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Full Chapter The Impact of Peri Urbanisation On Housing Development Environmental Quality and Residents Productivity in Ibeju Lekki Lagos 2Nd Edition DR Adedirefunmilayo Mokunfayo PDF
Full Chapter The Impact of Peri Urbanisation On Housing Development Environmental Quality and Residents Productivity in Ibeju Lekki Lagos 2Nd Edition DR Adedirefunmilayo Mokunfayo PDF
Full Chapter The Impact of Peri Urbanisation On Housing Development Environmental Quality and Residents Productivity in Ibeju Lekki Lagos 2Nd Edition DR Adedirefunmilayo Mokunfayo PDF
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Journal Of Contemporary Urban Affairs
2018, Volume 2, Number 2, pages 60–70
A R T I C L E I N F O: ABSTRACT
Article history: This paper assesses the impact of peri-urbanisation on housing, environmental
Received 30November 2017 quality and residents’ socio-demography in Ibeju-Lekkiperi-urban in Lagos,
Accepted 14December 2017 Nigeria. Primary data was collected through administration of 370 questionnaires
Available online 16December to household heads in purposively selected sixteen settlements in the study area
2017 while secondary data was sourced from spatial images, land use maps and satellite
Keywords: images of the study area. Quantitative data was analysed using descriptive statistics
Environmental Quality; while qualitative data was analysed using time series and satellite image analysis.
Housing Development; The result shows a spatial expansion due mainly to increased housing development,
Peri-Urbanisation; a multi-dimensional environmental and socio-cultural challenges that impacts
Residents’ Productivity; negatively on the quality of living and a literate, high income group dominance in
Urbanisation; the selected peri-urban settlements in Ibeju-Lekki. The study recommends a creation
Sustainability. of a database to capture the pattern of housing development, residents’ socio-
economic demography and infrastructure needs for intervention in policy design for
a sustainable development.
This work is licensed under a
Creative Commons Attribution
JOURNAL OF CONTEMPORARY URBAN AFFAIRS (2018) 2(2), 60-70.
- NonCommercial- NoDerivs 4.0.
https://doi.org/10.25034/ijcua.2018.3671
"CC-BY-NC-ND"
www.ijcua.com
Copyright © 2017 Journal Of Contemporary Urban Affairs. All rights reserved.
Housing deficits in the city centre are a prominent bodies are not meeting the needs of the majority
negative effect of urbanisation in the third world of low income and middle-income group
(McGranaham and Satterthwaite, 2014), thus because of affordability issues. Therefore, most
greatly influencing housing development in the exclusive gated housing developments in the
peri-urban settlements of Lagos. Most housing peri-urban area are not occupied. The various
under the self-help housing development and environmental and socio-economic challenges in
mostly owner-occupied developments creates a Lagos peri-urban settlement ultimately affect the
distortion to the master plan because of lack of quality of living and productivity of the residents.
effective monitoring and limited economic With these characteristics associated with peri-
capacity of the low-income group. Disparity in urban settlements in Lagos, there needs to be a
the socio-economic attributes of the residents case study approach to study the trend of spatial
aided by institutional policy creates a socio- demographic expansion as it relates to residents’
cultural and residential segregation in most peri- quality of life, housing and environmental quality.
urban settlements (Fitra and Pradoto, 2014). Also, Though there have been prior works on peri-
housing development in Lagos peri-urban exhibits urban study in Nigeria, none has adequately
various characteristics that are not in conformity addressed the characteristics of housing
with existing building regulation in the state. Policy development in Lagos as it should. An analysis of
response to the pattern of growth does not the characteristics of housing development in
correspond to the pace of rapid housing Lagos peri-urban settlements is vital because the
development in Lagos peri-urban settlements. peripheral locations in Lagos accommodate a
Although there exists good housing development large share of the urban population. This study
led by government initiatives and private focuses therefore on the assessment of spatial
developers’ initiatives, self-help housing in Lagos expansion and the policy implication on the
peri-urban housing developments is generally environmental sustainability and residents’
known to be poor in term of quality (Lawanson et productivity in selected peri-urban settlements in
al., 2012). Borne out of terms the varying socio- Lagos State.
economic composition of the residents and poor
institutional responses, most self-help housing 2. Literature Review
developments in Lagos peri-urban are total Pacione (2009) stated in his research work that
deviation from acceptable housing quality one of the attendant problems of contemporary
standard. In addition, there is an institutional urbanisation in developing countries is the spatial
failure which translates to additional challenges in demand for housing in the high population and
Lagos peri-urban housing developments and the increasing globalization-induced socio-
ultimately impairs the characteristics of housing in economic activities. Urbanisation is the product of
Lagos peri-urban. Contributing also to the chaotic movement of people from rural areas to urban
development pattern is the lack of adequate areas with population growth not equating urban
monitoring of the continuous development by the infrastructuresize (McGranahamand
building regulation authority and lack of proper Satterthwaite, 2014). Spatial development in the
documentation of the pattern of growth as seen peri-urban is a product of peri-urbanisation which
in most peri-urban developments in developing is a direct consequence of unmanaged
countries (Puttal and Ravadi, 2014). urbanisation, the process of agglomeration of
In Lagos peri-urban settlements, government-led multifunctional settlements of relatively substantial
housing settlements and private-led housing size. The level of urbanisation is the ratio of total
settlements are better developed in terms of population living in towns and cities. The rate of
infrastructure than settlements constituting self- urbanisation is the rate of growth of urban
help housing in the low-income group. Armed for population. It is the movement of people from
inadequate knowledge of the socio-economic rural areas to urban areas with population growth
composition of the migrants, most housing equating to urban migration (Satterthwaite,
initiatives led by institutional and corporate 2014).
Investigation by Law et al. (2008) indicates that expansion in Lagos is not only demographically
residential land comprised over 50 percent of all but also spatially. Going by the claim of LASG
major urban land uses in peri-urban settlements, Economic Intelligence Unit (2012), an estimate of
noting that one of the key factors driving peri- 2.55 million new homes is required for the next five
urban spatial development is the availability of years to meet housing needs of Lagos State.
cheap housing for urban middle class and low- In the face of limited land supply, housing
income groups. In addition to the quest for land demand as a result of population increase has
for housing development, improved transport led to the creation of satellite towns in the peri-
infrastructure has aided the emergence, urban of Lagos. The creation of satellite towns in
development and growth of most peri-urban Lagos peri-urban is the existing means of
area settlements (Wu and Zhang, 2012; mitigating the unabated housing challenge and
Lawansonet al., 2012). Major driving forces of the spatial demand in Lagos State (Towry-Coker,
high rate of growth of peri-urban settlements are 2002). Metropolitan Lagos is built up in terms of
rapid urban population growth and the need for housing development. It has been suggested that
individuals and households to acquire land for most recent expansion in Lagos has been in peri-
residential development (Opoko and Oluwatayo, urban settlements (Nwokoro and Dekolo, 2012).
2014). The challenge of housing in the city centre Housing challenge is dominant in Lagos because
has influenced housing development in the peri- of high population growth rate and poor
urban. The concept of spatial and demographic government intervention in housing development
change in peri-urban cannot be fully for the low-income group (Jiboye, 2011).
appreciated without capturing the link between Dutta (2012) observed that peri-urban areas are
peri-urbanisation and urbanisation. The rural- usually subjected to diverse physical, socio
urban linkage theory was adopted by Lawanson demographic, morphological, cultural, economic
et al. (2012) in supporting the cause of residential and functional transformations. Housing
development in their investigation of rural-urban development in most peri-urban usually exist
linkages of the Lagos mega city. This theory under three initiatives, government-led housing
sufficiently anchors the push and pulls factors in development, private company-led
development of Lagos peri-urban settlement. development and self-help housing
The failure of government intervention in housing development. Each housing initiative varies in
and poor planning policy and programmes in building typologies, mode of construction, target
Nigeria has manifested in a high rate of self-help users and conformity to standard (Wu, et al., 2013;
housing especially among the low income group McGranaham and Satterthwaite, 2014). Housing
in the peri-urban adjoining metropolitan areas. development in the peri-urban calls for
Lagos State is spatially the smallest state in Nigeria consideration of the socio-economic attributes of
with approximately 3, 577 kilometres square out of the different income groups of the migrants but
which 39% are wetlands (Dekolo and Oduwaye, this is not the case in most peri-urban housing
2011). Lagos land constitutes 0.4% of Nigeria’s developments (Shen and Wu, 2013). Socio-
total land mass (Opoko and Oluwatayo, 2014). cultural diversity and the socio-economic
Between 1994 and 2008, the built up area of characteristics of the residents greatly influence
Lagos increased from 397 kilometres square to the physical characteristics of housing
610 kilometres square and most of this expansion development in the peri-urban. The socio-
have been in the peri-urban (Nwokoro and demography of the residents in the peri-urban
Dekolo, 2012). It was further asserted that Lagos greatly influence the housing typology, quality of
has one of the highest urban growth rates in the housing, and household size.
world (Jiboye, 2011; United Nations, 2016) and There are challenges to the management of
thus is one of the cities most impacted by housing development in most peri-urban
urbanisation in term of housing. The attraction of settlements in developing countries. These
immigrants to Lagos is because the state remains challenges can be viewed in three perspectives,
the industrial and commercial hub. Hence institutional challenges, environmental challenges
and socio-economic challenges. Institutional residents and its influence on the quality of
challenges are related to the regional housing and environment in Lagos peri-urban.
government in rising to the governance of the This study is imperative owing to scanty attention
peri-urban. Notable among many institutional paid to peri-urban housing development in
challenges are poor zoning, lack of effective Nigeria. The impact of urban transformation
planning office and personnel, conflicting land taking place in Lagos peri-urban has not been
tenure and lack of an updated master plan as captured adequately. Therefore, to fill this
shown by Salem (2015). Environmental challenges research gap, this study examines the impact of
in the peri-urban include poor infrastructure peri-urban expansion on housing development
development, traffic congestion, flooding and and the accompanying environmental and
poor waste management (Lawanson, et al., socio-cultural challenges in the selected peri-
2012). Socio-economic challenges in the peri- urban settlements for empirical data based on
urban housing developments manifest in form of residents’ perceptions and observations, to be
land speculation, residential segregation and used for policy design in managing the
increasing cost of commodities because of uncontrolled continuous expansion in Lagos State
increasing population growth. Occurring peri-urban areas.
challenges can further be supported by the
Alonso Access Trade off model which posits that 3. The context and scope of the study
despite land affordability in the peri-urban The selected case study is Ibeju-Lekki, a Local
interface, some benefits to be traded off include Government Area of Lagos State, which is one of
high commuting hours because of the distance six South-Western states in the Federal Republic of
from the metropolitan areas and likewise the poor Nigeria. It is approximately 75 kilometres long and
infrastructural development pose a problem for about 20 kilometres wide. Ibeju- Lekki Local
the residents. Government land area is about 646 kilometres
Nwokoro and Dekolo (2012) worked extensively square, equals one quarter of the total land mass
on peri-urban land use changes in the Lagos of Lagos state. Ibeju-Lekki is located at
Megacity and the policy response to the change approximately latitude 40 15'north latitude 40 17'
in land use. Further work on agricultural land use north and longitude 13015' east and 13020' east.
in Nigerian peri-urban was carried out by Binns et The provincial government is part of the four
al. (2003). A study of rural-urban linkages in created in Lagos State in 1990, out of the old Epe
Nigeria peri-urban was done by Lawanson et al. Local Government, with headquarters at Akodo.
(2012). Another study on housing quality in According to the National Population
Akureperi-urban was also carried out by Olotuah Commission (2006) census, Ibeju-Lekki had a
(2006). Other relevant investigation on peri-urban population of 117,481 out of Lagos State’s total of
development was done by Dung-Gwom (2008) 9,113,605. The spatial scope of this research is
and Emankhu and Ubangari (2015). limited to the identified peri-urban settlements
Supplementary work on peri-urban development recognised by Lagos State Government in Ibeju-
by Lawanson et al. (2012) is limited to Lekki Local Government which covers 646
environmental quality, little was done on kilometres square. The temporal scope covers a
characteristics of housing development. All these period from 2006 to 2016. 2006 is selected as a
prior works have references to the general growth base line because there is an accompanying
in the peri-urban, none of these scholars have data on population and housing units by the
addressed housing development in Lagos peri- National Population Commission.
urban in terms of residents’ perception housing
characteristics, quality of housing and the
locational challenges. There is a gap in
knowledge about the performance of the
emerging peri-urban settlements, the
characteristics of housing, the attributes of the
poor infrastructure development and are a high Planning and Budget (2013). A surface counting
level of informal developments. Massive mixed- of residential developments during the field work
use development shows a continuous in September, 2016 shows a total of 11,746 units of
development by government, private developers housing in the selected sixteen peri-urban
and wealthy individuals. There exist a settlements in the study area. AlsoIbeju-Lekki grew
development of mixed-use development usually from a sleeping settlement of 24,937 populations
in enclaves and segregated from other peri- in 1991 to 117,481 and 179,187 in year 2006 and
urban settlements. Such settlements are well 2016 respectively.
serviced and designed primarily for high middle
income and high income class. Cluster
settlements in the study area are organised
around public facilities and commercial activities.
Most are usually inhabited by the middle income
class and by migrants. Corroborating prior studies
by Binns et al. (2003) and Lawanson et al. (2012),
Lagos State like other rapidly urbanizing Figure 3. Mixed-type government-led housing scheme in the
metropolitan regions have areas periphery usually study area.
experiencing expansion due to direct impact of
population growth and housing challenges in the
urban areas.
price dynamics (Figure 6) also show the highest at certificate having 32.7%, 20.8% and 34.3%
5-10% annual increase which was claimed by respectively. Predominant monthly income of
65.6% of the respondents. 16.4% of the household heads as captured by the survey
respondents’ population identified 1-5% yearly instrument is above N150, 000 monthly. This
increase, 18% identified with above 10% yearly constitutes 44.6% of the entire population. The
increase, 0.3% noted unidentified price increases low-income group with monthly earnings of N25,
and 3.4% were missing system. 000-N50, 000 is 36.3% and the middleincome
Table 2. Development timeline and land price dynamics. earning N50, 000-N150, 000 constitute 19.1%.
N=366 % Tenure analysis reveals that 37.1% of the
Development Timeline
respondents have lived in Ibeju-Lekki for more
Less than 5 years 113 30.9
than ten years. This trend shows that rapid
development has been primarily within the past
5years-10years 162 44.3
ten years in the study area.
Over 10 years 91 24.9
Table 3. Socio-economic characteristics of the residents.
others 0 0
N=366 %
Land Price dynamics
Household size 1-2 persons 48 13.1
1-5%yearly increase 60 16.4
3-5persons 202 55.2
5-10%yearly increase 240 65.6
6-9persons 96 26.2
10% above yearly increase 66 18
10-12persons 8 2.2
Others 1 0.3
More than 13 persons 12 3.3
Missing System 13 3.4
Occupation of
Source: Field survey, 2016. head of
household Civil service 70 19.1
are the commonest occupation of the peri-urban BSc/Higher diploma 105 28.7
contribution in the occupational capacity in the Tenure Less than 5 years 114 31.1
The total is 2.2% of the respondents. People with More than 10 years 134 36.6
5.5 Characteristics of migrants and linkage Table 4. Characteristics of migrants in the study area.
pattern in the study area N=366 %
The immigration pattern as shown in Table 4 Source of migration
shows that the greater portion of residents are Central Lagos 155 42.3
drawn from central Lagos and surrounding urban
Surrounding Ibeju-Lekki 146 39.9
areas around Ibeju-Lekki. 42.3% are drawn from
Neighbouring village 31 8.5
central Lagos and 39.9% are from surrounding
Another state in Nigeria 34 9.3
urban areas. Immigration from other states
Ownership status
constitutes about 9.3% while people from
Home owner 273 74.6
neighbouring rural areas constitute 8.5%. Most of
Tenant 83 22.7
the residents in Ibeju-Lekki were home owners, to
Business owner 9 2.5
74.6%, while 22.7% and 2.5% were tenants and
Others 19 0.3
enterprise owners respectively. Few people also
were pulled to the peri-urban for commercial Housing Initiative
purpose (5.8%). Housing initiatives were primarily Self-help housing 309 84.4
daily. This commuting trend indicates the linkages 61-90min (1&half hrs.) 90 24.6
between the city centre, peri-urban and the rural 91-120mins(2hrs) 38 10.4
by economical cost of land for housing through gated housing and exclusivity of the
development. The major environmental government-led and developer-led housing
challenge in Ibeju-Lekki is poor infrastructure initiatives in Ibeju-Lekkiperi-urban. Other socio-
development. This constitutes about 33.1%. cultural challenges are poor security of lives and
Observation through field survey shows that the properties, constituting 0.8% and limitation by
areas under the control of self-help housing traditional livelihood or religion (0.3%) which often
development are lacking in infrastructure. Poor bring about restriction in movement in the
environmental condition is another noted affected areas in the peri-urban.
challenges by the respondents (13.7%), attached
to this particular challenge are poor drainage Table 5. Environmental and socio-cultural challenges in the
facilities and poor waste management (3.0%). study area.
Waste management is carried out illegally and it Challenges N= 366
involves indiscriminate discharge to water bodies Poor environmental condition 50 13.7
and open dumps are commonplace in the study Poor infrastructure 121 33.1
area. Locational related challenges are the
Poor waste management 11 3
absence of health facility (2.5%) and lack of
High cost of daily transportation 45 12.3
good schools for children (2.2%). Health facilities
High traffic congestion 11 3
are sparsely situated in the peri-urban. Other
Poor health facility 9 2.5
challenge come in form of water scarcity (0.8%).
Water scarcity 3 0.8
Most residents’ rely on borehole and wells as their
Lack of good schools for children 8 2.2
source of water because of lack of a central
Security problems 3 0.8
water system. Due to the closeness of Ibeju-Lekki
to the coastal areas, the quality of water is salty Poor road condition 80 21.9
and mostly contaminated by illegal sewage Segregation by the middle class 13 3.6
roads in the study area are earth roads and Total 366 100
sandy roads. The only areas with good roads are Source: Field survey, 2016.
6. Conclusion and recommendation KANO water LDD revised, Vol. 14, No. 5, pp. 431–
Peri-urban expansion in the study area which has 444. https://doi.org/10.1002/ldr.571
been mainly for housing development, has given Dekolo, S. and Oduwaye, A.(2011) Managing the
rise to the creation of diverse housing schemes to Lagos megacity and its geospatial imperative.
serve the heterogeneous population of migrants Delft, The Netherlands, International Archives of
to the peri-urban of Ibeju-Lekki. The dominance of the Photogrammetry, Remote Sensing and
the high-income group in the study area has led Spatial Information Sciences, Volume XXXVIII-
to the increase in development of exclusive 4/C21, pp. 28–30.
gated residential estates often segregated from https://doi.org/10.5194/isprsarchives-xxxviii-4-c21-
the low income group housing and in turn 121-2011
encouraging disparity in infrastructural Dung-Gwom, J. Y. (2008) The Nature of Peri-Urban
development. However, the pace of Developments in Jos, Nigeria.. World Congress
development outweighs the regional on Housing XXXVIIAHS.
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infrastructural services and locational limitation Dutta, V. (2012) ‘Land Use Dynamics and Peri-urban
which impact negatively on the productivity of Growth Characteristics: Reflections on Master
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findings that peri-urban expansion has not only http://www.eajournals.org/journals/international-
altered the spatial demography of the study journal-geography-regional-planning-research-
area, but it is accompanied with a pace and ijgrpr/vol-1-issue-3-december-2015/the-nature-
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environmental vulnerability and reduced Social Behavior to The Emergence Residential
residents’ productivity. Segregation in Sleman Regency D.I Yogyakarta’,
Acknowledgments Jurnal Pembangunan Wilayah dan
This research did not receive any specific grant Kota,10(3).pp. 235–247.
from funding agencies in the public, commercial, https://doi.org/10.14710/pwk.v10i3.7782
or non-for-profit sectors. Jiboye, A. D. (2011) ‘Urbanization challenges and
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Allen, A. (2010). Neither Rural nor Urban: Service effective Policy framework for Sustainable
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Binns, J; Maconachie, R. and Tanko, A.(2003). challenges-and-housing-delivery-nigeria-need-
‘Water, land and health in urban and peri-urban effective-policy-framework
food production: the case of Kano, Nigeria’, LASG Economic Intelligence Unit (2012) Meeting
Housing Needs in Lagos, Lagos State
Illustrator: W. Rainey
Language: English
By
by
William Rainey
Edinburgh:
Printed by W. & R. Chambers, Limited.
CONTENTS.
CHAPTER PAGE
I. LOTTY LEE 1
II. HOW ANTONY HAPPENED TO BE THERE 11
III. IN GIPSY CAMP AND CARAVAN 18
IV. 'EVER BEEN AN INFANT PRODIGY?' SAID LOTTY 34
V. THE QUEEREST SHOW.—A DAY IN THE WILDS 47
'THERE IS THAT IN YOUR EYE WHICH CRONA
VI. LOVES' 59
VII. POOR ANTONY WAS DROWNING! 69
VIII. THE MYSTERY OF THE MERMAN 79
IX. 'THE NEW JENNY WREN' 90
X. A LETTER AND A PROPOSAL 99
XI. BLOWN OUT TO SEA 111
XII. 'OUT YONDER, ON THE LEE BOW, SIR' 121
XIII. ON BOARD THE 'NOR'LAN' STAR' 132
XIV. A LITTLE STRANGER COMES ON BOARD 142
XV. 'I WANT TO DREAM THAT DREAM AGAIN' 154
XVI. SAFELY BACK TO ENGLAND 163
XVII. LIFE ON THE ROAD IN THE 'GIPSY QUEEN' 172
XVIII. SNOW-BOUND IN A MOUNTAIN-LAND 182
XIX. SPORTING-TIME IN WOODS AND WILDS 193
XX. IN THE DARK O' THE NEAP 204
XXI. THE WRECK OF THE 'CUMBERLAND' 214
XXII. THE AMBITIONS OF CHOPS JUNIOR 226
XXIII. 'WELL, CHOPS, TO RUN AWAY' 236
XXIV. 'I SAVED IT UP FOR A RAINY DAY' 248
XXV. 'WE'VE GOT A LITTLE STOWAWAY HERE, GUARD' 260
XXVI. THAT CROOKED SIXPENCE 272
XXVII. 'GAZE ON THOSE SUMMER WOODS' 283
XXVIII. 'HO, HO, HO! SET HIM UP' 290
LIST OF ILLUSTRATIONS.
PAGE
The girl simply lifted the latch and entered without ceremony Frontispiece.
Then that huge brown bear began to dance 50
He found himself in the water next moment ... with the Jenny
Wren on her side 71
And they had special tit-bits which they took from her hands 92
Presently the black hull of the bark was looming within fifty
yards over her 129
'Father, father,' she cried, 'I cannot, will not do this' 224
BOOKS FOR GIRLS
By May Baldwin.
LOTTY LEE.