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THE PROBLEM
AND PROSPECTS OF HOUSING IN THE NEW STATE CAPITAL
ABSTRACT
Housing has
become one of the major problems in which individuals, private / public
establishment are facing in the new state capital in Nigeria today.
Housing do
not offer shelter only but also they are considered as a status social and a
successful life. The research work will enable us to identity the problems, the
impacts, the importance and the general effect of housing problem in the new
state capital.
THE PROBLEM
AND PROSPECTS OF HOUSING IN THE NEW STATE CAPITAL
TABLE OF
CONTENTS
CHAPTER ONE
1.0 Introduction
1.1 Housing problem in Asaba
1.2 Historical background of Asaba
1.3 Problem of land acquisition for housing
CHAPTER TWO
2.0 Situations of existing houses in Asaba
2.1 Lack of maintenance
2.2 Town planning regulations
CHAPTER
THREE
3.0 Rehabilitation and conservation
3.1 Solution to the Housing problem
3.2 Effectiveness of property maintenance
CHAPTER FOUR
4.0 Population density
4.1 Use of local building materials
4.2 Solution to land acquisition problem
CHAPTER FIVE
5.0 Summary, Recommendation and conclusion
5.1 Summary / Conclusion
5.2 Recommendation
5.3 References
THE PROBLEM
AND PROSPECTS OF HOUSING IN THE NEW STATE CAPITAL
CHAPTER ONE
1.0 INTRODUCTION
Housing is
one of the three basic necessities of life. He dignity of man is usually
enhanced by his ownership of house. The greater population of the world
population is housed, the population that is well housed is in the minority
while dilapidated houses are accommodating the greater population of the world.
The
concentration and rapid increase of population in the new state capitals is
based on the few and inadequate social services in the town. The main pointer
in the new state capital is the problem of a housing, houses to match the
over-growing demand so as to produce rent which are reasonable to meet the community
and which are equitable in terms of returns to investors in housing in the
urban area and developing areas like Asaba-statistics have it that in Asaba,
some areas, the home is too small to allow for decent family life and offers no
more than a tiny abode to its members. Statistics also have it that urban
dwelling are in general over-crowded and surrounded by a deplorable urban
landscape situation. This most unsatisfactory situation is still setting hard
due to the impact of population growth and urbanization, there has been a
remarkable increase in recent years.
In the
recent rate of growth of population together with a steady force of population
from the rural area to the urban centres. Theres has been a rapid increase in
the number of experts, administrative and technical personels as a result of
improvement, changes and growth in development standard improvement in the
general level of prosperity; income, living condition of people has led to
people demanding more and better houses.
On the other
hand, supply for number of reasons has not kept pace with this demand in the
urban areas because of industries situated there, it has made it possible for
people to migrate to these areas despite the quality of a problem in finding a
means to have accommodation which is relatively cheap with the means of the
rural folk and yet of sufficient high quality ot satisfy certain basic
requirements.
Though these
days, expert now live in the rural areas because of developments, it still
takes time to construct dwelling house, while the buildings are under
construction, they will have to accept the available ones. The housing problem
out of necessity to be considered against the background of the social
philosophy of the community. there are certain peculiarities associated with
the economic of housings, particularly the fact that there is considerable
inconsistency on both the demand and supply side of housing.
There is the
unadulterated ‘MARXIST’ view that government should be totally committed and
has a responsibility ot provide accommodation at reasonable rents must be
provided for every person and so on should be allowed, for instance to take
advantage of his ownership of land or wealth to exploit the tenant group in
society, having said all these, it will be proper to state the problem of
housing in Asaba. It is very common to see that the acquisition of and is tough
in the sense that land is expensive and counted in supply and in addition, it
takes a rather long time to negotiate and come by good title to land even after
land must have been acquired and building erected. It is not enough because it
cannot accommodate the teeming population and this ten leads to over crowding
which is not good for healthy living. Buildings are over crowded and human
being also are too much due to large household size and shortage of housing.
One point
should be understood and that is of good planning, if Asaba is well planned,
then the problem of housing may not be much. But because of inadequate facility
utilities and amenities not been provided for. It will then be worsen when the
population is much or over crowded. Come to think of it rents are very high for
the good enough buildings and this does not go down well for the low income
earners and this makes for an unhealthy way of living but if the government
could come and build low cost houses, then it will save these dwellers from
their suffering.
Although
dwellers who can afford decent houses ot live in, it makes for the high growth
of tenement, because they now resort to live in place where there is not good
ventilation and the house cluster. These houses are not permanent in the sense
that if there is heavy wind or rain, the building collapses and life is lost,
tough because they will have to provide another accommodation or they will have
to rebuild.
Lack of
planning is another problem because since these houses are built carelessly, it
does make for good planning. They do not get the go ahead from the authorities
concerned, these buildings have been developed and demolished when the planning
authorities find out, so it is safer to get the go ahead from the authorities
concerned even though it will take so much time ot acquire but it should be
worthwhile in the long run.
Decent
housing is one of the basic need of every individual, the family and community.
in general a pre-requisite to the survival of man. The housing as a unit of the
environment has profound influence on the health, efficiency, social behaviour
satisfaction and general welfare of the community it reflects the cultural,
social and economic value of a society as it is the best physical and
historical evidence of civilization in a town and country. The importance of
providing adequate housing in any town cannot be over stated. It is a stimulant
of the national economy.
Decent
housing on the other had can be regarded as a right of every individuals, a
great population of the population in Asaba live in sub-standard and poor
housing and a deplorable, unsanitary rapid urbanization and economic growth
have compounded the problem of acute population in Asaba.
1.1 HOUSING PROBLEM IN ASABA
There is
therefore great shortage of housing especially for the low-income earners in
Asaba. A household sample survey conducted one selected part of the town in
October 1995 by the participants of this workshop revealed that about 84.46% of
the housing units are flats while only 28.4% are tenement units. This has
resulted in high room occupancy ration of more than five (5) persons per
habitable room as recorded in parts of Umuaji, Umuezei, Egengbome in Asaba.
flat sharing
or multiple occupation of apartment flats are measures used by those of
low-income earner to redress. This often leads to the deterioration of the
residential buildings and the environment. The causes of shortage of tenement
house can be attributed to such factors as high cost of land by acquisition,
lack of finance, high cost of building materials, and population trends,
unwillingness of private developer to invest in tenement houses due largely to
know returns from such development and the fact that planning schemes for some
of the layout deliberately excluded tenement building eg Ezena Avenue.
Sitting of
certain housing project (i.e portion of low cost housing) are some of the
factors responsible for flooding in the city. Some draws in the Ezenei Avenue,
low cost housing for example were constructed with utter disregard to the
topography of the area so that water is expected to flow against the radiant.
In general, the problem of housing in Asaba is more of shortage of appropriate housing units in form of tenement or rooming
houses whose rents are affordable by people in the low income level than
shortage of flat apartment many of which vacant due to high rentage.
Also flood
wreaks in Asaba, make people lose property and also the lost of five’s are
encountered. These problems bring about rebuilding and displacement of
occupants of the affected buildings.
HISTORICAL
BACKGROUND OF ASABA
Asaba is
located in the eastern part of delta state with sixteen (16) local government
area. A rapid developing urban centre and the administrative headquarter of
Delta state in Nigeria. Its historical roots is from both Kogi and Anambra
state.
A woman
named Diaba from Agbakuba village in Nteje, Anambra state, was said to have
been impregnated by Onojobo, a prince and trader from Igala land, while she was
residing in Eze Anyanwu’s court as one of the court girls. She was said to have
hailed from the royal line of Ezechima, the legendary ancestor of numerous
settlements east of the Niger, including Onitsha. This explains why Benin,
Asaba and Onitsha seem to share a common culture and tradition as in the area
of festival regalia like traditional coral beads and hand-woven big flowing
white gowns and traditional titles scuh as the Onowu Iyasele of Onitsha and the
Iyase Onowu of Asaba. Asaba is one of the emerging urban centres of present
date Nigeria. Before the creation of Delta and Ado state, Asaba was the
headquarter of Oshimili south local government which has a limited political
significance. After the creation of Delta state and Asaba as the headquarter
continue to attract many governmental functionaries such as ministries and all
types of government parastatals thereby swelling up in population increase, in
working class people.
Today, Asaba
is experiencing greater housing problems than ever before and it is feared that
impact may take some time to subside.
1.3 PROBLEMS OF LAND ACQUSITION FOR HOUSING
Before the
land use Act of 1978, ownership of land was rested on individuals and community
which result to cumbersome and obstacles to individuals willing to acquire an
interest in land. The alnd use Act stopped private owners and individuals form
owning land rather having possession on it in perpetuity. It rested all land in
the power of the governor of each state. Before a private individual acquires
and interest in land from the state governor, he has to undergo series of
protocol before he can be issued with a right of title or certificate of
occupancy to use and enjoy the relevant piece of land usually evidence in
certificate of occupancy (C OF O).
The system
and process of securing title to land is unsatisfactory and cumbersome. As a
first step towards this, the private individual has to buy a form which
contains some questions to be completed and submitted before specified time.
The authority concerned with the processing and insurance of this certificate
of occupancy often make situations difficult for the developer who would
otherwise which to make immediate development. this is because the certificate
of occupancy consume a lot of time before it can be issued to a developer. The
next stage after the processing of the form is that, those that have been
approved are rent to the governor for endorsement and whereby governor is busy,
he can then assign this duty of endorsement to the commissioner of lands, works
and transport, who endorses his signature with a red wax to show its validity.
The
successful applicant is then given a certificate of occupancy to use and enjoy
the land subject to the conditions and covenants contained in the said
certificate.
The logic
being the issue of condition and covenants is that only authorized occupier can
develop, enjoy or lease the land but subject of course to the zoning and
planning laws and other regulations affecting land use, in relevant urban area.
it is now clear from the foregoing that housing is militated against by the
problem of land acquisition in Asaba.
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