and the process by

which decisions are implemented, an analysis of governance focuses on the formal and

informal actors involved in decision-making and implementing the decisions made and

the formal and informal structures that have been set in place to arrive at and implement

the decision.

Government is one of the actors in governance. Other actors involved in governance

vary depending on the level of government that is under discussion. In rural areas, for

example, other actors may include influential land lords, associations of peasant farmers,

cooperatives, NGOs, research institutes, religious leaders, finance institutions political

parties, the military etc. The situation in urban areas is much more complex between

actors involved in urban governance likewise in the national level, in addition to the

above actors, media, lobbyists, international donors; multi-national corporations, etc. may

play a role in decision-making or in influencing the decision-making process.

Traditional approaches to the management of urban development were fragmented,

dividing responsibility for the operation and management of individual services (water,

sanitation, transportation, health, etc.) sectorally and association “planning” with physical

planning. The results are well all known: poor coordination between service providers,

dis-junctures between installation and operation and maintenance, and static blueprint

land use plans that were not implemented because of their reliance on (ineffective)

4
controls over private sector development. Although the exacerbated by the weakness of

the local government, tricky central-local relations, inadequate revenue bases, inherited

land-use pattern and widening inequalities between urban groups, approaches to the

urban development process were conceptually and practically deficient (Devas and

Rakodi, 1993a). Attempts to device more adequate approaches have redefine “planning”

and adopted it in tandem with “management” to embrace the full range of government

intervention in the development and day-to-day operations of the city. Whereas urban

planning is concerned primarily with anticipating and preparing for the future, and

particularly with the spatial and land-use dimension of urban development, urban

management is concerned more with the operation of a range of a public services and

with a variety of interventions that affect urban conditions as a whole (Devas and Rakodi,

1993b, p.44).

The approaches to urban management established in the days of colonial and

promoted subsequently by donors, education and training, and research outputs have been

subject to widespread criticism (Kironde, 1992). In addition, problems with the design,

implementation and continued operation of externally finance project of which led to

some reconsideration or urban lending (World Bank, 1991). Although it is unanimously

agreed that changes were and are needed, the adoption and promotion of “urban

management” by the international agencies have been treated with considerable

skepticism. This could be minimized through the following suggestion if the World Bank

really wants best result on what they invest on

5
  They should enable the agencies to move away from the shelter project to more

institutional approaches

 They should make a signal shift from a public sector static perspective of

development to a neo-liberal perspective concerned with efficiency and the

coordination of public and private sector activities; and

 They should maintain organizational flexibility to vary programme components.

Effective urban management requires competence in running individual services,

integrated approaches to redevelopment and development of new areas, and responses to

overall challenges such as economic decline or environmental deterioration.

Consideration must thus be given to the specific functions of an urban management

system and also to mechanisms for decision-making and coordination. Administrative

arrangements are needed to generate resources, defined responsibilities, and provide staff,

as well as to ensure the tasks of policy formulation, resource allocation, implementation,

operation; maintenance, regulation, and promotion are carried out in an efficient and

coordinated manner. Actions are needed with respect to urban economic development,

physical and social infrastructure and services, land, shelter and environmental problem.

A city is a system- an ecological and social system of material and energy floes,

governed by information, yet controlled by an ethical scale of values. It has been

seventeen years since the Earth summit at Rio de Janeiro, Brazil and it is known that

human activities are causing grave and perhaps irreparable damage to the global

environment. The problem runs from local air and water pollution to the destruction of

6
forests, global climatic change, diminished diversity of plant and animal species,

generation of toxic waste, degradation of land, and scarcity of water and atmosphere

contamination. Daly and Mikesell (1994) assert that any project carried out in the

environment by human being should meet the need of the present generation, without

compromising the need of the future generation.

In most sub-Saharan African countries, the state lacks the capacity to fulfill the key

tasks of urban management, including issuing and registration of titles and regulation of

sub division and use. This is partly because the colonial administrations believed that

indigenous arrangements were inappropriate for urban use and so imported land use

systems from the colonizing country.

Most African governments, especially immediately after independence, interpreted

the demand for housing as a welfare question and a legitimate right of a newly liberated

people, rather than as part of a crucial national economic sector. This perception resulted

in severe policy distortions, from which entanglements many governments have still to

find a way out. The quality of life of all people depends, among other economic, social,

environmental and cultural factors, on the physical conditions and spatial characteristics

of villages, town and cities. City layout and aesthetics, land use patterns, population and

building densities, transportation and ease of access of all to basic goods, services and

public amenities have a crucial bearing on the livability of settlement (UNCHS, 1996).

Sustainability and sustainable development are tropical issues both at international,

national and local levels of which Nigeria is included. In environmental studies of which

7
comprises of various profession such as Architecture, Civil engineering, Building

construction, land surveying, Estate management, Quantity surveyor and Urban and

regional planning. In our professional known as Urban and regional planning or Town

and regional planning or Town and country planning so to say; the issue of sustainable

urban settlements, in particular, is equally tropical. The rout to achieving sustainable

cities in Nigeria, as it is elsewhere, is a complex and multi-faceted one with its

requirements, demand and problems.

Sustainable development is predicted on the articulation and incorporation of

environmental and human needs in the pursuit of economic growth development

objectives (Aina, et al 1992). It however has human, sociological, economic, and physical

development dimensions. A rising quality of life and high rates of resource consumption

patterns have had an unintended and negative impact on the urban environment -

generation of wastes far beyond the handling capacities of urban governments and

agencies, poor road management, problems of spatial socio-economic and demographic

change, housing problem to mention few. Cities are now grappling with the problems of

high volumes of waste, increase in blighted/slum areas, poor quality of building

materials use, pollution e.t.c; the costs involved, the disposal technologies and

methodologies, and the impact of these on the local and global environment as a result of

urbanization, environmental degradation and urban poverty.

Nigeria like any other developing country, is experiencing rapid urbanization, which,

over two decade ago was put at starting rate of 11% per annum, and whose population is

8
at an explosive population growth rate of 3% per annum (Sada 1999). Individual urban

areas have been found to be growing at a higher rate than the national rate. For example

Lagos metropolis had a growth rate of about 19% and Ilorin about 16% annually (Sada

1973). So, therefore, urban planning has been accepted and adopted as a management

mechanism for controlling human activities and actions taking place over our urban

space(s).

It is not surprising that metropolitan area frequently receive a disproportionate share

of government attention and planning activities. It is not clear, however, that such

planning processes take full account of:

 The socio-economic and political context within which planning activities occur,

 The capacity of the state bureaucracies to plan and implement, or

 The certainties and dynamics of the long range processes of restructuring within

regions and urban settlement system terms (|Rakodi, 1992).

This research looks at the current state of urban management and governance in the

residential area of Lagos metropolis, covering the problems of rapid urban growth –

particularly informal growth. International experience with urban management is covered

as well as formal approaches to solving housing problems, namely public housing

programmes, sites-and-services and upgrading. The debate is brought into the present

with a section on the growing acknowledgement by some governments of the informal

sector as a legitimate area of city life. Urban land development is increasingly taking

place outside of weak systems of planning control and land ownership legislation, and for

9
nearly three decades the majority of land seekers have found the informal sector more

responsive to their demands for housing land. This parallel system of social regulation at

the grassroots is largely well adapted to local needs, norms and competence and, in some

areas, is even able to link up with formal institutions in the public sector.

The main section looks at urbanization trends and urban management practices as

well as the impact of rapid urban growth on land management capability. There is a

problem of increased densification in informal settlements with a chronic shortage of

planned plots for housing. This leads to health hazards and increased environmental

degradation. Where plots are allocated however, there is slow development and prime

sites tend to be under-utilized partly due to prohibitive standards and lack of capital but

also due to speculation and the low costs of holding a piece of prime land.

Measures will be put in place to improve the poor urban management system and

governance in residential area. The next section returns to urban management and

governance on residential area in Lagos Metropolis and covers population growth,

informal housing, the administrative setting and general land development patterns in

inner-cities and intermediate and peri-urban zones and the study concludes with policy

implications and a conclusion.

1.2 STATEMENT OF PROBLEMS

Generally, problems bedeviling any human environment could be manifest or latent

or both. Invariably, this study examines the factors militating against effective urban

10
management and governance in residential areas of metropolitan Lagos or better still,

problems posing management challenges to the people and the government in the study

area.

A duplicate responsibility has been identified as the major limitation to effective

urban management in urban area of the entire nation of which the study area cannot be

excluded. This is further compounded with the immediate work restriction, conflict of

interest and overlap of functions of government agencies. The menace of duplicate

responsibility is so pronounced in our urban area.

Another problematic trend that is firmly rooted in this dissertation is problems of

attitudes, indiscipline and lack of political will, adoption of inappropriate planning

concept.

1.3 JUSTIFICATION OF STUDY

Unemployment is consequent upon the influx of migrants from rural areas into urban

areas. Many of these are unemployable due to their lack of education or skills. Our fast

growing type of urbanization which lacks a commensurate level of industrialization and

other job-creating economic activities is, perhaps, a more serious cause of urban

unemployment. The result is manifested in hawking, street trading and other informal

sector activities as well as their attendant problems, social vices and so on. Lack of job is

seriously linked to urban poverty.

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 Serviceable problem stems from the failure of our cities to provide sufficient social

facilities, services, amenities or infrastructure for their inhabitants (e.g health, education,

recreation, portable water, energy etc.).

While manageability problems relate to issues of planning and upkeep of the city, the

maintenance of the roads, markets and other systems within the city. The dual city

phenomenon and the existence of urban districts in many of our urban areas today- the

creations of colonialism- add to our urban management, development and governance.

1.4 SCOPE OF STUDY

The study is narrowed to contribute toward effective urban management and

governance in residential area of Agege local government area, Lagos; while looking at

the urbanization trends and land management practices as well as the impact of rapid

urban growth and management capability and the current state of urban management and

governance in residential area in the study area, covering the problems of rapid urban

growth – particularly informal growth. International experience with urban management

is covered as well as formal approaches to solving housing problems, namely public

housing programmes, sites-and-services and upgrading.

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1.5 AIM AND OBJECTIVES

1.5.1 AIM OF STUDY

This study aims at studying the nature of urban management and governance in

Agege local government area, Lagos with a view to highlighting its management

problems.

1.5.2 OBJECTIVES

In order to achieve the afore stated aim, the objectives are as stated below:

(i) To assess the socio economic characteristics of the people (inhabitants) in Agege

local government area

(ii) To examine the extents of involvement of people in provision of infrastructural

facility(s)

(iii) To examine the environmental condition in the study area and the extents of

which government carry the people along in project execution

(iv) To examine the role of Agege Local Government Council Area in the

management and governance of its area,

(v) To establish the relationship between residents, government agency(s) and

environmental characteristics in the study area; and

(vi) To examine the government agencies functions through available policy.

1.6 RESEARCH METHODOLOGY

Basically, the study was based on product of first hand view which wass observation

and experience instead of only theory and information obtained through the review of

13
related literature and personal interviews with some officials of some appropriate

government agencies, community development associations (residents’ association) in

Agege local Government area and personal observation with the situation in Lagos

metropolis (urban area). Findings were augmented with secondary information from

appropriate sources. It must be emphasized that the methodology took due knowledge of

factors with direct impact on the observed situation.

1.6.1 DATA TYPES AND SOURCES

The intricate nature of urban management and governance in a completely built-up

environment like Lagos necessitated the greater dependence on direct information.

Hence, primary data were used with secondary data as complement. The primary data

were appropriately sourced from direct observation, sampling of views from residents’

association and appropriate government agencies through the questionnaire.

Secondary data used were sourced from library (textbooks, internet and journals),

Geo-informatics (unpublished works and maps), lecture notes, the Lagos State Physical

Development Authority (LASPHYDA) and informal sources.

1.6.2 METHOD OF DATA COLLECTION

Basically, this exercise was empirically based on both primary and secondary data

collections which were sourced from questionnaires (administered to randomly selected

respondents, residents’ association).

14
 Secondary data were sourced from appropriate quarters such as the National

Population Commission, Ministries, Local government workers, library, journals and

textbooks. A compilation of apposite aids e.g. maps, are of immense assistance in the

final analysis of the exercise.

1.6.3 INSTRUMENTS FOR DATA COLLECTION

The instruments used in the collection of data for the study are mostly for the primary

data, which form the crux of the study. These include on-the direct observation,

questionnaires and oral interview. Some of these instruments are discussed below:

DIRECT OBSERVATION: This took the form of on-the-spot direct observation so as

to have a first hand feel and view of site situations. Certain phenomena were observed as

they occur in reality with regards to cause, effect and dimension. This method will also

avail one of the opportunities to relate the interrelationship among the various

government agencies observed.

QUESTIONAIRES: A sets of questionnaires was prepared and administer accordingly.

498 questionnaires were prepared of which is 10% of the sample size of the research and

administered to residents of the selected residential areas involved within the study area.

This move expedite the collection of relevant information on the urban problems, causes,

dimensions and effects as well as the challenges faced by the residents association as well

as resident and possible solutions with considerable management implication. It is

important to note that the questionnaires served as orderly guides for sampling and the

removal of bias from the stream of questions asked, irrespective of the spatial variation

and agencies of respondents, as the case may be.

15
 In addition, secondary information was sourced from National Population Census

data of 2006, local government, journals, textbooks and maps all of which played

innumerable role in the final analysis.

1.6.4 SAMPLE SIZE AND SAMPLING PROCEDURE

1.6.4.1 Sample Frame and Sample Size

In order to source for information from residents’ associations and government

agencies officers; two different sample sizes were adopted in view of the direction of the

study. The entire population of Agege local government area as at 2006 Federal

government census report which stated that the total population of Agege is 459,939

(Source: 2006 PCN) while 492,698 for population projection to 2008. The area has

eleven (11) wards which are Dopemu, Idi Mangoro, Orile-Agege, Keke, Ajegunle,

Tabon-Tabon, Isale-Odo, Oke-Koto, Papa Ashafa, Oniwaya and Iloro. To obtain the

sample frame for this study, eight (8) wards were randomly selected from the eleven

wards in Agege local government area. From each of the eight wards, streets with the

highest number of building that is residential buildings were selected. A total of four

thousand nine hundred and ninety (4990) buildings were identified in the eight selected

wards through field work counting. This figure represents the sample frame for the study.

A sample size of ten percent was taken randomly from the total number on each of the

selected streets that is each building has equal right to be taken for sampling. This was a

total of four hundred and ninety eight (498) buildings selected as the sample size of the

study area.

16
1.6.4.2 Sampling Techniques and Procedure

This study adopts systematic sampling method for the selection of four hundred and

ninety eight buildings. Thus every tenth building was systematically selected from each

of the eighteen streets, from each of the four hundred and ninety eight buildings selected.

The questionnaires were structured and administered to the landlord and/or resident of the

buildings.

Without doubt, the credibility of any research endeavor depends largely on the

originality of the sourced data. Meanwhile, such data might not be accepted unless the

generally accepted convention is abided with. In-fact, the objectives of the study as well

as the eventual conclusion must bear correlation with the methodology and analyzed data

using specified techniques.

1.6.5 DATA ANALYSIS

The analysis of the data was through sorting and categorization of results analyzed

while the results are presented using descriptive statistical tables such as tables, charts

and pictures. Above all, explanatory notes and discussion was extensively carried out to

throw more light on seemingly knotty points and findings with ample deduction and

inferences. A more detailed explanation will be given in chapter five of this research.

1.7 LIMITATION TO STUDY

As earlier envisaged, the study pose demoralizing tonic during the course of the study

in view of encumbrances encountered. Constraints were encountered particularly in data

17
collection, as most respondents were skeptical while some indifferent when contacted.

Nevertheless, persistent and unrelenting efforts pave the way for sizeable number of

respondents.

In addition, procurement of maps as well as demarcation of exact study area was

thorns in the flesh. Assistance of friends and some money did the magic for the maps

presented in this report. Above all, time constraint and inadequate fund were both potent

limiting factors and impediment to timely and satisfactory research exercise. These were

however, overcome with earlier completion of the semester examination and working

within the ambit of limited time and available fund.

1.8 RELEVANCE TO URBAN AND REGIONAL PLANNING

Physical planning is concerned with the location of land uses and allocation of spaces

since all happen in the physical space, the concerns for the rights and needs of

disadvantaged and marginalized sectors of the population, precisely the poor and the less

privilege people of the society who are seriously affected by the unequal distribution of

resources. Therefore this study aim to address the identified problems from the view of

urban management and governance which should not be deprived off to every citizen or

dwellers of urban areas as the case in the study area; in respect to the informal growth as

a result of improper urban management and governance on the environment of Agege

local government area of Lagos state and to suggest on the possible solutions that may be

useful.

18
1.9 EXPECTED CONTRIBUTION TO KNOWLEDGE

The expected contribution to knowledge of this research work, is the acquisition of

knowledge in the area of urban management and governance and their combined effects

on Agege local government area with regards to attaining a sustainable development in

all ramifications so that it will give more focus on what is not seen as a problem but

endangers the entire community and environment

1.10 DEFINITION OF KEY TERMS

Management: is the art of getting things done through people.

Metropolitan Area: forming large city of which constitute a large urban area, usually

one that includes a city and its suburbs and outlining areas.

Sustainability: is the means of meeting the present needs without jeopardizing future

needs or requirement.

Sustainable Urban Development: a development that improves the long-term social and

ecological health of cities and towns.

Urban governance: the sum of the many ways individuals and institutions, public and

private, plan and manage the common affairs of the city. It is a continuing process

through which conflicting or diverse interests may be accommodated and co-

operative action can be taken. It includes formal institutions as well as informal

arrangements and the social capital of citizens’.

Urban Management: Is a set of mechanisms coordinating technical services and

regulation contributing to urban operations, a set of acts aiming to reconcile

antagonist demands and interests that can not be equally satisfied-made up the

19
foundations of new politico-institutional engineering that aimed, through

structural adjustment plans, to reform post-colonial states whose nature and

operations were considered to hamper development and democracy-building that

is raising awareness of the role of cities and of the range of elements that must be

managed to make cities livable.

20
 CHAPTER TWO

2.0 CONCEPTUAL AND THEORETICAL FRAMEWORK AND LITERATURE

REVIEW

2.1 CONCEPTUAL FRAMEWORK

2.1.1 URBAN MANAGEMENT

Urban management as a concept has its roots in local government reform and

geographical concepts of “urban managerialism” in the 1970s but it basically flourished

as an institutionalized concept from the mid-1980s when it was championed by a number

of key international donor agencies for the developing world. One of the lead agencies in

this respect has been the World Bank, whose lessons from its urban investment projects

of the early 1970s led it to wider systemic approaches in housing, urban land and

infrastructure provision. To this was added the need for institutional changes to allow for

improved management of new urban investments, not least because of the lack of on-

going maintenance.

In addition, the sectoral “project” approach to development was increasingly seen as

inherently limiting, leading to a stress by donors on the “programme approach” and

policy development. These factors were instrumental in leading the World Bank, United

Nations Development Programme (UNDP) and United Nations Centre for Human

Settlements (UNCHS) to develop a joint Urban Management Programme (UMP) in the

late 1980s. Key policy documents published at the time by these multilateral agencies, of

relevance to their promotion of urban management, were: the Global Report on Human

Settlements which focused on the rapidly growing importance of urban settlements in

21
demographic and economic terms; Urban Transition in Developing Countries: Policy

Issues and Implications for Technical Cooperation in the 1990s which took up this

challenge and proposed coordinated inter-agency programmatic approaches to urban

policy and management issues; and Urban Policy and Economic Development: An

Agenda for the 1990s which stressed the economic development potential of urban

policy, and the obstacles to this.

2.1.2 THE URBAN MANAGEMENT PROGRAMME (UMP)

Negotiations for the urban management programme began in 1986, with a view to

raising awareness of the implications of rapid urbanization and increasingly urban-based

economic growth in the developing world within the wider international community. The

programme was initially approved for 1986-91 and then for a further five years (1992-

97). It was funded predominantly by UNDP in Phase I, with other bilateral donors

contributing increasing proportions in Phase II; a Phase III work programme (1997-99)

was later developed. Some 15 bilateral and multilateral agencies were involved in Phases

I and II of the programme, involving a significant concentration of resources (the World

Bank alone invested over US$ 1billion from 1989-93). In addition, in the past decade, the

urban management programme has been the basis for a considerable number of

publications on urban management and has influenced multilateral aid in urban

development, especially in sub-Saharan Africa.

Given its genesis, the programme has tended to be predominantly donor driven

although its overall impact on donor investment has been limited by the fact that many

22
agencies had no urban policies and continued to avoid urban-based activities while others

continued with their urban investment lending as before. In addition, each of the three

main participating agencies (and divisions within them) have had different institutional

aims and have continued independent operations in parallel, such as the Sustainable

Cities Programme (UNCHS and UNEP), and the Municipal Development Programme

(World Bank Economic Development Institute). This has led to significant differences in

operation between the agencies and to regional variations in approach. The need for a

“broad church” approach to maximize the number of participating institutions led to the

concept of urban management being defined mainly in operational ways. Undoubtedly,

this has been due also to the differing policy objectives and institutional

processes/dynamics of the participating institutions, which have diversified in the

programmes’ second phase. However, it is equally clear that it was influenced by changes

in parallel policy agendas in development assistance.

These changes included the promotion of sub-national level development as opposed

to the large-scale national government dominated development strategies of the 1960s

and 1970s; and the growing neo-liberal agenda in development of the early 1980s, which

stressed reliance on markets and a slimmed down state facilitating and “managing”

voluntary and private sector activities. The urban management approach to date has

stressed the following factors:

1. Strengthening local government through supporting decentralization with the

objective of moving decision-making on resource allocation closer to

beneficiaries, and stressing their participation;

23
 2. Shifting from socially oriented concerns to economically oriented concerns

3. Stimulating economic development, promoting efficiency and productivity,

incorporating the informal sector, etc;

4. Stressing the role of markets, yet accepting the role of the state as regulator, with

promotion of partnerships; and

5. Coordination by a key strategic management team.

While many of these factors are politically sensitive and would entail a crucial role

for local politics, in fact there has often been a lack of political analysis to identify

different vested interests, to determine the influence these interests (formally and

informally) have on decision-making in practice, and to assess who is excluded from

these processes. This potentially undermines many of the “technical” aims. It could also

be argued that the various elements of the approach can be conflicting: such as stressing

participation yet shifting from socially oriented reforms. Thus, elements of the approach

are more directly tied to ideology than to practice.

The Urban Multipurpose Technical Cadastre represents an extraordinary instrument

to the study of urban management (LOCH, 1998), as it associates information about

urban real estate, ground characteristics, and special attributes such as landscape, infra-

structures and urban equipments, in a way of graphic presentation of easy handling,

available to governmental institutions and to the community (LOPES, 1966). The

demographic expansion, the evolution of street designs and system of urban

transportation occur simultaneously with the expansion of the water supply net, due to the

24
facilities of access to different places, it is well known how individual and collective

transportation influence the aspect of city environments (BRUTON, 1979). As main

stimulants of urbanization, these are also responsible for urban growing in the periphery

of the cities, where, in accordance to SACHS (1997), occurs an unbalanced occupation of

space with undesirable consequences for environmental landscape.

The Urban Management Program (UMP), established in 1986, initially aimed to raise

awareness of the role of cities and of the range of elements that must be managed to make

cities livable. The prevalent ideology of the period still focused on urban immigration and

how to curb it. This negative approach was not conducive to building the city of

tomorrow. In this context, the urban management program played an essential part by

introducing its first innovation, a concept that linked urban policy to management tools.

The 1990s were marked by a strong trend towards decentralization, and the urban

management program embodied its concept in four Regional Offices; in order to bind its

activities closely to regional conditions that may vary considerably. This was the second

innovation introduced by the UMP. However, realizing that decentralization takes place

at local government level, as of 1996 the urban management program shifted its attention

to cities, developing a methodology that is still exemplary today: city consultations. This

was the third innovation. There is little doubt that the 21st century will be subject to rapid

and massive urbanization processes, with two billion new urban dwellers in the

developing countries over the next 25 years. For hundreds of millions of people, life in

the city represents a constant struggle for survival, and against poverty, unemployment,

25
social exclusion, violence, forced evictions, and pollution. The new urban challenges:

urban poverty, decentralized local governance, globalization, and the growing

inequalities that increasingly characterized the urban environment, confront the relevant

decision-makers with difficult and complex tasks. These are further complicated by a

lack of financial resources. Such rapid change puts into sharp focus the importance of a

program such as the urban management program.

2.1.3 URBAN MANAGEMENT PROGRAM CHARACTERISTICS

Nigeria is a nation with different ethnic nationalities each having age long traditions

of governance through formal institutions and for which they are very proud.

Unfortunately, colonization and the many years military rule have disrupted the

traditional mode of representative governance as well as stalled the development of

western democratic process. In the event, most Nigerians have become disenfranchised

and apathetic in matter of governance. However, the agitation of the people for

governance structures to which they could relate and participate informed of the need to

create more States and Local Government councils. Thus the structures that would

promote decentralization and strengthen local authorities were established even under

military dictatorship.

Nigeria is presently structured into 36 States and 774 Local Government Councils.

Each of the Councils is further Sub-divided into Wards with a minimum of 10 and

maximum 15. Thus the existing structures provide the opportunity for mass participation

in governance from the ward up to the national level. Since the return to civil rule

26
through democratic representation, the constitution, which gives legitimacy to the

existing arrangement, has being the major subject of contention necessitating the setting

up of a Constitution Review Committee.

Notable activities in the area of governance being vigorously pursued by the Nigerian

government in relation to the Habitat Agenda since 1999 include:

 Legislative Reforms

 Institutional Reform

 Poverty Reduction and Economic Empowerment

 Civic Engagement and Promotion of Mass Participation in Governance and

Development

 Promotion of Good Governance, and

 Eradication of Corruption

What defines the urban management program is the search for solutions based on

conditions in the developing countries of which Nigeria is included. It could be defined

as a long-term development cooperation program that backs cities in developing

countries in their efforts to promote sustainable urban development in three main areas:

 Poverty reduction (employment, services, social integration),

 Urban environmental management (planning, infrastructure), and

 The promotion of urban governance (decentralization, municipal finances, real

estate).

27
 To fulfill its objective of improved living conditions for the urban poor, the urban

management program aims to strengthen participatory pro-poor urban governance and

empower municipalities and civil society. The program is backed by bilateral agencies

and multilateral ones, e.g. the World Bank. It is implemented by UN-HABITAT, with the

UNDP in charge of funding and follow-up. This has led to an international partnership

between a host of regional, national and municipal, governmental and non-governmental

players in the developing countries. The SDC has taken an interest in this program since

its second phase in 1992, by funding and regularly monitoring its activities in the regions.

Since its launch, the urban management program has become a major reference for

international cooperation and has influenced the fundamental orientations. Urban

management program now gradually move from a technical and management-oriented

program towards more normative and process oriented aims.

City consultation, a new urban paradigm City consultation moves away from the

traditional approach, i.e. purely “physical” urban planning, towards the promotion of a

participatory approach to urban management. The aim is to improve urban organization

by letting all players define priorities, and then plan and implement the resulting

activities. Its revolves around three key ideas: facilitating the dialogue between local

authorities and all urban stakeholders; fostering partnerships between the private and

the public sectors, and between associations and civil society; jump-starting an action

plan to be implemented jointly by those in charge and the community. Initially, the urban

management program helps a municipality and its partners identify and establish a

strategic priority list of problems; then, it helps them look for solutions and translate

28
these into feasible objectives within the action plan framework, which may at a later

stage require external fund-raising for specific projects. Thus, city consultation appears to

be a process that focuses on capacity building in municipalities and sometimes in the civil

society at large, and generates local economic, social, environmental and cultural changes

within a framework of participatory democracy and urban governance.

2.1.4 URBAN GOVERNANCE

Over the last decade or so, there has been growing international agreement on the

notion that good governance is a crucial prerequisite for poverty eradication. UNDP’s

2000 Poverty Report calls good national governance the ‘missing link’ between anti-

poverty efforts and poverty reduction (UNDP, 2000). Governance is defined in many

ways, but all definitions focus on the relationship between the State, civil society and

private sectors. More recently, the term ‘urban governance’ has also gained currency. In

the 1980s, improved urban management was said to hold the key to sustainable

development. The concept of urban governance, however, added another (crucial)

dimension to this process. It introduced the aspect of relationships between stakeholders,

and put citizens and the private sector as equal partners of the state in terms of decision-

making. Urban governance is defined by the United Nations Human Settlements

Programme (UN-HABITAT) as,

‘…the sum of the many ways individuals and institutions, public and private, plan

and manage the common affairs of the city. It is a continuing process through

which conflicting or diverse interests may be accommodated and co-operative

29
 action can be taken. It includes formal institutions as well as informal

arrangements and the social capital of citizens’ (UN-HABITAT, 2002, pp.17).

According to UN-HABITAT’s Global Campaign on Urban Governance, good urban

governance is characterized by seven principles, as described below:

 Sustainability or the balance of social, economic and environmental needs of

present and future generations.

 Subsidiarity, implying that the responsibilities as well as resources allocated to the

lowest-appropriate level in order to achieve efficient and effective delivery.

 Equity, of access to basic necessities as well as decision-making processes.

 Efficiency, i.e. cost-effectiveness in delivery of services and management of

resources.

 Transparency and accountability of decision-makers and all stakeholders, and

freedom from corruption.

 Civic engagement and citizenship, i.e., effective participation of all urban

dwellers in decision-making and active contribution to the common good.

 Security, not only of individuals, but also of their living environment.

These principles are clearly interdependent and mutually reinforcing. The effective

application of the principle of subsidiarity for instance, is virtually impossible without

transparency and accountability. Equity is closely linked with efficiency as well as civic

engagement, and sustainability cannot be achieved without security, equity and

efficiency.

30
 Recently the terms "governance" and "good governance" are being increasingly used

in development literature. Bad governance is being increasingly regarded as one of the

root causes of all evil within our societies. Major donors and international financial

institutions are increasingly basing their aid and loans on the condition that ensure "good

governance" are undertaken. This research tries to explain, as simply as possible, what

"governance" and "good governance" means. The concept of "governance" is not new. It

is as old as human civilization. Simply put "governance" means: the process of decision-

making and the process by which decisions are implemented (or not implemented).

Governance can be used in several contexts such as corporate governance, international

governance, national governance and local governance (World Bank 1992). Since

governance is the process of decision-making and the process by which decisions are

implemented, an analysis of governance focuses on the formal and informal actors

involved in decision-making and implementing the decisions made and the formal and

informal structures that have been set in place to arrive at and implement the decision.

Government is one of the actors in governance. Other actors involved in governance

vary depending on the level of government that is under discussion. In rural areas, for

example, other actors may include influential land lords, associations of peasant farmers,

cooperatives, NGOs, research institutes, religious leaders, finance institutions political

parties, the military etc. The situation in urban areas is much more complex as shown in

Figure 1 below, provides the interconnections between actors involved in urban

governance. At the national level, in addition to the above actors, media, lobbyists,

international donors, multi-national corporations, etc. may play a role in decision-making

or in influencing the decision-making process.

31
 All actors other than government and the military are grouped together as part of the

"civil society." In some countries in addition to the civil society, organized crime

syndicates also influence decision-making, particularly in urban areas and at the national

level. Similarly formal government structures are one means by which decisions are

arrived at and implemented. At the national level, informal decision-making structures,

such as "kitchen cabinets" or informal advisors may exist. In urban areas, organized

crime syndicates such as the "land Mafia" may influence decision-making. In some rural

areas locally powerful families may make or influence decision-making. Such, informal

decision-making is often the result of corrupt practices or leads to corrupt practices. Good

governance has 8 major characteristics. It is participatory, consensus oriented,

accountable, transparent, responsive, effective and efficient, equitable and inclusive and

follows the rule of law.

32
 Source: UN-HABITAT (2002). Global Campaign on Urban Governance

It assures that corruption is minimized, the views of minorities are taken into account and

that the voices of the most vulnerable in society are heard in decision-making. It is also

responsive to the present and future needs of society.

33
Participation

Participation by both men and women is a key cornerstone of good governance.

Participation could be either direct or through legitimate intermediate institutions

or representatives. It is important to point out that representative democracy does

not necessarily mean that the concerns of the most vulnerable in society would be

taken into consideration in decision making. Participation needs to be informed

and organized. This means freedom of association and expression on the one hand

and an organized civil society on the other hand.

Rule of law

Good governance requires fair legal frameworks that are enforced impartially. It

also requires full protection of human rights, particularly those of minorities.

Impartial enforcement of laws requires an independent judiciary and an impartial

and incorruptible police force.

Transparency

Transparency means that decisions taken and their enforcement are done in a

manner that followed rules and regulations. It also means that information is

freely available and directly accessible to those who will be affected by such

decisions and their enforcement. It also means that enough information is

provided and that it is provided in easily understandable forms and media.

Responsiveness

Good governance requires that institutions and processes try to serve all

stakeholders within a reasonable timeframe.

34
 Figure 2.1: Principles for Good Governance

Source: Graham, J., Amos, B., Plumptre, T. (2003) in the 21st Century, Policy Brief 15

Consensus oriented

There are several actors and as many view points in a given society. Good

governance requires mediation of the different interests in society to reach a broad

consensus in society on what is in the best interest of the whole community and

how this can be achieved. It also requires a broad and long-term perspective on

what is needed for sustainable human development and how to achieve the goals

of such development. This can only result from an understanding of the historical,

cultural and social contexts of a given society or community.

Equity and Inclusiveness

A society’s well being depends on ensuring that all its members feel that they

have a stake in it and do not feel excluded from the mainstream of society. This

requires all groups, but particularly the most vulnerable, have opportunities to

improve or maintain their well being.

35
Effectiveness and Efficiency

Good governance means that processes and institutions produce results that meet

the needs of society while making the best use of resources at their disposal. The

concept of efficiency in the context of good governance also covers the

sustainable use of natural resources and the protection of the environment.

Accountability

Accountability is a key requirement of good governance. Not only governmental

institutions but also the private sector and civil society organizations must be

accountable to the public and to their institutional stakeholders. Who is

accountable to whom varies depending on whether decisions or actions taken are

internal or external to an organization or institution. In general an organization or

an institution is accountable to those who will be affected by its decisions or

actions. Accountability cannot be enforced without transparency and the rule of

law.

Urban governance is concern with the arrangement to ensure that urban residents

have a say in resource allocation, that decision-making is transparent and that public

agencies are accountable. It is, therefore, concerned with the roles and representation of a

variety of actors and with informal as well as formal politics. It is also concerned with the

relations between central and local government, which are typically contradictory and

problematic (Abed, T.G. & Gupta, S .2003).

36
 It should be clear that good governance is an ideal which is difficult to achieve in its

totality. Very few countries and societies have come close to achieving good governance

in its totality. However, to ensure sustainable human development, actions must be taken

to work towards this ideal with the aim of making it a reality.

2.2 LITERATURE REVIEW

The object of this discourse is a review of past scholarly works in the field of

effective urban management and governance with particular bias for different

management approaches to the hydra-headed nature of urban problems. “Living between

urban and rural areas: Shaping change for improved livelihoods and a better

environment”. The guidelines are the result of a critical review of existing knowledge and

experiences on environmental management in peri-urban areas.

The purpose of the guidelines is to provide a basic understanding of the processes

involved in environmental planning and management of the peri-urban interface, and to

identify the necessary ingredients to achieve environmental sustainability while

improving the livelihoods and quality of life of the poor, through planning and

management, but it is considered in a context where local developments cannot be

disassociated from global processes. It is necessary to be aware that more or less uniform

global developments produce different effects in different places.

As the existing urban planning structures and processes in Africa are generally

inadequate to which they are dealing with the scale of the urban problems confronting

metropolitan areas. Part of this has to do with shortages of adequate fiscal resources and

37
trained urban planners and rigid, unresponsive bureaucracies planning delivery system.

As in the case of Lagos, Lagos State Government has taken over many of the functions of

Local Governments because of their inability to satisfy such basic needs as water supply,

and waste disposal (Onibokun and Agbola, 1994).

The existing planning processes are often adapted from models developed outside of

Africa. This leads to over-complex of planning processes, driven in a top-down manner

by the state planning bureaucracies. Thus plans are developed with little or no local input

or consultation. Further, even if these models were in themselves adequate as planning

exercises, their implementation is generally beyond the resources and delivery capacity of

the existing planning structures. Governments’ ability to enforce rules and regulation is

generally weak in Africa, particularly when they relate to unrealistic standards or

activities that go against the grain of market forces. Plans are often not respected even by

those government bureaucracies and politicians who approved them in the first place (El-

Shakhs, 1994). In addition, projects are frequently abandoned or radically changed before

they are given a chance to mature. Much of the problems lie in the often undemocratic

nature of the state itself and this leads to favoritism, nepotism, biased allocation of

resources, distorted priorities, and stifling of local initiative and innovation.

The Secretary General of the United Nations has recently identified good governance

as “perhaps the single most important factor in eradicating poverty and promoting

development.” Schechter (2001), while stating the procedures for dealing with urban

governance as opined with the reinforce by the work of the World Bank, the UNDP, the

38
UN-Habitat, etc., all of which have endorsed the principles of enablement, democratic

decentralization, participation, and partnership; in addition, of course, to the other main

elements of good governance such as accountability, transparency, pluralism, and so on

that thinking on good governance is the way of combating poverty and inequality, human

settlement improvement, gender on environment and development,and health related

issue and so on much of the current thinking on good governance derives from the

recommendations and plans of action of the United Nations-sponsored conferences of the

1990s.

In implementing these principles, however, many governments and donor agencies have

tended to focus attention at the national and state levels in their programs for institution

building, anti-corruption and human rights crusades, and reform of the civil service,

electoral, and judicial systems. The major gap in the good governance agenda appears to

be at the local level, where the major issues of poverty reduction, popular participation,

and support for an active civil society remain largely under-researched and unaddressed.

In the various decentralization programs in Nigeria, effort has been made (with mixed

results) to transfer some responsibilities from the state to the market/private sector

through privatization and deregulation. Political decentralization also has involved the

vertical transfer of authority and resources from the central to the lower state/local

government levels of governance. The weak link remains the horizontal or further

decentralization within the lower levels of governance, especially from local

governments to village organizations, urban neighborhoods, and other interest groups

39
(Allen 1990). There is a need to empower and strengthen local communities and their

informal institutions to participate in decision making, resource generation and control, as

well as in the planning and implementation of development programs.

To explain the poor performance of public sector management in the cities and elsewhere

in Africa line has been drawn to distinction between the morality of the civic public

associated with colonial rule and alien institutions on the one hand, and on the other the

primordial public, associated with traditional sentiments, values, and restraints in various

indigenous societies and institutions. The political and administrative structures of the

civic realm (the civil service, the police, the judiciary, etc.) were created by the alien

colonizers, and therefore tend to elicit a negative and predatory response from the people

who see government work as white man’s work and public resources as fair game. There

is general apathy and cynicism towards government, and some ambivalence about

accountability in governance. By contrast, the general attitude to the primordial realm

(ethnic, clan, or village) is much more selfless and transparent, because of the cultural

norms, obligations, and sanctions that come into play (Ekeh 1975; cf Honey and Okafor

1998). This partly explains the pervasiveness of ethnic and clan unions in the cities, with

strong links to home towns. The argument then is that these traditional values attitudes

and institutions should be consciously harnessed and brought to bear on governance and

public affairs in the cities and other spheres of public life.

40
2.2.1 NATURE OF PHYSICAL AND ENVIRONMENTAL PROBLEMS IN

LAGOS STATE

Physical and environment problems in Lagos can be viewed from both socio-

economic and environmental perspectives. Increase in the urban population has resulted

in the proliferation of slums and shantytowns. The proliferation of these shantytowns

results in the unwieldy expansion of the urban centres, which poses a major planning

problem as the provision and management of roads, drainage and sewage systems among

other infrastructure, proves very difficult. Furthermore, shantytowns generate a high rate

of poverty, diseases and epidemics, environmental pollution, urban conflicts and crime as

typified by Mushin, Ajegunle, Isale Eko, Makoko, Oshodi, Ojo and Orile amongst others.

Addressing the problems of the Lagos Metropolis requires a holistic approach. The

prevalent problems are physical/environmental, cultural/sociological and managerial.

[Mabogunje (1981), Egunjobi (1999), Olayiwola (2000), Oduwaye and Ogundele

(2006)].

Incidentally, UN-Habitat (2004) outlines these problems to be the major challenges to

poverty reduction in Nigeria. Therefore, these issues must be the fulcrum for any

meaningful intervention to the urban development problems of Lagos State.

2.2.1.1 Physical and Environmental Problems

Physical and environmental problems in Lagos State include conflicting land uses

such as the infiltration of commercial land uses on residential as the case in Festac town;

compete succession on Allen Avenue and Awolowo roads in Ikeja; poor aesthetics and

unsightly cityscape, high building density and high rate of building collapse such as the

41
recent one in Ebute Metta in the Lagos Mainland Development Area, and invasion of

informal shanties in planned areas. Infrastructure problems include narrow and poorly

constructed roads, mostly without provision for drainage. Other environmental problems

include traffic congestion, pollution (Noise, atmospheric and water), flooding and ocean

surge etc. These problems are particularly prevalent in areas that are inhabited by the

poor. Due to the rapid population expansion and rapid urbanization being witnessed in

the metropolis, more people, especially the poor inhabit ecologically vulnerable areas

such as Ijeh, Amukoko, Makoko amongst others. Atmospheric pollution is high in

Olusosun and Ojota; Ajegunle and Orile are prone to flooding while building collapse is

high in Ketu, Ebute Metta, Ajegunle and Orile. Although the Lagos State Public Health

Bye law recommends a room occupancy rate of 2 persons per room, as at 2004,

occupancy rates vary from 1.4 in low density Apapa to 3.6 in medium density Surulere

and 8.0 in high density Mushin (UNDP/LASG)

2.2.1.2 Environmental Management Problems.

This includes legislative bottlenecks, technical inadequacies and lack of manpower,

lack of public participation and corruption. Loopholes in the Land Use Decree of 1978

that are yet to be revised, close to three decades later; selective implementation of the

Urban and Regional Planning Decree 88 of 1992, paucity of qualified officers on the field

and the inability of government to remunerate workers adequately. Community

participation is also not fully implemented. Planning is still basically “for the people”,

rather than being “with the people”.

42
 Therefore, planning ends up being unsustainable as the people do not feel a sense of

responsibility to their environment. Furthermore, the problems of the Lagos Metropolis

are compounded because Lagos is a city that does not have citywide administration.

There is an overlap of functions and activities by all levels of governments, and

consequently, friction, conflicts and wastage of public funds.

This corroborates the opinion of Okoye and Olatunbara (1993) who posit that if

constituent local governments of a large metropolis plan and manage their own sections

of the area, there are bound to be conflicts and narrowness in outlook. Overlap of

functions of the various

2.2.2 A REVIEW OF EFFORTS TOWARDS ACHIEVING ORDERLY

PHYSICAL DEVELOPMENT IN LAGOS STATE

The major approach towards land use control in Lagos State has been legislative. The

application of legislative instruments as guides to Town Planning in Lagos State is

classified in this paper into colonial and post- colonial periods. Prior to these periods,

planning was under the control of traditional rulers and chiefs.

2.2.2 .1 Colonial Town Planning Legislations (1854-1960)

The act of royal town planning in Lagos can be traced to the colonial period, that is,

before 1854 when the British took over the administration of the country. The milestone

statement of Sir Richard Burton in 1863 in his book on West Africa in which he

suggested steps to be taken to clear the “Lagos Stables” that “that the site of Lagos is

43
detestable” constitutes what could be termed the beginning of the first physical plan for

Lagos (Aduwo, 1999).

The 1946 law made provisions for the planning, improvement and development of

different parts of the country through the use of planning schemes. Following the

introduction of the federal structure in Nigeria, the ordinance became regional laws after

independence in 1960 as Town and Country Planning Law, Chapter 123 of the laws of

Western Nigeria 1959, Chapter 130 of the Northern Nigeria and Chapter 155 of the laws

of Eastern Nigeria.

2.2.2.2 Post-colonial Town Planning Legislations (1960-Date)

By 1972, the LEDB created after the plagues of the 1920’s became defunct when the

Ikeja Area Planning Authority (IAPA) was created in 1956 by the Western Nigeria

Government, Epe Area Planning Authority (EAPA) merged with the LEDB to form the

planning nucleus of the Lagos State Development and Property Corporation (LSDPC) in

1972. The LSDPC had the power to acquire, develop, hold, sell, lease and let any

movable and immovable properties in the state. With the creation of Lagos State in 1972,

remarkable town planning efforts particularly in the area of legislation has been made. In

1973, the Lagos State Town and Country Planning Law, cap 133 was enacted with

deliberate effort to assemble existing planning laws under the new act. They are Western

Regional Law No. 41 of 1969; Town and Country Planning Amendment Law; the Lagos

Local Government Act 1959-1964 cap. 77; the Lagos Town Planning (compensation) Act

1964; the Lagos Executive Development Board (Power) Act 1964, the Lagos Town

44
Planning (Miscellaneous provision) Decree 1967; the Lagos State Town Planning

(Miscellaneous Provision) Decree 1967 and the Town Planning Authorities (Supervisory

Power) Edict 1971. After 1972, other town planning laws that have been promulgated in

Lagos State are Town and Country Planning (Building Plans) Regulations LSLN; No. of

1982 Guidelines for Approval of Layout, LSLN NO. 6 of 1983; Town and Country

Planning Edict 1985 and Town and Country Planning (Building Plan) Regulations 1986.

All the laws outlined above had various shades of successes and failures. It was with the

aim of improving on the past planning legislations that the 1998 Lagos State Urban and

Regional Planning Edict No. 2 was formulated in order to incorporate and correct

problems identified in the past legislations. It is also significant to note that the Lagos

1998 Planning Edict itself was derived from the Nigerian Urban and Regional Planning

Law Decree 88 of 1992 which is the only comprehensive Law covering the whole

country after the 1946 Town and Country Planning Law.

The most significant features of the 1992 law is that it provides for a federal planning

framework by recognizing the three tiers of government (local, state and federal) as the

basis of planning. The 1992 law empowers each level of government with specific

planning responsibilities.

Major Highlights of the new 2005, Lagos State Official Gazette No. 25 Vol. 38

among others stated as follows;

− The Lagos State Ministry of Physical Planning and Urban Development shall be

responsible for all Physical Planning and Urban Development in Lagos State.

− The law made provision for the creation of an authority made up of the following;

45
− The Lagos State Physical Planning and Development Authority

− The Lagos Urban Renewal Authority and

− Any other agency as may be established

− The Ministry shall when required, delegated to the Authority specific responsibilities

and functions for implementation.

− The Ministry shall be responsible for preparation and approval of the following

hierarchies of plans: Regional, sub-regional, master and urban centre plans.

It is however too early to comment on the likely problems that will emerge but it

appears that the intent of the law to centralize planning power within the Ministry is

against the spirit of democratic system on one hand and the concept of bringing planning

close to the local level and the community.

2.2.3 SUSTAINABLE CITIES AND HUMAN SETTLEMENTS: PRINCIPLES

AND REQUIREMENT

To set our context right under this objective, one or two issues must be clarified. The

first of these is “sustainability”. What sort of sustainability are we talking about? Is it

social, economic or environmental sustainability of the cities? Or should it be technical

sustainability? Of these four different type of sustainability, that of the environment is

said to look fully at the future and encourage that will absorb all the threats of today and

still remain of optimal usage for generations to come (Olofin, 1996), also; Stephen

Wheeler, in his 1998 article, suggests a definition for sustainable urban development to

be as "development that improves the long-term social and ecological health of cities and

46
towns."He goes on to suggest a framework that might help all to better understand what a

'sustainable' city might look like. These include compact, efficient land use; less

automobile use yet with better access; efficient resource use, less pollution and waste; the

restoration of natural systems; good housing and living environments; a healthy social

ecology; sustainable economics; community participation and involvement; and

preservation of local culture and wisdom. Technical and economic sustainability address

the present time mainly while social sustainability address both the present and future.

The meaning of sustainability is varied; in UK for instance, it is defined in general

terms as “the maintenance over time, of the environment capacity, comprising the various

functions performed by the natural environment, inclusive of the provision of resources,

the assimilation of waste, amenity and life support services” (Wellbank, 1994). This,

essentially, is a definition of environmental sustainability which can be further sub-

divided into “hard” and “soft” sustainability. ”Soft’ environmental sustainability is that

which require taking environmental consideration into account in policy or decision

making while permitting trade offs to generate socially optimal result. “Hard”

sustainability is one in which environmental consideration act as obstacles to

achievement of other social or economic objectives. They are environmental absolute.

The next question is, should cities in Nigeria be only environmental sustainable or

should they be also socially and economically and even technically sustainable in the 21 st

century? Before the right answer(s) can be obtained, there are certain pre-requisites that

must be met. One of these is the need to have visionary thinking about the sort of urban

47
areas we would like to have, work in, live and bring up our children. Visions are very

important for a number of reasons (Adam, 1994).

1. The desire for opportunity is one reason why people live in cities. One may ask

why we want sustainable cities in Nigeria. Agglomeration in urban settlements

provides according to Adams (ibid) opportunities. These include opportunity to

develop the mind and body, opportunity to fashion a way of life and a personal

identity as well as opportunity to make money and to spend it. Indeed people

desired for both the present and the future. “If we owe one thing in future

generation, it is to create for them at least as mush as opportunity as that which

we have enjoyed ourselves”.

2. Visions are important in the urban ordering process. Many Nigerian cities for

example have evolved and grown to their present status without the benefits of

any enabling vision or design, hence the numerous problems plaguing them today.

With a vision, ordering can be imposed on our cities in terms of, for example,

sanitation, circulation, open space security etc.

3. They help to give direction.

4. Vision help to provoke imagination.

5. They help us to achieve consensus

6. Where no organizing concepts or principle exist, vision help to achieve better

results.

In term of breadth, city visions must not be limited to physical aspects; this is because

cities are social and economic as well as physical phenomena. This is attested to by the

fact that, the most successful city plans are those which have elements integrating social,

48
economic and physical aspects into a coherent whole. Thus sustainability should not be

limited to environmental issues.

Adam (ibid) goes further to outline the factors which aid in the evolution and realization

of visions for creating and transforming cities as follows:

 The understanding of a threat or opportunity- this is where visionary activity

begins.

 A vertical integration of authority in taking a decision to prepare a city plan, this

is in recognition of the value of visionary activities.

 A display of imagination in the process of plan preparation, signified by the

conceptual power of ideals to “move men’s mind” and the promise of achieving

results that surpass the sum of their constituent parts. This is the vision that should

influence the reality.

 An understanding of market economics, i.e. of how profit can be created, who

pays and who benefits; this is the reality that should influence the vision.

 A horizontal integration in the implementation of programmes across public

sector agencies. This is giving expression to the vision.

 A clear structure of authority and accountability in the process of implementation,

this is the power to realize the vision.

 An obligation to consult and to review through out the life of the plan, this is the

means of modifying the vision in response to change.

These factors must not be taken as exhaustive. In fact, city visions can greatly and

positively shape our urban policies.

49
 The competition for the accolade “Environment City” now opened to all cities of the

United Kingdom and other settlements with over 100,000 Populations and the British

Labour party’s city 2020 may be cited as examples of city visions. In Nigeria, there is a

vision for 2010 and a national committee was consulted for the purpose. It is hoped that

sustainable towns and cities is one of the issues highlight on Nigeria’s vision 2010

agenda; or else, that vision will not be visionary enough.

a. Some of the principles and requirements of sustainable Human Settlements

(Selman, 1993). Although there are specific principles for sustainable human settlements,

other relevant principles and requirements for sustainable development generally are also

outlined.

2.2.3.1 General principles and requirements:

i. The development and environmental needs of the present and future

generations should be met equitably.

ii. Environmental protection shall constitute an integral part of the

development process and cannot be considered in isolation from it.

iii. State shall enact effective environmental legislation.

iv. Environmental impact assessments (EIA) shall be undertaken for

appropriate development

2.2.3.2 Key principles from Agenda 21

i. The need to change patterns of consumption e.g. encouraging environmentally

sound use of new and renewable sources of energy; the sustainable use of

renewable natural resources etc.

50
 ii. Integration of the environment and development in decision making as well as

integrated planning and management of land resources- sustainable rural land

use planning etc.

iii. Protection of mountain and marine areas and resources.

iv. Conservation of biological diversity.

v. Environmental sound management of solid waste.

vi. Role of institutions and NGOs and local authorities; for example, it was

proposed that by 1996 most local authorities; should have accomplished on a

collaborative basis, a local Agenda 21 for their communities.

vii. The importance of particular groups of citizen’s e.g the status of women in

environmental decision-making and education as well as public awareness and

training must be recognized and taken into consideration.

2.2.3.3 Other principles on sustainable Human Settlements (I-V, Agenda 21)

i. Adopting innovation planning strategies;

ii. Guiding cities along sustainable paths;

iii. Involving citizen participation;

iv. Taking resource inventories;

v. Issues on energy and transportation system should be adequately address;

vi. Determination of development methods which focus on the enhancement of

the condition of the population as a whole, with emphasis on raising the

standards of living of the poorest residents.

51
 vii. A democratic political system oriented towards development that corrects the

inequities of the market.

viii. State control over natural resources, permitting the participation of

representative institutions from various sectors of the population, in order to

guarantee the rational use of resources and the protection of the ecosystem.

Fyson (1991) affirm that not only the natural environment, energy transport, waste

and pollution but also food and agriculture, the city economy as well as the built and

social environments are all topics impinging directly on the viability of cities. Moreover,

success is yet to be achieved in satisfactorily reconciling the major elements of a general

plan for urban sustainability. To these must be added, particularly for the Nigeria

situation, the problem of sustainability criteria to be use in determining whether or not

sustainability is being achieved. These are yet to be worked out. Similarly, the individual

local authorities in Nigeria have not evolved Agenda 21 for their own communities and

yet the deadline has come and gone.

2.2.3.4. The mark of a sustainable city

A sustainable city as a city of our vision realized. Some of the characteristics of such

city may include;

i. Well and flexibly planned designed and developed as well as full integrating

social economic and physical issues;

ii. Full of opportunities for both the present and future generations;

iii. Livable, property managed and well provided with essential services;

52
iv. Self-contained;

v. Possessing qualitative environment and embracing all functions of an

“environment city” i.e. as a ‘centre of environmental excellence”.

vi. Functional and constituting a level in a functional hierarchy of similar cities;

vii. Efficient and rational energy user as well as emphasizing more on using new

and renewable alternative energy sources;

viii. Democracy reigns supreme thus involving full citizen participation;

ix. Poverty virtually non existent;

x. Less differentiated in its land use patterns, hence a high degree of social mix

and mixed land uses;

xi. Maximally orderly;

xii. Recreation, aesthetics and convenience are top priorities;

xiii. Provision of congenial surrounding for all sections of the community;

xiv. A disciplined, enlightened informed and self-esteemed citizenry;

xv. Virtual absence of crime and social vices;

xvi. Devoid of most, if not all, the sort of problems facing our today’s cities

especially those on management and governance;

xvii. Principle and requirements of sustainable human settlements and relevant

requirements on sustainable development are practicalized;

xviii. Inter-agency conflict is alien while co-ordination is the administrative cement

etc

53
2.3 THE STATES OF URBAN MANAGEMENT AND GOVERNANCE IN

NIGERIA

2.3.1 URBAN MANAGEMENT

Nigeria like any other developing country, is experiencing rapid urbanization, which

,over one-and-a half decades ago was put at starting rate of 11% per annum; and whose

population is at an explosive population growth rate of 3% annually (Sada and

oguntoyinbo,1981). Individual urban areas have been found to be growing at a higher rate

than the national rate. Lagos metropolis had a growth rate of about 19% (Sada, 1973) we

are reminded further that planning was necessitated by the unsatisfactory consequences

of free market forces and private actions which became intolerable (Glasson, 1974;

Omuta and Onokerhoraye, 1986. Urban planning has therefore, been accepted and

adopted as a management mechanism for controlling human activities and actions taking

place over our urban space(s).

Ayeni, (1978) stated that rapid urbanization in Nigeria has its attendant problems

which are categorized under four classes, such as; unemployment, serviceability and

manageability and livability.

Unemployment is consequent upon the influx of migrants from rural areas into urban

areas. Many of these are unemployable due to their lack of education or skills. Our

mushroom type of urbanization which lacks a commensurate level of industrialization

and other job-creating economic activities is, perhaps, a more serious cause of urban

unemployment. The result is manifested in hawking, street trading and other informal

54
sector activities as well as their attendant problems, social vices and so on. Lack of job is

seriously linked to urban poverty.

Serviceable problem stems from the failure of our cities to provide sufficient social

facilities, services, amenities or infrastructure for their inhabitants (e.g health, education,

recreation, portable water, energy etc.). While manageability problems relate to issues of

planning and upkeep of the city, the maintenance of the roads, markets and other systems

within the city. The dual city phenomenon and the existence of urban districts in many of

our urban areas today- the creations of colonialism- add to our urban management,

development and governance.

The problem of liveability is more or less the product of several of the problems

highlighted in the three classes above. Liveability means the creation and maintenance of

a decent environment and the ease of circulation within the urban system, including the

flow of goods and services. If the provision of urban facilities and infrastructure is not

adequate, it leads to their over-utilization, waste generation and disposal problems,

housing shortage, overcrowding, slum development, flooding and urban deterioration.

Traffic congestion and pollution must be added to the list of the problem including urban

poverty.

In Nigeria, a number of strategies have been adopted as means of ameliorating,

eradicating and preventing the future occurrence of these problems, these include the

preparation of planning schemes such as layout plans, urban renewal schemes covering

55
parts of tour urban areas if not all and comprehensive (physical)master plans for the

entire urban areas.

The physical master plans are meant to serve as urban development framework for

controlling development and directing the future growth of through urban areas

concerned. Although the repelled 1946 Nigerian town and country planning ordinance

did provide for the preparation of planning schemes and the appointment of planning

authorities, the production of urban-scale master plans in the country received a boost

only during the decade of 1970s.during this period, several state prepared master plans

for their capital cities and their major towns. Kwara state form example, produced master

plans for 32 of its major towns while the formal plateau state prepared master plans for

Jos-Bukuru and other main towns, especially the local government headquarters, in the

same vein urban planning and development boards were set up by many state.

Space limitation would not permit for detail account of how master planning has

faired, however, suffice it to state that the preparation and implementation of urban

master plans have been hampered by so many problems due to rapid changes,

institutional difficulties and other hindrances as outlined in the pitfall in the practice of

urban management and governance below. These factors constitute then bane of our

urban master plans and urban management.

56
2.3.2 URBAN GOVERNANCE IN NIGERIA

All the three level of government –the local, State and Federal-are involved in urban

government. In most cases their functions are performed through their agencies. All the

Local Government headquarters are declared urban area according to the 1976 Local

Government Reform Guidelines. Moreover, part of some local government in some

cases, and in other cases, the entire local government areas fall within the boundaries of

designated urban areas. The different tiers of government and their agencies are assigned

certain, often, duplicated responsibilities to perform in the urban areas.

Table 1 provides some of the actual and potential areas of overlap of functions of

governmental agencies typical of our urban areas in Nigeria

57
TABLE 1.1: Showing Public Agencies and Some Areas of Overlaps in their

Functions in Urban Areas

FUNCTION AGENCIES
FEDERAL STATE LOCAL.
Issuance of certificate of occupancy - X(G) X(C)
Preparation/ Implementation of urban X(N) X(UDB) X
development plans
Preparation of Layout X(N) X(UDB/ X
BLSCP)
Development control/planning permit X(N) X(UDB) X
Provision & Maintenance of shops, kiosk, - X X
markets and motor parks
Urban Infrastructure, streets/lighting X(N) X X
Recreation/public conveniences - X X
Refuse/Environmental Protection X(FEPA) X(EPA) X
Environmental Impact Assessment X(N) X(UDB/EPA) X
Note: C represents Chairman
G represents governor
N represents Non-Conflicting
UDB represents Urban Development Board
BLSCP represents Bureau for Lands, Survey of country Planning
EPA represents Environmental Protection agency
FEPA represents Federal Environmental protection Agency

58
 CHAPTER THREE

3.0 THE STUDY AREA

3.1 LOCATIONAL SETTING OF LAGOS STATE

Lagos Sate was created on May 27th 1967 when Nigeria was restructured into 12

States. Before this period Lagos municipality was under the administration of the Federal

Government through the Federal Ministry of Lagos Affairs as the regional authority. The

city of Lagos was under the Lagos City Council. The region of Ikeja, Agege, Mushin,

Ikorodu were under the former Western Region. Lagos State lies approximately between

longitude 2042oE and 3042oE and latitude 6022oN and 6052oN. The state is located on

the South-Western part of Nigeria with the southern boundary of the state framed by

about 180 kilometer long Atlantic coastline while the northern and eastern boundaries are

framed by Ogun State. The Republic of Benin formed the western boundary. The state is

the smallest state in Nigeria with an area of about 358,861 hectares or 3577sq.km

(Odumosu, 1999). This represents only 0.4 percent of the entire area of the country. This

size accommodates about 10 per cent of the entire 120 million appropriate population of

the country. The state is also the most urbanized in Nigeria (Ayeni, 1979). Only about 5

per cent of the state total populations are of rural areas. This has serious consequences on

land use planning in the state especially in urban areas. It also has great implication on

infrastructure such as housing, water supply, storm drainage, roads, electricity, telephone,

waste management and other socio-economic, cultural and administrative issues.

Ironically except for Abuja, Lagos stands out to be the best served with infrastructural

facilities in the country yet it is where these facilities are most inadequate due to the high

population density. The state is also the most affluent in spite of its small size.

59
3.2 THE STUDY AREA

Agege Local Government is with approximate total area of about 18 sq. meters and is

bounded on the North by Ifako-Ijaye Local Government, on the South and West by

Alimosho Local Governments and on the East by Ikeja Local Government. Rainfall

distribution is of two maxima with annual totals being consistently higher than 1500mm.

difference in temperature is less than 5oC for all except the harmattan months of

December- January. The range is 23oC-32oC. Relative humidity is generally above 75%

3.2.1 Population

The entire population of Agege local government area as at 2006 Federal government

census report which states that the total population of Agege is 459,939 (Source: 2006

PCN) of which population projection of the study area in 2008 will be 492698.

3.2.2 Economy of the Study Area

The indigenes were predominantly Awori farmers and hunters until 1908 when the

Nigerian Railway tracks passed through Agege. The Iju waterworks was commissioned

in 1915 while in 1940 the West African Airway was set up between Ikeja and Agege,

hence an influx of people into the area in search of jobs. The sitting of industries at Ogba,

Agege and Ikeja aided the population explosion of which enrich the study area with

numerous development including various land uses as of the other developed area of the

world.

60
 The commercial, financial and business of Agege local government is something that

can not be over emphasized as a result of its location within the Ikeja industrial estate. A

range of manufactured goods are produced in the area, including machinery, electronic

equipment, chemicals, processed food, and aluminum. The standard of living is higher in

Agege area likewise Lagos as a whole than in the rest of nigeria, as residents have

considerably greater access to food, fresh water, indoor plumbing, and modern

technology.

Agege is famous throughout Lagos for its location. It has given birth to a variety of

styles such as highlife, juju, fuji, and Afrobeat. The Lagos State Government operates

state schools in which Agege .

3.2.2.1 Administration

In terms of administration, Lagos is not a municipality and has therefore no overall city

administration. The Municipality of Lagos, which covered Lagos Island, Ikoyi and

Victoria Island as well as some mainland territory, was managed by the Lagos City

Council (LCC), but it was disbanded in 1976 and divided into several Local Government

Areas (most notably Lagos Island LGA, Lagos Mainland LGA and Eti-Osa LGA). The

mainland beyond the Municipality of Lagos, on the other hand, comprised several

separate towns and settlements such as Mushin, Ikeja and Agege. In the wake of the

1970s Nigerian oil boom, Lagos experienced a population explosion, untamed economic

growth, and unmitigated rural migration.

61
Figure 3.1: Map of Nigeria Showing Lagos State at a Regional context
Source: Adesanya Salako & Associates, 2003

62
 IF
AKO
-I
JA

AGEGE
YE

IKORODU
KOSOFE
IKEJA EPE
ALIMOSHO LO
O
IS
I- SOMOLU
D
O MUSHIN
H
S
O

LAGOS
SURULERE MAINLAND

LAGOS
IBEJU-LEKKI
ETI-OSA
AJEROMI ISLAND

OJO AMUWO-
IFELODUN

BADAGRY ODOFIN APAPA

ATLANTIC OCEAN

Figure 3.2: MAP OF LAGOS SHOWING THE STUDY AREA (AGEGE LOCAL GOVERNMENT AREA
Source: Authors’ digitised map, 2008

63
 Figure 3.3: Showing Lagos metropolis and the Study Area

Figure 3.4: City of Lagos; showing main urban areas, lagoon, harbor and port including
study area (Agege L.G.A).

64
 This caused the outlying towns and settlements to develop rapidly, thus forming the

greater Lagos metropolis seen today. The history of Lagos is still evidenced in the layout

of the LGAs which display the unique identities of the cultures that established them.

Today, the word Lagos most often refers to the urban area, called "Metropolitan Lagos"

in Nigeria, which includes both the islands of the former Municipality of Lagos and the

mainland suburbs. All of these are part of Lagos State, which now comprises 20 LGAs.

Lagos State is responsible for utilities including roads and transportation, power, water,

health, and education.

Metropolitan Lagos (a statistical division, and not an administrative unit) extends over 16

of the 20 LGAs of Lagos State, and contains 88% of the population of Lagos State, and

includes semi-rural areas.

3.2.2.2 The management struture of the study area

Since 1999 the study area have been experience changes in term of development with

the democratic system that the entire nation is experiencing. As one of the 20 approved

local government in the state despites of the controversy after creation of more local

government/council by Asiwaju Bola Ahmed Tinubu to 57 local councils/government

area, it now having their choice of leadership been elected as the chairman of the council,

the political overhead in the administrative/management of Agege local government area

while followed by the other team to make it happened. See the organogram/management

structure for the local government /local council development area below.

65
3.2.2.3 Health

Hitherto, most of the causes of ill –health were dealt with by traditional and modern

systems. Now, maternity centers, health centers and private and public hospitals are

located as well at Agege local government area. The first maternity center at Sango

Agege was built in 1948 while the second at Isokoko behind Agege central market was

commissioned in 1950 while there are numerous private specialist hospitals established

by individual doctors were located at difference location across the study area. Until

2005, General hospital was commissioned at Oke-Odo by Lagos state governor Asiwaju

Bola Ahmed Tinubu Administration. A lot of native doctors are numerous in the study

area as well.

66
FIGURE 3.5: SHOWING THE ADMINISTRATIVE STRUCTURE OF A TYPICAL LOCAL GOVERNMENT/ LOCAL COUNCIL
DEVELOPMENT AREA

ORGANOGRAMFORLOCALGOVERNMENT/ LOCALCOUNCILDEVELOPMENTAREA
CHAIRMAN

INTERNAL ENVIRONMENTAL INFORMATION EXECUTIVE S.L.G. LEGISLATIVE COUNCIL

AUDIT SERVICE UNIT COMMITTEE
UNIT/REFUSE
MANAGEMENT
COUNCIL MANAGER
CLERK OF HOUSE

H.O.D. H.O . D H .O .D H . O . D
F INA NC E & P LA N N IN G
H.O .D H .O .D H .O .D
ED U C A T IO N
H UMAN SUPPLY/ C O UNC I L & L IB R A R Y B U D G ET & AG RIC & W O R KS & H EA L T H
RESOURCES TREA SURER S E RV I C E STA TI S TI C S SO C IAL D EPT. H O U S IN G S E RV I C E S

GENERAL LEGAL CO R P O R AT E P RI M AR Y P L A N N IN G PUBLIC PHARMACY

ADM. UNIT UNIT F IN AN C E & FI N . S CH O O L & C U LT U R E
TO UR IS M BUILDING LABORATORY
P L A NN IN G CO R D IN AT I O N R E S E A R C H
P ER S O N A L CONSTRUCTION & SERVICES
& E ST A B MAINTENANCE
MARRIAGE M AT T E R S
R E V E N UE
A D UL T E DU C
S E RV IC E S P RI M AR Y
REG. UNIT V O CAT IO N A L
T R AI NI NG
S T AT IS T I C C DC /C DA ROAD
P UB L IC H E AL T H
C AR E
AC C O UN T I NG CONSTRUCTION
S E RV IC E S
MAINTENANCE
L IB R A RY B UD G E T N E I G H B O U RH O O D H E AL T H
P E N SI O N S E RV IC E S M O N IT O R IN G W AT C H E N V IR O N M E N T A L
T R A I N I N G, PAY RO L L & E L E CT RI CA L S E R V IC E S
T R AN S PO RT S TA F F EM P LO Y EE M E CH A N IC AL
AD M . W E L FA R E BEN EF I T SE RV IC E
M AN A G E R D E V E L OP ME N T EM ER G EN C Y
M E DI C AL
P UR C H AS E & M U N IC IP A L S E RV IC E S
C EN TR A L L I C E N C IN G
S TO R E S T AN D A R DS

L A BO U R T R AN S P O RT &
SE C U RIT Y M A T TE R S / T R AF F I C
G UA R DS UN IT IN D U S T R IA L SE RV IC E
R E L A TI O N S

F I RE
S E RV IC E S

Management structure of a typical Local Government/ Local Council Development area in Nigeria
Source: Agege Local Government Area Secretariat (2008)

67
3.2.2.4 Religion

Islamic Religion abounds in Agege, where there are Ahmadiyya, Ansar-Ud-Deen,

Nawar-ud-deen, Sheriff-deen, Samsudeen and National Council of Muslim Youth

Organization (NACOMYO). Agege Zone has an apex body for all Muslim

Organizations. The different Central Mosque includes the Agege Central Mosque,Ogba

Central Mosque, Orile-Agege Central Mosque, Dopemu Central Mosque and Moricas

Central Mosque amongst others while Agege Central Mosque at Atobaje was the first

Mosque in Agege. Christian churches of all denomination ranging from the Baptist,

Methodist, Anglican, Cherubim and Seraphim, the Celestial Churches of Christ,

Apostolic Church, Gospel and Evangelical Churches all are present in Agege. However,

Agege Local Government Branch of the Christian Association of Nigeria was

inaugurated on 21st June, 1990 at St Savior’s African Church Cathedral, Agege Motor

Road, Agege which was the first to be established in Agege. Traditional Religion is also

practiced in some parts of Agege.

3.2.2.5 Transportation

Motorbike and motor vehicles were the major modes of transport in the study area.

But because of its geographical position, a railway station was commissioned in Agege.

Its establishment at that time brought relief to many of the traders both at Agege and its

environs. Soon after, traders were able to make their way to the West, East and Northern

parts of the country. Human transportation and agricultural products gained access to

most parts of the country as a result of this.

68
 The Hausas settled in Agege in the 1930’s as kola nut dealers and cattle rearer, the

two trades were made popular by the advent of railway services. The railway station

served as market by then. Farm products were also brought from Abeokuta and other

outer states to Agege by rail. The people traveled by rail because it was convenient and

educative to the traveler. More people seized the opportunity of the railway services to

sell their wares to railway officials and passengers. The importance of railway services in

the town, without doubt, has tremendously helped the town socially, economically and

educationally.

There are many tarred road in the study area presently which linked other state and

local governments including various locality in the study area with major and minor

roads busy throughout the days.

3.2.2.6 Recreation

The Agege Sports Pavilion at Sango-Agege was constructed in 1945 purposely for

sports activities – table tennis, football etc. The Yusuf Ishola Sports Centre is currently

under construction. The sports developed talented sportsmen and women in the town.

There are other recreational facilities in the study area such as eateries e.g MR Biggs,

Tasty Fried Chicken etc., film house like woman development centre beside formally

dairy farm. It’s a pity that notorious and well known Pen Cinema location has been

converted to bank and eateries.

69
3.2.2.7 Education

There are fifty (50) Government Primary Schools and sixteen (16) Government

Secondary schools in Agege Local Government. There are also many Private

Nursery/Primary Schools, Secondary Schools and Vocational Institutes. The first

primary school in Agege is Africa Church Central Primary School, Agege, while the first

secondary school is Ahmadiyya College, Agege. The education system is the 6-3-3-4

system, which is practised throughout the country. All children are offered basic

education (primary education), with special focus on the first six years. Their family's

finances may determine how far the child will go after this. Agege is home to Lagos state

universities annex, several polytechnics and colleges annex and other centres of learning.

3.2.2.8 Culture

The inhabitants of Agege Local Government are essentially Yoruba’s with the

presence of sparse population of non-Yoruba speaking people. The Local Government

harbours a rich-Cultural heritage. The people of the Area are law abiding, loving and

God-fearing. The language of the inhabitants is mainly Yoruba.

3.2.2.9 Tourist attraction

 Tombstone of late Moses Orimolade at Ojokoro, Agege.

 Iju water works commissioned in 1915 now servicing Agege and Lagos metropolis.

70
3.2.2.10 Postal and telecommunication services

A big post office was commissioned around 1948 serving Agege and its environs. A

lot of postal agencies are at Agege now serving their various localities as well.

Telephone services in the town are available with the aid of GSM.

The National Electric Power Authority has two main offices at Agege - Ogba and

Alimosho. The town has been enjoying electricity for over 25 years.

3.2.2.11 Markets

The first market in the town is Sango Market behind railway line. It was constructed

in 1920. It is a daily market. Most of the farm products are brought daily to this market

for sales from other part of state and neighbouring state. The second market is situated

along Abeokuta Motor Road, Agege opposite the Railway line. The market also serves

other neighboring towns and villages around Agege and its opens daily. In the past cocoa

and kola nuts were the two chief agricultural products brought to this market for sale.

With the recent development in the study area it shows that the area have developed in

commercial market due to the new development in marketing goods in which brought

supermarkets, pharmaceutical shops to beautify the area in terms of market.

71
 CHAPTER FOUR

4.0 RESEARCH METHODOLOGY

The sources of data for the study were discussed in this chapter of which was derived

from both primary and secondary data in order to ascertain the structure of the socio

economic characteristics of the people (inhabitants) in Agege local government area; to

examine the extents of involvement of people in provision of infrastructural facility(s); to

examine the environmental condition in the study area and the extents of which

government carry the people along in project execution; to establish the relationship

between residents, government agency(s) and environmental characteristics in the study

area; and to examine the government agencies functions through available policy. The

sample frame and size were discussed in this chapter including sampling techniques and

procedure and method.

4.1 Sources of Data

The method that was adopted in the collection of a data and information at various

stages in the research process includes.

(1) Primary Data

(2) Secondary Data

4.1.1 Primary Data:

Primary data was gotten through questionnaire distribution, direct observations and

personal interviews.

72
4.1.2 Secondary Data:

This was obtained from published and unpublished works, literature review of

relevance seminar papers textbooks, journals, newspapers, government records and

information sourced form the internet.

4.2 Sample Frame and Sample Size

The sample frame is a complete list of all the units in a population. It is a list that

consists of the ‘‘basic details’’ of all members of the population from which samples are

to be selected. Since the sample frame is the target group to be sampled or population

from which data pertinent to the study would be collected, the sample frame for this

research will be collected from selected resident of the study.

The sample frame for this research will be represented by the total number of

population in the study area, of which any resident of any of this residential building has

equal right to be picked. The entire population of Agege local government area as at

2006 Federal government census report which states that the total population of Agege is

459,939 (Source: 2006 PCN) of which population projection of the study area in 2008

will be 492698.

The study area consists of 492698 populations residing in different housing type,

different streets and 11 wards. The eleven (11) wards are Dopemu, Idi-Mangoro, Orile-

Agege, Keke, Ajegunle, Tabon-Tabon, Isale-Odo, Oke-Koto, Papa Ashafa, Oniwaya and

Iloro.

73
 This put the sample frame (ward and population) eight (8) wards were randomly

selected from the eleven wards in Agege local government area. From each of the eight

wards, streets with the highest number of residential area were selected. A total of four

thousand nine hundred and ninety (4990) buildings were observed to be fully residential

in the eight selected wards. This figure represents the sample frame for the study. A

sample size of ten percent was taken from the total number on each of the selected

streets. This is a total of four hundred and ninety eight buildings selected as the sample

size of this study while five hundred (500) was administered in order to cover any

unreturned questionnaire(s) see table 2.1 for further explanation.

4.3 Sampling Techniques and Procedure

This study adopts systematic sampling method for the selection of four hundred and

ninety eight buildings. Thus every fourth building was systematically selected from each

of the sixteen streets; from each of the four hundred and ninety eight buildings selected,

residential buildings was randomly selected. The structured questionnaires were

administered to the residents of the building and every member of the building has equal

right to answer the questionnaire.

4.4 Method of data analysis

The data was analyzed through sorting and categorization of results analyzed, and

was presented with descriptive statistical tables, charts and pictures.

74
Table 4.1: showing how the names of the wards, selected streets and sample frame
and size was selected

Names of Selected Streets Sample frame (no. of Sample size (10%)

Wards residential buildings).
Orile Agege Ayige and Iresi 562 56
Keke Apostolic and 576 57
Fadimu
Oke koto Amoo and Ojekunle 620 62
Papa Ashafa Fashola and Kushoro 680 68
Dopemu Ayeni and Ogundeji 740 74
Oniwaya Olagunju and Kadiri 600 60
Ajegunle Bode and Matthew 620 62
Tabon-tabon Fagbola and 592 59
Owolewa
Total 4990 498

75
 CHAPTER FIVE

5.0 DATA ANALYSIS AND INTERPRETATION AND FINDINGS

Five hundred (500) questionnaires was administered in the study area to determine

the urban management and governance in the study area, while four hundred and ninety

eight (498) were returned and analyzed.

5.1 SOCIO ECONOMIC CHARACTERISTICS OF THE STUDY AREA

The socio economic characteristics of the study area were thoroughly analyzed with

the data collected during the research as indicated with the aid of tables; figures and

pictures.

Table 5.1.1: Position in family

Variable Response %

Head 207 41.57

Wife 114 22.89

Others 177 35.54

Total 498 100.00

Source: field survey, 2008

Respondent position in the family

The data presented in table 4.1 indicates that 207 (41.57%) of the total respondents

were head of family, 177 (35.54%) were others such as child, brothers, sisters, uncle and

76
 nephew while 114 (22.89%) were wives of the family. The research indicated that

majority of the people reside are female in the study area.

Table 5.1.2: Sex distribution

Variable Response %

Male 336 67.47

Female 162 32.53

Total 498 100.0

Source: field survey, 2008

Sex distribution

The data presented in table 4.2 indicates that 336 (67.47%) of the total respondents

are Male and 162 (32.53%) were Female. The above table shows that the proportions of

female to male who engage in managing and governing the study area are less than

males.

7
Above 65
32
55-64
102 45-54
124 35-44
156 25-34
15-24
77

Fig. 5.1.1: Showing Age distribution in the study area

77
Age distribution

Figure 5.1.3 shows that 77 of the respondents (15.46%) of the total respondents are

within the range of 15-24 years of age, 156 (31.30%) were in the range of 25-34 years of

age, the respondents in the range of 35-44 years of age has 124 which is 24.82%. Other

categories such as 45-55 years, 55-64 years and above 65 years of the respondents in the

study area were 102 (20.51%), 32 (6.47%) and 7 (1.44%) respectively. It could be said

from the chart that people that involved in the urban management and governance in the

study area are the middle age that is those in the working class (active age group).

This however indicates that the majority of the people engaged in the urban

management and governance activities in the study area were in the age range of 15-54

which shows that they were into it as a result of their concern about their security,

economy and their environment.

200

150
Single
Married
100
Divorce
Widowed
50

Figure 5.1.2 Showing Marital Status of the Study Area

78
Marital Status

Table 5.1.4 shows that 183 respondents representing (36.69%) of the total

respondents were Married, 145 constituting (29.14%) were Single; 95 (19.06%) were

divorce and the remaining 75 of the respondents representing 15.11% were widowed.

This indicates that majority of the people engaged in managing and governance of

the study area were married people and single (those that are not yet engage in marriage)

which indicates that they are interested in the good environment not as it was before

despites of little assistance from government.

Table 5.1.3: Respondents Monthly Income

Variable Response %

Below 7,500 139 28.06

7,500-15,000 129 25.90

15,000-30,000 95 19.0

30,000-60,000 84 16.91

Above 60,000 51 10.07

Total 498 100.00

Source: field survey, 2008

Respondents Monthly Income

Table 5.1.5 indicates the different challenges facing the people of the study area in

term of income earning in which the research shows that 139 respondents representing

28.06% of the total population are collecting below seven thousand five hundred naira

79
monthly. 129 (25.90%) of the respondents were collecting N7500:00-N15,000:00 and

those respondents that were receiving the range of N15,000:00 and N30,000:00 are of

95(19.06%) each as indicated above while the other variable are N30,000:00 and

N60,000:00 and above N60,000:00 were 16.91% and 10.07% respectively.

These research concerning their monthly income indicates the level and degree of

participations of the inhabitants in the study area that leads to their involvement in the

management in the area which highly have effect on the environment as they can not

meet the standard of the united nation based on $1.00 per person to be spend per day

from their monthly earning. However, research shows clearly that those that are earning

below the minimum wages as indicated by the Federal Government of Nigeria and those

in the range of N7500:00 and N15,000: 00 are more than 50% of the respondents and

most of them are married likewise those that are yet single can not meet their needs from

their salary; this shows the degree of inability to meet-up with the standard in the study

area.

80
 Table 5.1.4: Type of Employment

Variables Responses %

Civil Servant 46 9.35

Trading 172 34.53

Private Sector 91 18.35

Unemployed - -

Artisan 118 23.74

Students 39 7.91

Others 32 6.12

Total 498 100.00

Source: Field survey 2008

Employment status

From table 5.1.6 above, 172 of the total respondents (34.53%) engage in trading

activities such as petty trading, raw food stuff seller, plastic seller etc, while 118

(23.74%) of the respondents are artisans engaging in services like tailoring, phone

operators, hairdressing, computer operators, barbers etc; the remaining options were civil

servant 46 (9.35%); private sector 91(18.35%); students 39 (7.91%) and others with 32

(6.12%) respondents respectively.

This however indicates that majority of the respondents undertake trading and

services (Artisans) activities in the study area. Due to its informal nature, such effects as

tax evasion, filthy environment, blocked drainage, encroachment on right of way etc. are

81
very pronounced in the study area despites of their impact of the inhabitant to make the

area well managed.

Plates 5.1.1 and 5.1.2: showing majority type of employment in the study area

known as trading that is setback encroachment.

82
 Table 5.1.5: No per Household

Variable Response %

1-2 90 17.99

3-4 88 17.63

5-6 104 20.86

7-8 111 22.30

Above 8 105 21.22

Total 498 100:00

Source: field survey, 2008

The socio economic characteristics of the study area also noticed urban management

and governance of the environment from the angle of household population in the study

area, which indicates that those that are in the range of 7-8 per household has 111

(22.30%) respondents, above 8 household has 105 (21.22%); while 5-6 household has

104 (20.86%) While those in the range of 1-2 and 3-4 are 17.99% and 17.63%

respondents respectively.

This indicates that the amount receiving as their monthly earning can not be

sufficient for the average family household according to the International indicator of

poverty so, therefore as the incomes determine the level of family status and majority can

not meet this it shows that they will result in leaving in an overcrowding environment as

it was indicated from the data collected on field.

83
 This leads to increase in waste generated, overstretch of the available facilities such

as toilet, lack of sanitary facilities etc. and wear off of the building itself, all these tells

on the environment and has effect on the managing and governing of the study area.

200
180 Bungalow
160 (Rooming)
140
Bungalow
120 Flat
100
80 Block of
60 Flat
40
20 Others
0

Figure 5.1.3: Showing Housing Type of the Study Area

Housing Type

Research indicates in figure 5.1.3 that 190 of the respondents are leaving and or

trading in the bungalow (rooming) building with 38.13% responds which has the highest

figure followed by others of which are those in up-stair either a floor or two with 139

(28.06%) respondents, those in bungalow flat were 86 (17.27%) respondents and block

of flat and duplex has 61 (12.23%) and 22 (4.31%) respectively.

This research indicates that majority of the houses in the study area have been altered

by the house owners and those that are not altered have been defaced by the activities of

84
the informal activities on the study area. This have leads to visual intrusion and nuisance

of the buildings as a result of trading and service activities of the informal nature, also it

has leads to encroachment of the roads in some areas, noise in the residential

neighbourhood, kiosk on drainage channels and lack of sanitary facilities and improper

waste disposal of some of those engaged in the activities which have leads to

environmental degradation and conversion of parking to commercial uses such as shop in

the study area. All these have to be look into in other to achieve a good governance and

management in the study area.

21
Informal

86 140 Primary

Secondary

Diploma

122 Bachelor of
Degree
129

Figure 5.1.4: Showing the Level of Education in the Study Area

85
Level of Education

From the figure 5.1.4 above, 140 of the total respondents (28.06%) are with informal

education in the study area, 129 (25.09%) having first school leaving certificates and the

remaining 229 respondents representing 46.85% were those that have formal education.

This information clarifying that majority of these people are lack of record keeping; pay

no tax and those that paid pays to touts which does not get to the office; this really has

effects on the environment as the money generating does not get to the people that are in

position to render social services.

Table 5.1.6: Age of Building

Years Response %

Less than a 5 year 82 16.55

6-10 96 19.78

11-15 91 18.35

16-20 97 19.42

Above 20 132 25.90

Total 498 100

Source: field survey, 2008

Age of the Building

The research indicated from the table 5.1.6 above, that 132 of the total respondents

(25.9%) have been built their building more than twenty years ago while 19.78% have

been in the area about 6-10 years ago, 97 (19.42%) of the respondents for those that have

86
spent not less than 11 years in the study area. This indicates that more than 50% of the

respondents have been residing in this area for not less than 10 years averagely.

This however indicates that the majority of the people in the study area have been

facing Poverty as a social problem; they engaged in informal sector in order to promote

employment, productivity, and income for themselves, and at the same time ensure a

safe, healthy and socially acceptable environment but the location as in residential areas,

pose real health hazards for the urban community as the case of the study area because of

the high rate of pollution been noise, land and air especially those that are using fire

wood and charcoal to cook, particularly for the urban poor who can least afford the high

cost of health care.

Table 5.1.7: No of Family(s) per Building

Variables Response %

2 105 21.22

4 89 17.99

5 109 21.94

6 89 17.99

Above 6 106 20.86

Total 498 100

Source: field survey, 2008

87
 Table 5.1.8: Level of Income per Annum

Variable Response %

Less than 60,000 134 26.98

60,000-90,000 86 17.27

90,000-120,000 88 17.63

120,000-150,000 77 15.46

150,000-180,000 65 12.95

Above 180,000 48 9.71

Total 498 100

Source: field survey, 2008

Level of Income per Annum

Table 5.1.9 indicates the different challenges facing the people of the study area in

term of income earning in which the research shows that 134 respondents representing

26.98% of the total population are collecting less than sixty thousand naira annually. 88

(17.27%) of the respondents were collecting N60,000-<N90,000 per year . Those

respondents that were receiving N90,000 - <N120,000 are of 17.63% while those

collecting N120,000-<N150,000 and range of N150,000-<N180,000 are 77 (15.46%) and

65 (12.95%) as indicated in the table above.

Despites of the amount paid in informal employments sector in the study area the

research shows that the majority of employee doesn’t receive up to minimum wages so,

therefore they can’t meet their needs as the economy of the nation is not stable as it was

88
for the past ten years ago. This indicates that the people involves in the informal

employment are poor by nature and its very difficult for them to have savings of theirs

and this make it hard for them to get loan from bank even if they want to improved their

business all these should be take care of by the local government of the study area but

they don’t of which gives go-ahead to misused the land use initially planned for.

Table 5.1.9: Monthly House Rent

Variable Response %

Less than 2,000 124 24.82

2,000-3,000 107 21.58

3,000-4,000 97 19.42

4,000-5,000 81 16.19

Above 5,000 89 17.99

Total 498 100

Source: field survey, 2008

Monthly House Rent

From the data collected during the research which indicates that 231 (46.4%) of the

respondents are paying less than three thousand naira for the house rent despite of the

location neither of the drainage channel or the building frontage that meant to be for

recreation and parking were collecting money for from the users.

This indicates that the places meant for the recreation or parking of vehicle(s) have been

rent out for the informal activities causes visual intrusion, encroaching the road, location

89
of kiosk on the drainage this does not concern the land lord they just want the money

they don’t care about the environmental degradation or diseases that may occurs as a

result of inadequate cross ventilation. The research shows that as a result of lack of

management and good governance in the study area has shows that the level and degree

of poverty in the study area is high which needs attention urgently.

Market

Road Side
Others
Market Shopping
Residential Complex
Building Residential
Building
Road
Side Others

Shopping
Complex

Figure 5.1.5: Showing the Location of business in the Study Area

Location of Business

Figure 5.1.5 above indicates that majority of the respondents located their businesses

at the residential area precisely in the building they reside with 147 (29.50%) respondent.

122 (24.46%) responds locates there business on the road side which includes on the

drainage channel or extension to drainage channel, on the road side, and on the road

junction; while 89 (17.99%) locates their business in a kiosk or container indicates as

others. The remaining variables were market and shopping complex with 57 (11.51%)

and 83 (16.54%) each respectively.

90
 This shows that the location of the business determines the degree of poverty in the

study area through which the congestion increases as a result of the high household per

room. Moreover the people in the area both those involve in the informal sector and

those that patronized them and those in-charge of the local government administration

are care free about the health of the people they are govern on, so far that they can get

what they need nearby without looking at the rate of pollution, effect of the location on

the drainage such as blockage of the channel, vehicular traffic jam they may cause,

carelessness about their life and the environmental hygiene which are the problem of the

bad/lack of effective management and governance in the study area.

Yes
67%

No
33%

Figure 5.1.6: Showing Landlord/community development Association in the Study

Area

91
Do you belong to Landlord/community development Association?

From the chart above, 333 of the total respondents (66.91%) were belongs to

landlord/community development association in the study area while the remaining

(33.19%) were not active in the association in the study area. However due to its nature

they engaged in such effects as tax evasion, inadequate proper waste disposal can not

overlooked, noise and air pollution and hawking is pampered in the area of which could

be tagged with the ineffective management and governance by those are in authority in

the study area.

Table 5.1.10: How Money was raised to manage the community(s)

Variable Response %

Bank Loan - -

Thrift Collection 116 23.38

Community Development 269 53.96

Association savings
Others 113 22.66

Total 498 100

Source: field survey, 2008

How Money was raised to manage the community

Table 5.1.11 indicates the source of capital to manage the community development

association, 296 (53.96%) of the total respondents were from community development

association savings while 116 (23.38%) respondents were from thrift collection interest

92
within the CDA’s. Others such society cooperative loan and money raised from meetings

are 113 (22.66%).

This indicates that as a result of their lack or inadequate assistance from government

agency which stop them (community) from getting money from bank and its leads to

instability in the development activities of majority of those that are engaged in it leads

to nil in the means of raising funds to strength the development and proper control by the

government as they don’t give assistance when the needs arise.

5.2 ENVIRONMENTAL CHARACTERISTIC OF THE STUDY AREA

The environmental characteristics of the study area were notice in the research to

indicate the extents of involvement of people in provision of infrastructural facility(s)

and extents of which government carry the people along in project execution the study

area.

Table 5.2.1: Method of Waste Disposal

Variable Response %

Community Dump 113 22.66

Burning 113 22.66

PSP 147 29.50

Cart Pusher 75 15.11

Others 50 10.07

Total 498 100

Source: field survey, 2008

93
Method of Waste Disposal

The above table indicated that 147 respondents of the total respondents were using

PSP as their means of waste disposal in the study area which representing 29.50% of the

population and 113 (22.66%) are using community dump and burning each. 75 (15.11%)

responds that they use cart pusher to disposed their waste while the remaining 50 (10.07)

respondents were goes to others which are those that dump their waste on the road side

and on the public dump site in the study area.

This indicates that level of involvement of people in provision of infrastructural

facility(s) and extents of which government carry the people along in project execution

the study area as research reveals that 45.32% of the respondents uses burning and

community dump as their means of waste disposal in which shows that after they have

burn their waste they left its remains where they burn it and those of the community

dump constitutes a lot into the problem of drainage blocks as the rain run-off water

carries such waste whenever there is rain.

As it show in the plates 5.2.1 below the blocked drainage with the waste believing

could have been as a result of the community dump in the area. As this indicates the

degree of the poverty level in the study area which could also be as the location of their

business shows been on the drainage channel where they located their kiosk and

extension of their shops which has a lot of negative impact on the entire study area such

as visual intrusion, improper waste disposal or dump of refuse on any open spaces.

94
 154
160
140 123 122
120 99 Pipe born
100 water
80 Bore Hole
60
Surface
40
water
20 Water
0 vendor

Figure 5.2.1.: Showing Source of water supply in the Study Area

Source of Water Supply

The source of water in the study area was emphasized on in the questionnaire to

indicate the involvement of people in provision of infrastructural facility(s) in the study

area. Figure 5.2.1 above shows that 122 (24.46%) respondents from the total responds

were through water vendor in the study area. Other options indicates that 154 (30.94%)

respondents depends on bore hole as their source of water while those of surface and

pipe burn water are 99 (19.78%) and 123 (24.82%) respondents each.

This indicates the level of the quality of drinking water and other uses of which they

use water for in the area; as it shows from the research that majority of the respondents

depends on bore hole, water vendor and surface water this indicates degree of

government non involvement in the managing and governance in the study area. Most of

the inhabitant and water vendor care free about water treatment before selling or drinking

and for other uses as the case because they think they cant avoid the treatment as a result

95
of their illiteracy and unenlightening. This shows that governments don’t carry the

people along in project execution despites of the new development around the world.

Table 5.2.2: Type of Toilet Facility

Variable Response %

Water Closet 107 21.58

Pit Latrine 167 33.46

Bucket Latrine 114 23.02

Others 110 21.94

Total 498 100

Source: field survey, 2008

Type of Toilet Facility

Table 5.2.2 above, indicates the toilet facilities in the study area shows that one

hundred and seven of the total respondents representing 33.46% of the total population in

the study area were using pit toilet while 114 (23.02%) were using bucket latrine. 107

(21.58%) and 110 (21.94%) were using water closet and Others as indicated from the

data.

This shows that there is no proper sanitary facilities in the study area when compared

with their source of water above that indicated that majority of their source is through

bore hole and surface; this indicates that the water uses in the entire environs are not

96
good for drinking as the case may be because of the latrine and bucket latrine that they

emphasized with more than 50% of the respondents.

Those respondents of others can not be overlook because they disposed theirs to any

available area they can see which leads to air and land pollution, dump of refuse on the

street etc are very pronounce in study area.

120 114
107
102
100 93
Solid Waste
82
80 Air Pollution
Value

60 Noise
Pollution
40 Blocked
Drains
Drainage on
20 road surface

Figure 5.2.2: Showing Major Environmental Degradation in the Study Area

Major Environmental Degradation

The above figure 5.2.2 indicates that the major environmental degradation in the

study area is blocked drainage in which 114 (23.02%) of the total respondents believes,

107 (21.58%) ticked noise pollution while solid waste, drainage on road surface and air

pollution of which are 102 (20.5%) , 93 (18.71%) and 82 (16.19%) were ticked each

respectively.

97
 Research indicates that the entire problems generated by the informal development in

an environment are well aware of by the people residing in the study area but as a result

of the degree of their poverty they do with it.

Table 5.2.3: Environmental Condition

Variable Response %

Good 111 22.30

Fair 219 43.89

Poor 168 33.81

Total 498 100

Source: field survey, 2008

Environmental Condition

From the table 5.2.4 above, 219 of the respondents (43.38%) agree that the

environmental condition of their living environs is fair, 33.81% of the respondents

strongly accept that the environmental condition is poor while 22.3% says their area is

good.

This indicates that their residents in the area have encourage its nature to stay in the

area such as visual nuisance, pollution, unsanitary environment, flooding, street parking,

social miscreants and insecurity all that is common to all area that poverty is pronounce

98
and due to little or no involvement of people in provision of infrastructural facility(s) and

as government don’t really carry the people along in project execution.

Plates 5.2.1 and 5.2.2: showing the drainage condition drainage and environmental
condition of the study area which indicates the major environmental degradation of
the study area.

99
 Plate 5.2.3 and 5.2.4: Showing the condition of road in the study area

Table 5.2.4: Nature of Residential Outlet

Variable Response %

Good 127 25.6

Fair 177 35.6

Poor 194 38.8

Total 498 100

Source: field survey, 2008

The nature of residential outlet in the study area was emphasized on in the

questionnaire to indicate the how the environmental characteristics with the of

infrastructural facility(s) provided in the study area. Figure 5.2.4 above shows that 127

(25.60%) respondents from the total responds accept that their outlet is good in the study

100
area. 177 respondents represent (30.94%) indicates that the environment is fair while the

remaining 194 (38.80%) respondents accept that their residential outlet is poor.

This indicates the level of the quality and nature of residential outlet in respect of

urban management in the study area; as it shows from the research that majority of the

respondents knows that they are living in an environment that is not good enough. This

shows that governments don’t carry the people along in project execution despites of the

new development around the world.

Table 5.2.5: Drainage Condition

Variable Response %

Covered & Free 77 15.47

Open & Free 79 15.83

Covered & Blocked 97 19.42

Open & Blocked 129 25.90

No Drainage 116 23.38

Total 498 100

Source: field survey, 2008

Drainage Condition

The drainage condition of the study area as indicated from data shown in the above

table 5.2.5, 129 (25.9%) of the total respondents agree that all open drainage channels

were blocked, 116 (23.38%) of which says they don’t have drainage, 97 of which

101
represent 19.42% of the respondents says their drainage were covered and blocked while

those of open and free and covered and free were 79 (15.83%) and 77 (15.47%)

respectively.

This indicates that majority of the respondents noticing that they do dump refused

into both open and uncovered drainage in the area which leads to flooding in the area

during raining season and air pollution in dry season. Moreover its really shows the

informal nature on the environment such as plan-less-ness environment, waste disposal

on the streets, street parking etc as the case may be.

120

100

80 Good
Fair
60 Poor

40

20

Figure 5.2.3: Showing Assessing of the Environmental Sanitation of the Study Area

Assessing the Environmental Sanitation of the Study Area

The above chart indicates assess of the environmental sanitation of the study area

which shows that 195 responds of the respondents representing 39.21% agreed by

accepting fair grade, 177 (35.61%) respondents says poor in their assessment while

25.18% says good.

102
 This indicates that those that are in the study area are in the category of people with

poverty as its shows in their assessment of their environment to be in shape with the

poverty’s nature such as locating if shops on the drainage channel, selling and buying

where it’s not hygiene position, littering of the environment and position of selling one

things or the other everywhere as indicates in plate 5.2.3 and 5.2.4 below.

Table 5.2.6: Access to Building (Road)

Variable Response %

Tarred 133 26.62

Graded but un-tarred 120 24.10

Un-graded & Un-tarred 147 29.50

No Motor able Access 98 19.78

Total 498 100

Source: field survey, 2008

103
 Plate 5.2.5 and 5.2.6: Showing hawker and trading indicates nature and
environmental condition within the residential area and challenges of the people in
the study area.

Access to Building (Road)

From table 5.3.6 above, 147 of the respondents (29.50%) locates their business un-

graded and un-tarred roads or building, 133 (26.62%) respondents locates theirs on

building that is located on tarred road while 120 (24.10%) and 98 (19.78%) located in

building or roads that is un-graded and un-tarred and where it is not motor able.

This however indicates that the majority of buildings undertake informal

development in the study area which leads to degradation of the entire environment as it

dictates the effects of the informal nature on the area such as on-street parking, dumping

of refused on open space and drainage, kiosk on drainage channel, hawking, inadequate

sanitary facilities, visual intrusion, plan-less-ness and tax evasion.

104
 Plate 5.2.7 and 5.2.8: showing the waste taking over of the fun-off channel
(drainage) and the housing condition in the study area as well.

Table 5.2.7: Did government carry you people along in project execution

Variable Response %

Yes 133 26.62

No 365 73.38

Total 498 100

Source: field survey, 2008

From the table above, 365 of the total respondents (73.38%) indicate that they did not

aware of any government project execution before they execute in the study area while

the remaining (26.62%) indicate they were aware.

105
 5.3 Role of Agege Local Government Council Area in urban management and
governance

Table 5.3.1: Agege Local Government Budget 2005-2008 capital expenditure on

Education; Health; Road construction; Environment, Sewage & Drainage;
Construction/Development of Motor parks & Market; Water supply and Street
lights

Details of Expenditure 2005 Budget 2006 Budget 2007 Budget 2008 Budget
Estimated Estimated Estimated Estimated
Education 10,000,000:00 17,000,000:00 7,000,000:00 6,500,000:00
Health 18,500,000:00 5,900,000:00 11,000,000:00 10,000,000:00
Road construction 50,000,000:00 150,000,000:00 100,000,000:00 120,000,000:00
Environment, Sewage & 14,250,000:00 23,750,000:00 58,000,000:00 60,000,000:00
Drainage
Construction/Development 3,500,000:00 3,500,000:00 6,000,000:00 9,000,000:00
of motor park & Markets
Water supply 1,200,000:00 5,500,000:00 4,500,000:00 10,000,000:00
Street light Nil 9,000,000:00 14,000,000:00 10,000,000:00
(Neighbourhood watch)
Source: Budget and Planning Agege Local Government (2008)

5.3.1 Agege Local Government Contribution toward the management and

governance on Roads, Environment/Sewage and Drainage

Table 6.1 above indicated that road construction have the highest allocation for the

last four years with 50 million in 2005, 150 million in year 2006, 100 million in 2007

while 120 million in 2008 of which have to cover the rehabilitation/construction of roads

and bridges. The streets involved as the construction of new roads within the frame years

are Ishola Yussuf street and Olojua street (Ward A), Subuola street and Alluminium

village (Ward B), Akerele Street and Papa-oku street (Ward C), Toyin Balogun Close,

Kadiri street and Samuel Ajayi street (Ward D), Komolafe street and Adebari street

106
(Ward E), Oshungboye street in ward F; others are Odeku street, Abdul Oladejo street,

and Bale street from the budget gazette. Only Samuel Ajayi street was constructed so far

from listed streets for construction or rehabilitation while Ologba palace compound and

part of Shitta street roads was constructed despite that they were not enlisted in the

budgeted area.

More so, rehabilitation/surface of roads at Kamoru Alimi street, Oseni street, Mattew

street, Ajigbotinu street, Adeyemi street, Shiaba street Alli lane among others were listed

to be rehabilitate or patching/surface roads only Mattew street was lucky among others in

plan to be rehabilitate, Emiloju street, Adejare street and Showonuola street were

patched due to the political influence while others that were listed was neglected.

Environment, Sewage & Drainage has the next highest allocation with 14.25 Million

in year 2005, 23.75 million in 2006, 58 million and 60 million in year 2007 and 2008

respectively which consists of construction of drains and culverts, beautification of

recreation and parks and refuse management, with the aim of construction of drain at

Oloto (Ward A), Ogunjobi and Subuola street (Ward B), Sunny Oremeji (Ward C),

Toyin Balogun close, Bolaji street and Alli Balogun street in Ward D. Other streets that

were in budget are Akapo (Ward E), Ashaolu (Ward F), Yisa and Alli Lane (Ward G),

Oredapo (|Ward H), Alowonle/Shodipo(Ward I) and Ijaiye, Abdul Oladejo and Oseni

street ward J, K respectively and construction of culverts along Oloto street, Ogunjobi

street, Subuola street, Sunny Oremeji Street, Taiwo Balogun street, Akapo street,

107
Akerele/Ipaja road, Samuel Ajayi/Dopemu road, Ayobo Garage/Olusanya street,

Akinsuli/Kadiri street, oredapo/Onibeju street and Ashaolu street.

Among the above budgeted listed streets for drains and culverts Oseni and Abdul

Oladejo Street were successfully completed presently, others are yet to complete. While

other streets that are not listed in the budget, such as Ekemota street, Adebari street,

Onilude street, Alagba compound, Mattew street and Akerele street drains were started

and completed within the frame years. Along Mattew street and Oredapo/onibeju street

culvert construction was included in the project execution while Akapo street, Yisa

street, Ashaolu street and Bolaji street was not touch within the frame year despite of

listed in the budget.

5.3.2 Agege Local Government Contribution toward the management and

governance on Health and Education

The research indicated in table 6.1 that health and education are the next in the

hierarchy of budget allocation with 18.5 million (2005), 5.9 million (2006), 11 million

(2007) and 10 million (2008) and 10 million (2005), 17 million (2006), 7 million (2007)

and 6.5 million (2008) respectively in the study area. Recently health clinic at the area

office A, stadium and other clinic at Power line, Oko-oba was rehabilitated while

construction of new health clinic at Oniwaya junction was complete with provisions of

equipments required at the local government health centres such as beds, mattress, bed

sheets and drugs. On the other side there was rehabilitation of some primary schools

within the study area such as Ideal primary school at Tabon-tabon, Ahmed primary

108
school and Oyewole primary school with provisions of books, shelves, fans and other

equipment required at the library. Provisions and supplied of desks, chairs, tables,

blackboards e.t.c to some of the primary schools that are within their scope of

jurisdiction four the last four years budget.

Urban and health sector environmental governance: local management and funding

issues: Under the terms of the 1999 Constitution, practical management of the urban and

health sectors in Local council is largely the responsibility of state governments, which

in turn delegate down to local governments. Cross-cutting this structure is federal

ministries for physical development, health, water and irrigation, and transport. The main

issue for state governments in areas such as urban planning and environmental health is

insufficient funding: local officials are generally quite aware of the problems but cannot

act in the absence of funds.

The second major obstacle to tackling urban management and governance on

environmental health issues is the pace of urban growth and slum development: it is

difficult to enforce basic planning and environmental health standards when uncontrolled

settlements are set up on land that is either unsuitable for inhabitation or needed for the

provision of adequate infrastructure. A particular problem arises where illegal

settlements are established in flood plains and partly block existing drainage basins and

corridors, resulting in increased flooding and the spread of waterborne diseases.

109
5.3.3 Agege Local Government Contribution towards the management and
governance on Water supply, Construction/Development of Motor Park & Markets
and Neighbourhood watch

The above table 6.1 indicated that water supply, construction/development of Motor

parks and Markets and Neighbourhood watch were of close range as total project capital

expenditure and the least out of the public expenditure for the last four years.

There are construction of public toilets, rehabilitation of Abiola and Ashade markets

and rehabilitation of Ayobo Motor Park and Agege main market. Construction of two (2)

boreholes at Agege main market and Yidi praying ground, Ladoje, while streets light was

put in place for the security purposes at Market street, Ajakaite street, Ajeboriogbon

street, Samuel Ajayi street, Adebari/onilude street, Ogunji street and Lewis street for the

last four years.

While on the issue of water supply; Agege local government area is one of the local

councils in the Lagos state where the percentage of people with access to safe and

adequate drinking water has declined over the last decade. The study area actually has

sufficient natural water resources in the form of groundwater ( private bore-hole) to

supply drinking water for the population in virtually all areas. The constraint in

supplying adequate and safe drinking water is principally due to a lack of extraction and

purification infrastructure. Underinvestment as a cause of creation of new council’s area

in the state that have not been legalized by federal government and poverty are core

obstacles for the supply of water throughout study area.

110
5.4 Government agencies functions through available policy.

These pitfalls are numerous and varied from the available policy, ranging from

conceptual issues to lack of explicit demarcation of functions, as well as to attitudinal

and political considerations.

They are broadly summarized as follows:

 Adoption of inappropriate planning concept: it is true that master plans are

meant to serve as frameworks for controlling and directing the future expansion

and development of urban areas for which they are produced; but the very

conception and the methodology of master planning it self have been found to be

unsuited to our rapid type of urbanization. Further weakness of master plans

includes their rigidity, and lack of regular reviews, non-involvement of the public

in the process of their preparation, unrealistic projections and costing. Moreover,

it takes too long to have them prepared to the extent that by the time they are

finally ready; their proposals have been overtaken by very rapid changes which

render them outdated. The result is that such plans have little effect on the

urbanization phenomenon in Third World Cities. Added to this is the fear that the

use of large-scale master plans would result in misplaced social and physical

order. This group of factors is one of the fundamental constraints to effective

management.

 Duplication of Functions of Statutory Agencies Managing and governing our

Urban Areas: This is the second and equally fundamental short coming.

Duplication of functions found among Federal or State owned bodies on the one

111
 hand and local governments on the other table1 above. The table reveals that the

functional overlaps are higher between the states and local than between state and

federal government parastatals. On a functional basis, it was found that there

were five different agencies providing health services, while three agencies were

involved in refuse collection and disposal. Moreover, four agencies had

responsibilities for drainage. In all this, no system for coordinating all these

activities existed. It also noted that changes might have taken place, but the basic

facts still remain valid. The implications of this duplication of functions are that

they lead to conflicts, rivalry and poor performance on the part of the agencies.

The enshrinement of local function in the Constitute implies that it will take only

an Act of the National Assembly to change those functions.

 Problem of Attitudes, Indiscipline and Lack of Political Will: It is claim that

the Nigerian society as of now largely works, not through institutions, but rather

largely through personalities, moreover, despite the existence of laws and

regulations on planning personalities tend to be more powerful than the

institutions and even the laws. The person who brake the laws, even if knowingly

often gets away with it if he happen to know the right persons at the top to

approach. This arises largely from the fact that government has generally been

unwilling to implement measures that are resisted by powerful groups. It has also

been unwilling to move against influential persons who part of the social strata

that are close to those in government and who use their political and social

influence to bend the rules. Such situations breed wanton encroachment on land

112
 use proposals in master plans, unhealthy mixed land uses and so on. If desired

results are to be achieved, laws must not be defective or too loose. Law must be

enforce by the authorities independent of personalities or friendship and kinship

and obeyed by all including the law-maker. The urban management staff must

live above-board and in compliance with the provisions of their code of

professional practice and conduct.

 Non-Recognition of the Differences between “Urban” and “Rural” Areas by

the 1996 National Guidelines on Local Government Reforms: This lead to the

creation of the uniform system of local governments which did not recognized

urban-rural boundaries and peculiarities. Local government creation was

informed by administrative convenience rather than pragmatism. This appear to

be a potent cause of functional and jurisdictional clash between state and local

governments in urban area

 Inadequacy of Manpower and Equipment: Urban communities cannot manage

and govern themselves. Manpower in term of number, quantity and mix is

required. Currently this requirement is far from being met. The estimates of

professional town planners needs in various planning environment confirms this

fact as the number of registered town planners are few. The same story may be

true of the other sister professions in the urban management and governance

arena. The urban management personnel need the necessary equipment and

113
 machinery if they are to function effectively. Sadly enough, these materials are

often unavailable, grossly inadequate or broken down.

 Finance: Lack of finance is one of the most fundamental obstacles to the issue in

view, since most of the other difficulties, hinge directly or indirectly on finance,

it can have a crippling effect on the subject under discussion. This is more so in

such a situation of economic crunch as is being experienced in our country.

All these shows that environmental management on an urban-region basis has been

extremely difficult to achieve, much less sustain. Metropolitan governments are difficult

to set up because of conflicts among the units they try to encompass (cost sharing is the

common problem).

114
 CHAPTER SIX

SUMMARY OF FINDINGS, RECOMMENDATIONS AND CONCLUSION

6.1 SUMMARY OF FINDINGS

Eight wards sampled out of 11 wards that were in Agege because of their prevalent level

of their land uses (Residential uses). It was observed that the larger percentages of basic

infrastructural facility were produced by the landlord association/ Community

development association with a percentage of 53.96. The study shows that most of the

building (residential uses) were not less than 20 years, while 28.06 percent of the total

respondent have a monthly income of below N7,500. The following are the findings of

this research work.

1. The major land use in the study area are two categories residential and

commercial such as trading and services e.g. petty trading and tailoring,

vulcanizing.

2. The highest percentage of housing type that is prevalent in the study area is

bungalow units, what is mostly referred to as “face me I face you” locally.

3. Majority of the respondent sampled in the study area had primary education; this

shows that they are barely educated and this influences their choice of resident

with more than average of the respondent been residing in the area for more than

20years.

4. The environmental conditions are not favorable to the residents of the study area,

there is high level of strain on the infrastructural facilities such as, poor drainage

and toilet facilities, the houses are defaced, there is high level of pollution from

waste generated (both domestic and informal activities). There is a significant

115
 relationship between poverty, the income level of respondents and reasons for

residing in the study area.

5. Creation of more local councils in the state have effect on the budget allocation

on the infrastructural facilities of which both new and old council are confused on

where and what to do.

6.2 Recommendation

Mankind uses land in many ways, as a place to build homes on, to grow crops

and to pasture animals for food, as a source of raw materials and mineral wealth, and – of

course – for numerous leisure activities, to name a few. The way land is used is driven by

the interplay of economic, social and environmental factors. Land management is about

finding the right balance of these, often competing, factors that allow sustainable land

use.

With the above vision of the sort of cities we desire to have by improving the

existing ones by the next century, one may wish to ask weather such a dream is

realizable in the light of the deficiencies and weaknesses in the prevailing practice of

urban management and governance in Nigeria. This question is even more relevant when

these deficiencies are considered within the context of the demands of the outlined

principles and requirement of sustainable cities in Nigeria is possible. However there is

no doubt that the task is indeed, enormous and may take a much longer time to

accomplish if we do not begin at once on the right footing. According to Wellbank

(1996) “vision and will are the essential ingredients for getting things done”. Some

116
efforts are already being made in a number of respects. One of the routes to sustainable

cities is making urban management and governance effective. In order to achieve this

objective, the following measures are recommended:

Solution to problems emanating from duplication of functions:-

1. Defining responsibilities and functions of urban statutory agencies explicitly

requires that the existing legal enactment and the National Constitution should be

reviewed accordingly;

2. Choosing the right mix of urban services and assigning the responsibilities for

them to a single agency; these include “hard core” functions which enable an

efficient living and working urban environment, roads, paths, street lights,

drainage, water supply, waste management, street cleaning, sanitation, public

transport, and parts and open spaces; these are functions which are grouped

together in terms of physical urban expansion. An urban planning and

development board should be the most appropriate body to handle these

functions.

3. Adoption of a pragmatic system of local governments: the existing uniforms

system of local governments appears to have been created out of the drive to

achieve to administrative convenience and simplicity rather than achieving

practical results. It is thus recommended that a grade two-tier system of local

governments, namely “urban” and “rural” local governments should be created.

The formal should be state-controlled while the later should administer rural

areas. This would be in line with the 1978 Land Use Decree demarcation of

117
 responsibilities for controlling and managing urban and rural land between state

and local governments respectively.

4. Need for a strong political will and leadership: this is indispensable. An

unflinching governmental commitment will provide solutions to a number of

teething problems on the way to effective urban management and governance,

such as the attitude of the powerful, wealthy and influential members of our

urban societies to planning and planning control, rules and regulations. Other

forms of indiscipline by government officials and the general public, adequate

funding, provision of the necessary working materials and manpower will be

reality. Also all the requirements and principles of sustainable human settlements

and development will have to be put in place. Standard, indicators and indices for

determining weather or not sustainability is being achieved should also be

evolved. Without such indicators, I believe that no planner will be able to claim a

proper planning for sustainable cities.

5. Need for partnerships: government alone can not achieve urban management and

governance, but with a joint approach involving the private sector, NGOs and the

Community Base Organizations is crucially important. If a number of agencies

are going to be involved in the local urban activities and their functions are

clearly defined, then the agency shouldering the responsibility for the planning,

and development of the urban area should, in addition, co-ordinate the activities

of all the other agencies.

118
6.3 Conclusion

Finally the urban management and governance can be best characterized as followings:

 Responsiveness to the needs arising from urban growth, especially the needs of

the urban poor must not be neglected.

 Technical competence in the choice, design and implementation of investment in

essential urban services infrastructure and, and in their operation and

maintenance.

 Financial viability, based upon rigorous optimization of the local revenue base

and sound financial management.

 Equity, efficiency and sustainability in the use of resources, through good

planning and budgeting, project development and work-force utilization should

consider.

If all these and other relevant attributes of effectiveness are being realized in the

practice of urban management and governance in Nigeria, its well assure that every one

will be in position to say in public that we are on right track to sustainable cities. If

otherwise, a re-thinking is imperative. In conclusion, since most of our urban problems

are rooted in the rural areas, so therefore, rural management and governance is also very

basic to achieving the subject matter in question.

119
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 Appendix I

UNIVERSITY OF LAGOS
FACULTY OF ENVIRONMENTAL SCIENCES
DEPARTMENT OF URBAN AND REGIONAL PLANNING

Dear Sir/Ma,

QUESTIONNAIRE FOR URBAN MANAGEMENT AND GOVERNANCE IN

RESIDENTIAL AREA OF AGEGE LOCAL GOVERNMENT AREA OF LAGOS

This questionnaire is meant to seek relevant information on the above-mentioned Master

project. Therefore, your unflinching support in this regard will be of immense assistance.
You could be rest assured that your identity will be treated in confidence, as this exercise
is strictly academic.

Thanks in advance for your understanding and co-operation.

Yours faithfully,

TAIWO, DAVID A.
000503031

Please, kindly tick or fill as appropriate.

SOCIO-ECONOMIC CHARACTERISTICS
1. Position in family
(a) Head ( ) (b) Wife ( ) (c) Others ( )

2. Sex
(a) Male ( ) (b) Female ( )

3. Age distribution
(a) 15-24 ( ) (b) 25-34 ( ) (c) 35-44 ( ) (d) 45-54 (e) 55-64 (f) Above 65

4. Marital Status of the Study Area

a) Single ( ) (b) Married ( ) (c) Divorce ( ) (d) Widowed
5. Respondents Monthly Income
(a) Below 7,500 ( ) (b) 7,500-15,000 ( ) (c) 15,000-30,000 ( )
(d) 30,000-60,000 (e) Above 60,000

6. Employment Status
(a) Civil Servant ( ) (b) Trading ( ) (c) Private Sector (d) Unemployed ( )
(e) Artisan ( ) (f) Students (g) Others

7. No per Household
(a) 1-2 ( ) (b) 3-4 ( ) (c) 5-6 ( ) (d) 7-8 ( ) (e) Above 8 ( )

8. Housing Type of the Study Area

(a) Bungalow (Rooming) ( ) (b) Bungalow Flat ( ) (c) Block of Flat ( )
(d) Duplex ( ) (e) Others ( )

9. Level of Education of the Study Area

(a) Informal Education ( ) (b) Primary ( ) (c) Secondary ( ) (d) Diploma ( )
(e) Bachelor of Degree ( )

10. Age of Building

(a) Less than a 5 year ( ) (b) 6-10 ( ) (c) 11-15 (d) 16-20 ( ) (e) Above 20 ( )

11. No of Family(s) per Building

(a) 2 ( ) (b) 4 ( ) (c) 5 ( ) (d) 6 ( ) (e) Above 6 ( )

12. Level of Income per Annum

(a) Less than 60,000 ( ) (b) 60,000-90,000 ( ) (c) 90,000-120,000
(d) 120,000-150,000 ( ) (e) 150,000-180,000 ( ) (f) Above 180,000

13. Monthly House Rent in the study area

(a) Less than 2,000 ( ) (b) 2,000-3,000 ( ) (c) 3,001-4,000 ( )
(d) 4,001-5,000 ( ) (e) Above 5,000 ( )

14. Location of business in the study area

(a) Market ( ) (b) Road Side ( ) (c) Shopping Complex ( )
(d) Residential Building ( ) (e) Others ( )

2
PROVISION OF INFRASTRUCTURAL FACILITY(S) IN THE STUDY AREA

15. Method of waste disposal in the study area

(a) Community Dump ( ) (b) Burning ( ) (c) PSP ( ) (d) Cart Pusher ( )
(e) Others ( )

16. Source of water supply

(a) Pipe born water ( ) (b) Bore Hole ( ) (c) Surface water ( )
(d) Water vendor ( )

17. Type of toilet facility

(a) Water Closet ( ) (b) Pit Latrine ( ) (c) Bucket Latrine ( ) (d) Others ( )

18. Do you belong to Landlord/Community development Association

(a) Yes ( ) (b) No ( )
19. How did you raised money to manage the Community
(a) Bank Loan ( ) (b) Thrift Collection ( )
(c) Community Development Association savings ( ) (d) Others ( )

ENVIRONMENTAL CHARACTERISTICS OF THE STUDY AREA

20. Major environmental degradation in the study area
(a) Solid Waste ( ) (b) Air Pollution ( ) (c) Noise Pollution ( )
(d) Blocked Drains ( ) (e) Drainage on road surface ( )

21. Environmental condition of the Study Area

(a) Good ( ) (b) Fair ( ) (c) Bad ( )

22. Condition of Residential Outlet

(a) Good ( ) (b) Fair ( ) (c) Bad ( )

23. Drainage condition

(a) Covered & Free ( ) (b) Open & Free ( ) (c) Covered & Blocked ( )
(d) Open & Blocked ( ) (e) No Drainage ( )

24. Assess of the Environmental Sanitation of the Study Area

(a) Good ( ) (b) Fair ( ) (c) Bad ( )

3
25. Access to Building (Road)
(a) Tarred ( ) (b) Graded but un-tarred ( ) (c) Un-graded & Un-tarred ( )
(d) No Motor able Access ( )

26. Did government carry you (people) along in project execution

(a) Yes ( ) (b) No ( )